Abstract: Problems of housing construction development in Russia. Low-rise construction in Russia: problems and prospects Individual housing construction problems and prospects

Introduction

Housing construction is one of the most dynamically developing segments of the real estate market and carries a special social burden. The provision of housing and its accessibility for the population directly affect the standard of living, affect the birth rate and population growth rate, and affect its economic culture, since the purchase of housing requires significant expenditure of money, and the moment of purchase is usually preceded by a long period of accumulation. A mass housing market is necessary both to solve social problems and to develop the economy as a whole.

Purchasing your own home is a priority need for every family: without satisfying this need, we cannot talk about any social priorities of society.

Based on this, the implementation of the constitutional rights of citizens to decent housing is considered as the most important socio-political and economic problem. The overall scale and pace of housing construction, the real well-being of people, their moral and physical well-being, political assessments and motivation of behavior largely depend on the choice of certain approaches to solving this problem.

Before the transition to market relations, the main sources of replenishment of the country's housing stock were state housing construction and housing construction by enterprises and organizations, cooperative and individual construction played a supporting role. In the context of a reduction in budget financing for construction and provision of housing to the population, the main source of funds for the purchase of housing is the population’s own funds, as well as bank loans, as is the case in most economically developed countries of the world.

In order to increase the volume of housing construction, it is necessary to work to reduce the cost of objects and reduce the time of construction work.

Housing construction trends in our country depend both on the state and developers, and on manufacturers of building materials. Achieving the required volume of housing construction
tion is possible only if the interests of all market players are realized. In this case, the creation of new building materials and the introduction of innovative technologies play an important role, which help reduce construction costs and, therefore, increase the number of construction sites.

In this work, I would like to consider housing construction in Russia from the perspective of problems and prospects for its development, focusing on the social component, that is, the affordability of housing for the population. Because the main problem of construction in Russia, in my opinion, is the inability to provide housing for the bulk of the population. I will try to identify some of the reasons for this state of affairs and consider the possibilities for market development.

Chapter 1. Theoretical aspects of housing construction.

Concept and legal basis of housing construction.

The housing sector is a complex system of creation, operation and replacement of housing stock and includes part of the production sector (construction, repair, reconstruction and modernization, demolition of housing stock).

Housing construction is a complex interconnected structure that includes a set of mechanisms for the redistribution of housing stock and the housing services they create, based on a combination of interests of all its participants and competition for efficient land use. Housing services relate to the scope of the current functioning of the housing stock and are determined by the set that can be produced by each residential unit of the housing stock. The exploitation of the housing stock is not only a source of satisfying a person’s need for housing, but also a source of income for its owners. Ultimately, for the population and economic entities operating in the housing market, the housing stock is valuable not just as such, but as an object that produces income.

The state of the housing market depends on the state of such variables as supply and demand.

The residential real estate market is localized because its properties are immovable and connected to land. All plots of land within settlements are differentiated.

Housing is a durable product, therefore, it requires long-term maintenance and care. The nature and quality of this content influence the degree of wear and tear of housing assets. The home owner can control the duration and degree of wear and tear of the home by spending money on its maintenance, restoration, and maintenance. All these features have a direct impact on the processes occurring in the housing sector, determining the nature of the demand for housing.

Demand for housing construction projects represents the quantity of housing that consumers want to purchase, i.e. depends on their quantity and individual characteristics of demand, determined by financial capabilities, the cost of housing, the cost of other goods and services, profitability, and individual preferences. Demand for housing is inversely proportional to prices and directly proportional to income levels and is quite price elastic in the short term.

Housing supply limits the demand function. It represents the amount of housing that a consumer can purchase on the market at the current price level. Factors influencing the supply of housing are the level of gross investment in construction, maintenance of the housing stock and the rate of its depreciation (disposal). Gross investment is divided into new construction, reconstruction and repair of existing housing stock. Net investment is the difference between gross investment in housing and the level of its losses (depreciation, disposal). Only a small amount of new housing enters the housing market each year, and the basis of the housing stock is old housing, in which the majority of the population lives, so changes in prices for housing stock only change the supply of housing in the long term.

Increasing costs for maintenance, reconstruction and modernization of housing leads to an increase in its cost. Rising prices in the housing market make the costs of its maintenance and new construction profitable. At low housing prices, it often becomes unprofitable to maintain a home, and the degree and speed of its wear and tear increases. There is no net investment if the level of prevailing housing prices is equal to the value of construction costs.

The functioning mechanism of housing construction is determined by the dependence of such basic parameters as the cost of housing services (expressed through rent, rent), price, volumes of housing construction and the available housing stock, formed under the influence of supply and demand factors.

The formation of housing supply is associated, first of all, with the volume and quality of available housing (available housing stock and its condition) and the capital market (level of capitalization of real estate), which determines housing prices and the volume of its production. At the same time, the supply of housing is dictated by the needs of the population for housing and the level of income received from the use of real estate by its owners. The population's need for housing is determined, first of all, by demographic and general economic conditions, as well as the level of accumulation of their income. Construction, subject to the internal connections of the system, is itself an element of the housing sector.

An external factor influencing the behavior of the system may be the level of return on investment. With an increase in the profitability of investments in other areas of the economy, income from the housing stock becomes less attractive for investors and vice versa. And the behavior of investors is influenced by changes in state tax policy regarding real estate and the risks of investing in housing. The expansion of demand for housing as a property is facilitated by a decrease in the interest rate on long-term loans, and, conversely, an increase in this rate leads to a narrowing of demand for housing stock and a drop in construction volumes. An increase in demand for housing as a subject leads to an increase in housing prices, an increase in construction volumes and housing stock.

Another external factor influencing the state of the housing sector is changes in housing construction conditions. Limited availability and high rates on long-term construction loans lead to higher construction costs and lower construction volumes while profit margins fall. Stricter local construction zoning regulations are increasing construction costs and reducing project profitability. Construction volumes are also influenced by land use factors, restrictions and increases in prices for land plots for the construction of residential buildings. Reduction in construction volumes, ultimately. Leads to a decrease in the supply of housing, which is reflected in an increase in prices.

Thus, various external factors can cause changes in both individual and several variables of the system of elements of the housing sector simultaneously. It should be noted that macroeconomic changes cause a shift in a number of parameters at once.

Developmenthousing sector of the Russian Federation.

The socio-economic transformations taking place in the Russian Federation have radically changed approaches to solving the housing problem, the economic and organizational foundations of housing and communal services. Many years of efforts to create the legal and economic conditions for the transition to market methods of regulation, as well as the political will of the country's leadership, have yielded certain results.

Ensuring the right to housing guaranteed by the Constitution of the Russian Federation requires targeted, advanced sustainable development of the housing sector. Of great importance for the development of the construction and housing and communal services complex was the adoption and improvement of the legislative and regulatory framework, as well as the start of the implementation of the National Project “Affordable and Comfortable Housing for Russian Citizens.” The development of the market environment in the housing and utilities spheres is objectively confirmed by the arrival of large private businesses and significant extra-budgetary investments in this sector of the economy.

Currently, a number of problems associated with the peculiarities of the period of reform in this socially significant sector are becoming more and more apparent. Problems in the development of the housing sector increase infrastructural restrictions and pose a threat of slowing social development and the formation of a single economic space. Their speedy resolution becomes especially important in the context of the transition of the national economy to a phase of sustainable growth.

Against the backdrop of growing demand for housing and its even more significant increase in the forecast future, a number of unresolved internal problems remain in the housing sector as a whole and its individual sub-sectors.

The planned intensive growth of housing construction places increased demands on the building materials industry, whose enterprises are almost entirely privately owned and are not in all cases financially and physically ready to ensure such a rapid increase in the production of building materials in a short time. In general, the existing production capacity of the industry will still allow it to develop in the next 2-3 years, but based on the current state of production and the forecast of consumption volumes of certain types of building materials for the period up to 2010, experts conclude that without government support, the construction industry will face a shortage of almost all main types of building materials.

Construction in the Russian Federation is developing intensively, but supply still lags many times behind demand. This leads to a significant increase in prices, “washing out” cheap housing available to low-income families. The increase in housing affordability for the middle class is accompanied by its decrease for a significantly larger share of the population with low incomes. The removal of legal restrictions with the beginning of market reforms and the emergence of legal alternative ways to solve the housing problem led to a reduction in the number of families on the waiting list for improved housing conditions from 9.96 million families in 1990 to 3.37 million families in 2005. The main reason is citizens’ distrust of the state’s ability to quickly solve their housing problem. The possibility of free privatization of the housing stock led to an increase in the share of private (individual) housing stock from 30% (mainly in rural areas) to 77.9%. In 2005, the private housing stock amounted to more than 2 billion 275 million square meters. meters of total housing area.

The housing and communal services sector, which has been undergoing reform over the past 15 years, remains the most backward sector of the economy in many regions. The housing and communal services sector accounts for a quarter of all fixed assets in the Russian Federation, so its inertia is great. It is necessary to intensify systemic reforms to ensure comfortable living conditions for citizens and eliminate social, demographic and economic problems in the constituent entities of the Russian Federation.

Thus, over the past period, significant transformations have taken place as part of the reform of the construction industry and housing and communal services: tariffs have come closer to the real cost of services, a basis for contractual relations has been formed, and housing and communal services enterprises are being corporatized. There is a search for a rational combination of market and administrative methods, a compromise between social justice and economic feasibility.

The provisions of the Long-term Housing Construction Strategy of the Russian Federation are the basis for a common understanding of the role of housing construction and the prospects for its development by government bodies, executive and legislative authorities at various levels, business entities of various forms of ownership and organizational and legal forms, owners and tenants of housing.

Problems development small business in Russia and ways to solve them……………………………………………………………………………………….7 2.1 ..., utilities and household services; Construction objects housing, industrial and social purposes. ...

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1 UDC ANALYSIS OF THE CURRENT STATE AND PROSPECTS FOR THE DEVELOPMENT OF HOUSING CONSTRUCTION IN THE RUSSIAN FEDERATION Mukhaev A.I., Popova I.V., Dedichkina Yu.V. Federal State Budgetary Educational Institution of Higher Professional Education "Penza State University of Architecture and Construction", Penza, Russia (440028, Penza, G. Titov St., 28), Numerous studies by foreign and domestic authors confirm the relevance and historical inexhaustibility of the housing problem. Housing construction today represents one of the most dynamically developing segments of the real estate market. For every person, the primary need is to have their own home, which would meet all modern requirements of quality, comfort, affordability and environmental friendliness. This paper analyzes the current state of housing construction in the Russian Federation, and also examines the prospects for its development. The article presents the shares of commissioned volumes of housing construction by region of the Russian Federation, the ratio of low-rise and high-rise housing construction over the years. In addition, conclusions are drawn about the advantages and disadvantages of choosing a specific building material for residential construction. Key words: housing construction, square meters, total volume of commissioned housing. ANALYSIS OF MODERN CONDITION AND PROSPECTS OF DEVELOPMENT OF HOUSING CONSTRUCTION IN THE RUSSIAN FEDERATION Mukhaev A.I., Popova I.V., Dedichkina Y.V. Penza State University of Architecture and Construction, Penza, Russia (440028, Penza, G.Titova str., 28), Numerous studies of foreign and domestic authors confirm the relevance and historical vastness of the housing problem. Homebuilding today represents one of the fastest growing segments of the real estate market. For each person the primary need is to have their own homes, which would meet all modern requirements for quality, comfort, affordability and sustainability. This paper analyzes the current state of housing in Russia, as well as the prospects for its development. The article presents the share of residential construction imposed by region, the ratio of low-rise and high-rise housing in dynamics for In addition, conclusions about the advantages and disadvantages of selecting a particular building material for housing. Keywords: housing construction, square footage, the total input of housing. Today, housing construction is the most socially significant segment of the real estate market. The problem of housing affordability for all segments of the population remains relevant. It is the accessibility and provision of housing for citizens that have a direct impact on the demographic situation, economic situation and standard of living in the country. To solve social problems, as well as to develop the economy as a whole, it is necessary to increase the volume of housing construction. A big role in this is played by the creation and introduction of new building materials, which would help reduce the cost of construction projects and, accordingly, increase the number of construction sites. To solve the problems of increasing the affordability of housing and increasing the volume of housing construction, the Ministry of Regional Development of Russia, together with the Federal Agency for Construction and Housing and Communal Services (Rostroy),

2 a federal target program “Housing” has been developed for years. Its main directions are: stimulating the development of housing construction; supporting effective demand for housing, including through mortgage lending; fulfillment of state obligations to provide housing to categories of citizens established by federal legislation; improving the quality of communal infrastructure; carrying out research work. The main subprograms of the Federal Target Program “Housing” for the years are: 1. “Providing housing for young families.” 2. “Modernization of municipal infrastructure facilities.” 3. “Fulfillment of state obligations to provide housing to categories of citizens established by federal legislation.” 4. “Stimulating programs for the development of housing construction in the constituent entities of the Russian Federation.” The main objectives of this program are: - creating conditions for the development of mass construction of economy-class housing; - increasing the level of housing provision for the population by increasing the volume of housing construction and developing financial and credit institutions of the housing market; - ensuring increased affordability of housing in accordance with the effective demand of citizens and the standards for providing them with living quarters (33 sq. meters of total living area - for single citizens, 42 sq. meters for a family of 2 people, 18 sq. meters for each family member in a family of 3 or more people). According to the program, by 2015 it is planned to achieve housing commissioning of 90 million square meters. m (i.e. 0.64 sq. m per person). However, the successful implementation of the national project is hampered by administrative barriers, monopolization of the housing market in a number of regions, as well as insufficient development of the construction industry and related industries. It can be said that these factors play a key role in limiting the volume of housing construction and stimulating rising housing prices. In addition, measures should be taken to improve the quality of development and ensure that new areas are equipped with road, transport and social infrastructure. To solve such a volume of different problems, the use of administrative levers alone is not enough: it is necessary to develop legislation, use tax and financial and credit levers. Regions and municipalities face their own challenges. In particular, they need to bring their legal framework into line with the new requirements of land,

3 housing and urban planning legislation, significantly increase the number of auctions for the allocation of land for development, and speed up the development of settlement development plans. The analysis of official statistical data for the Russian Federation in terms of a review of analytical data on housing construction allowed the author to identify current trends in the development of housing construction at the federal level. An analysis of housing construction development trends shows that the bulk of the housing stock was built in the 1920s. The problem of total provision of housing was solved on the basis of mass construction of the same type of apartment buildings. However, over time, this concept has shown its negative sides: a high level of deterioration of housing, utility networks, the capacity of housing and communal services enterprises, low quality of housing, and failure to meet modern construction requirements. The transition to market principles of economic management was accompanied by the destruction of existing economic ties, high inflation, a reduction in GDP, a decrease in household incomes and, as a consequence, a sharp reduction in housing construction. In 1992, the volume of housing commissioning decreased by more than a third compared to 1990. Until the end of the 90s, the main obstacle remained the lack of financial resources both from the state and from the majority of the population. It was only with the improvement of macroeconomic conditions in the 2000s that demand for housing began to grow in real terms. Over eight years, the volume of housing construction increased from 31.7 in 2001 to 66 million m2 in 2008, that is, by 108.2%, or by 9.3% by 2007. However, the construction industry still lags noticeably behind the level of the pre-reform period (Fig. 1). In 2012, 826.8 thousand apartments with a total area of 65.2 million square meters were put into operation. meters, which amounted to 104.7% compared to the corresponding period of the previous year (in 2011, 62.3 million square meters of housing were commissioned, 106.6% compared to 2010). The financial and economic crisis had a negative impact on the state of housing construction. This influence explains the decline in housing construction in the years.

4 Figure 1. Housing commissioning in the Russian Federation in the years. In 2009, 6.7% less housing was commissioned than in 2008, and in 2010 the drop was 9% compared to 2008. An increase in housing construction in 2009 was observed only in the Far Eastern Federal District. The volume of completed housing was 5.1% higher than in 2008. But due to the small share of the Far Eastern District in the total volume of housing built, it did not have a significant impact on the indicator for the country as a whole. According to the Federal Statistics Service, in 2013, 5.6% more square meters of housing were commissioned in our country than in 2012 (Fig. 2). million square meters,22 16.4 6.8 6.7 7.6 5.1 5.1 3.6 3.9 3.7 4.2 2.9 3.4 5.23 3.07 3.85 4.22 4.14 4.43 5.23 4.71 2.76 2.7 3.06 Figure 2. Total area of commissioned housing in the Russian Federation in the years.

5 Among the constituent entities of the Russian Federation, the largest volumes of housing construction were carried out in the Moscow region, where 13.24% of the total housing area commissioned in Russia as a whole was commissioned, 5.93% in the Krasnodar Territory, 4.35% in St. Petersburg, and the Republic of Tatarstan ( 3.85%) and Bashkortostan (3.39%), Tyumen and Rostov regions 3.45 and 3.02%, etc. In general, 13 regions of the Russian Federation provide more than 50% of the share of the total volume of completed housing (31,787.9 thousand . sq. m or 51.05%). In Fig. Figure 3 shows the shares of commissioned volumes of housing construction by constituent entities of the Russian Federation. Figure 3. Share of constituent entities of the Russian Federation in the volume of commissioned total area of residential buildings in 2011 (in %) Positive trends in the development of the housing construction process are associated with an increase in the share of commissioned economy-class housing and, first of all, low-rise housing (Fig. 4). In most regions of the Russian Federation, an urban planning system has developed with a high density of multi-storey buildings, which determines the high profitability and payback of land plots. Consistently high demand leads to densification of the city center, which provokes additional load on utility networks. And the high cost of land plots in the central part of the city contributes to an increase in the cost of multi-storey housing and, accordingly, becomes the reason for its low liquidity. In modern conditions, low-rise housing construction is in the highest and most stable demand.

6 120.00% 100.00% 80.00% 60.00% 52.40% 56.30% 57% 46.40% 45% 40.00% 20.00% 47.60% 43.70% 43 % 53.60% 55% 0.00% low-rise construction multi-storey construction Figure 4. The ratio of low-rise and high-rise housing According to forecasts of the Government of the Russian Federation, such demand should lead to an increase in the share of low-rise construction in the total volume of commissioned housing to 60% in 2015 and up to 70% in 2020. And the total volume of housing commissioned by 2020 should increase to 142 million m2. In countries close to Russia in terms of climatic conditions, the share of low-rise housing in the total volume of housing commissioned today ranges from 79% to 92%: Canada 79%, EU countries 80%, USA 92%. The results of these studies indicate the need to study the experience of foreign countries in the field of low-rise construction and analyze the feasibility of using any innovative technologies. At these stages of growth, it is undoubtedly important what building material the housing is built from. Today, the building materials market amazes with the variety of its choices, which sometimes confuses the consumer. The construction of combined houses, that is, using several types of building materials, has become widespread in low-rise housing construction. For example, frame panels. The outside walls of such houses are lined with brick. Currently, one of the most popular and inexpensive, and most importantly, environmentally friendly building materials are blocks of foamed concrete, which is made by mixing cement mortar, sand and water with the addition of a foaming agent. This material has high heat and sound insulation properties. Foam concrete makes the house comfortable to live in

7 microclimate. It also has high fire resistance and resistance to alternate freezing and thawing. As for multi-storey housing, the first high-rise buildings were built from brick, which is still a popular building material. Brick is environmentally friendly, it retains heat well and is a “breathable” material. The disadvantages include the high cost and duration of construction of new buildings. It is cheaper to build panel houses, the construction speed of which is lower than brick ones. But panel high-rise buildings often do not meet the requirements of quality and durability. The most developing and optimal type of construction today is monolithic construction, in which structures are supported by concrete columns, which allows for redevelopment. The service life of such buildings is much longer than that of brick and panel buildings. And the main advantage of monolithic construction is the possibility of erecting high-rise buildings, for which the brick is quite heavy, and panel structures do not meet the strength requirements. Thus, housing construction, despite the negative impact of the financial and economic crisis, continues to develop at a fairly good pace. In the future, it is planned to increase the annual volume of housing commissioned to 1 m2 per person. Solving the problem of providing the population with housing largely depends on the solvency of consumers, which in turn is determined by the dynamics of the relationship between income levels and housing prices. The housing market is influenced by many factors, factors of state regulation of the real estate market, the general economic situation, the microeconomic situation, the social situation in the region, the environmental situation in the region. The main components of the market price of housing are the costs of construction and installation work (CEM), connecting to utility networks, obtaining permits, renting or purchasing a land plot, and the profit of developers. In this regard, the main ways to intensify housing construction in Russia will be based on the development of effective mechanisms for solving them, reducing the cost of housing during the construction process and activating the housing unfinished market. References 1. Anisimov A.G. Analysis of modern trends in the development of territorial markets for affordable housing in the Russian Federation // Modern problems of science and education; URL: (access date:).

8 2. Baronin S.A. Methodology of formation and development of territorial markets of affordable housing: dis. Doctor of Economics Sci. M., Kruglik S.I. An integrated approach to the development of state policy in the housing sector // Economics and management S. Popova I.V. Management of investment housing programs in the formation of the affordable housing market: dis. Ph.D. econ. Sci. Penza, Federal State Statistics Service. Electronic access: Date of access: Reviewers: Baronin S.A., Doctor of Economics, Professor, Department of Expertise and Real Estate Management, Penza State University of Architecture and Construction, Penza. Khrustalev B.B., Doctor of Economics, Professor, Head of the Department of Economics, Organization and Production Management, Penza State University of Architecture and Construction, Penza.

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Appendix……………………………………..……………………………..27

Introduction

Purchasing your own home is a priority need for every family: without satisfying this need, we cannot talk about any social priorities of society.

In order to increase the volume of housing construction, it is necessary to work to reduce the cost of objects and reduce the time of construction work.

Chapter 1. Theoretical aspects of housing construction.

1.1 Concept and legal basis of housing construction.

The state of the housing market depends on the state of such variables as supply and demand.

The residential real estate market is localized because its properties are immovable and connected to land. All plots of land within settlements are differentiated.

1.2 Development housing sector of the Russian Federation.

Chapter 2 The current state of the housing problem in Russia.

2.1.Housing construction as a state priority.

The Russian system of housing finance in the pre-reform period corresponded to the ongoing housing policy and consisted of a centralized distribution of budget resources for the construction of public housing and its free provision to citizens standing in line for improved housing conditions.

During the period from 2000-2007, significant changes occurred in the field of housing finance. The influence of market methods of housing construction on the formation of the housing market is shown in Table 1 (Appendix 1).

As can be seen from the data presented in Table 4, the initial stage of market relations did not ensure an improvement in the housing sector, but, on the contrary, largely intensified the crisis phenomena. Thus, the volume of new housing commissioned decreased in 2007. compared to 2000 almost doubled, which immediately led to a noticeable deterioration in the construction sector and the loss-making of many construction enterprises. With an average housing supply of 18.8 m 2 / person. (the value of this indicator is close to countries with average incomes) in a number of regions this indicator ranges from 8.7 to 15.9 m 2 / person. This state of affairs remained virtually unchanged in 2007.

However, in 2006 In a number of regions, a radical change occurred in the previously existing trend of a constant decrease in the volume of new housing construction. In addition, for the first time in the years of reforms in the construction industry, the decline in investment in fixed capital and contract work has been suspended.

Housing commissioning exceeded the 2007 level. in 43 constituent entities of the Federation. The largest volumes of housing construction were observed in Samara (478 thousand m 2), Belgorod (785 thousand m 2) regions, St. Petersburg (1.1 million m 2), Bashkortostan (1.5 million m 2) and of course in Moscow (3.4 million m2) and the Moscow region (2.7 million m2). However, at the same time, in many regions the housing supply not only is not growing, but is also declining. This applies, for example, to the republics of Karachay-Cherkess (62%) and Mari El (63%), Udmurt (88%), and Chita (62%) regions. A similar situation is typical for the Novosibirsk region, where the housing commissioning rate in 1999 was amounted to 54% of the same in 1998.

Insufficient funding from the federal budget has led to the fact that out of every four production and social facilities planned for commissioning, construction was not carried out, and the technical readiness of most of these construction projects does not exceed 50%.

This year it is planned to attract investments in the construction industry in the amount of 685-700 billion rubles. At the same time, public funds are provided in the amount of 13.3 billion rubles. It is expected that housing construction throughout the country this year will increase by at least 1 million m2

However, despite the upward trend in housing construction volumes that emerged last year in a number of regions, the structure and quality of housing in general continues to remain low. Thus, in most cases, newly commissioned housing is built on the basis of technical, architectural and planning solutions that developed in the 70-80s and are largely outdated. In addition, outdated technologies and materials are used in the construction and operation of housing, and they are energy-efficient and material intensive. This is especially true for housing intended to be provided to low-income and socially vulnerable segments of the population free of charge or through partial payment.

The trend of rising construction costs is becoming dangerous, making newly constructed housing less and less affordable for the population and causing a reduction in demand, and therefore in production volume. Ultimately, this creates a crisis of a systemic nature, in which there is a steady contraction in demand for housing and a decline in production that has noticeably intensified in the context of a worsening macroeconomic situation and another sharp drop in the living standards of the population after the well-known decisions in August 1998.

The current problematic situation in the economy is seriously worsening the situation of the population, entrepreneurs, financiers, and the state.

The task of fully providing the population with housing has been relevant at all times. The general dynamics of solving the housing problem are determined by the unity of manifestation of national, collective and personal interest in this area. The state has already made a fairly large number of attempts to solve this problem.

Currently, there is low efficiency in the activities of housing management structures, however, homeowners, i.e. Apartment owners do not seek to form homeowners' associations in the houses where they live in order to, through their interested influence, improve the condition of the houses and reduce the costs of their operation, while at the same time reducing their costs for paying for housing and communal services.

Due to the fact that the owner bears the burden of maintaining the property, he is responsible for the risks associated with the deterioration of its use (maintenance), accidental death or accidental damage, since there are no persons who can be held responsible for the implementation (occurrence) of such risks, of a random nature (Article 211 of the Civil Code of the Russian Federation).

Risk - it is the degree or magnitude of the expected danger. The uncertainty of its implementation (occurrence) gives the said obligation of the owner special significance. However, the system of preferential housing insurance currently being introduced in Moscow, which has a pronounced social character (the apartment owner pays, in essence, a very modest fee for the insurance protection provided), is progressing with great difficulty.

Along with the development of the housing market, fundamental changes have occurred in the structure of sources of financing for housing construction. The main sources of financing for housing construction were extra-budgetary funds in combination with various forms of state support for citizens and legal entities participating in the financing of housing construction. The share of budget funds in housing commissioning, which reached 80% before the start of the economic reform, decreased to approximately 26%, including the share of federal budget funds - to 15%. Year-by-year data on changes in the structure of commissioning of the total area of residential buildings by sources of financing are given in Table 2 (Appendix 2).

The change in the ratio of funding sources not only did not reduce the severity of the housing problem, but also led to its further increase. In particular, the problem of underestimating the importance of the social orientation of housing reform has become even more obvious. To solve it, it was necessary to develop additional measures of state support for certain social groups of the population, primarily low-income citizens, young and large families, as well as military personnel, citizens transferred from military service to the reserve or retired, persons who have worked for a long time in the Far North and similar areas. to them localities, internally displaced persons, citizens affected by accidents and natural disasters. A number of developed and approved federal target programs were aimed at solving these problems.

The results of the implementation of the main federal programs indicate that the implementation of state housing policy for the medium and long term should be built not only on the basis of intentions alone, even the best ones, to solve the protracted problems with providing housing for citizens of the Russian Federation, but also taking into account the real opportunities available , especially the financing system.

The objective need to increase the volume of housing construction and the quality of housing being built is also due to the actual situation regarding the general condition of the housing stock in Russia.

Development

housing construction has been accepted by the country's leadership as a priority direction of economic policy until 2010. However, the project of providing affordable housing to all layers of Russian citizens has not yet reached the practical level.

In 2005, 43.6 million square meters were put into operation. m of housing (Table 3), which is 6.3% more than in 2004, 515 thousand apartments were built with an average total area of 84.5 square meters. m. The rate of growth in the volume of commissioned residential properties slowed down by half compared to the previous year and amounted to 6.3% compared to 12.6% (Fig. 3). This was the result of the influence of a combination of factors, mainly limiting the volume of supply of new residential properties.

2.2Prospects for the development of housing construction in Russia

Today in our country the deterioration of the housing stock is approximately 70%. Therefore, for the next five to seven years, the prospects for the construction business in Russia seem most promising. But more and more participants in the construction business predict that the residential real estate market will soon fill up. They draw conclusions: the demand for apartments will fall, or square meters of housing will sharply fall in price.

For example, in large regional cities of Russia, the construction business is already beginning to refuse investments in housing construction, preferring to build commercial space. The reason is the excessive pace of housing construction. If in a city with a population of one million the construction business reaches the level of commissioning 1 million sq. m. m of housing per year, then in a few years, despite the large stock of dilapidated housing in the city, the residential real estate market here will be filled. The majority of Russian residents do not have the opportunity to purchase housing on their own - the reason for this is the constant dynamic increase in real estate prices (in the absence of the same growth rate in household incomes).

Despite a number of problems hampering the construction of residential buildings, the construction business continues to develop. One of the main obstacles to the construction business is the land issue: with the increasing pace of housing construction, there are fewer and fewer plots left on which construction is possible. As a rule, the centers of large cities have already been built up, the plots have been sold out. Participants in the construction business are left with pieces of land on the outskirts, without the appropriate engineering infrastructure. The provision of communications, in turn, affects the cost per square meter of housing being built.

The law has also recently limited the opportunities for participants in the construction business. As a result of the adoption of numerous acts relating to the construction business, the time frame for obtaining documentation for the construction of objects has increased significantly. The number of bodies controlling the construction business has increased. Therefore, it is no longer a secret to anyone that investors begin construction of objects without having a complete package of documents - they receive additional permits when construction has already begun. After all, collecting all the permits can sometimes take up to two years, which is longer than it takes to build a house.

Increased prices for building materials were also expected to slow down the growth rate of housing construction. But this did not happen; the construction business transferred the high cost of materials to the cost of housing, nothing more.

Nevertheless, despite all the difficulties, the pace of housing construction in Russia is only increasing every year. Participants in the construction business shrug their shoulders, not knowing whether to classify this phenomenon as a plus or a minus.

A key element of the state housing policy in Russia is the “Affordable Housing” program, one of the components of which is mortgage lending to the population. In the first quarter of 2007, loans were issued in the amount of 82.3 billion rubles, which is 4% more than in the first half of 2006. At the same time, only about 6-7% of Russians who want to purchase housing use such a service, while in European countries - about 60%, in the USA - 90%.

The reason is that mortgages in Russia appeared relatively recently, its mechanism is not fully debugged, while in developed countries, decades-old schemes make buying a home on credit really profitable. Russian banks have only recently reduced, and some even eliminated, down payments on mortgage loans, which is common practice for European and American banks.

The growth in mortgage lending indicates not only an increase in demand for loans, but also largely reflects rising prices in the residential real estate market. According to bankers, mortgages in our country would become more widespread if not for the current price level, which is largely due to the imbalance of supply and demand. “...So far we have not even reached the level of 1987. The demand is huge, there was still not enough housing,” notes Alexander Sherstyukov, managing director of the Retail Business block of the Bank of Moscow.

There are several factors influencing the slowdown in residential real estate construction. One of them is legislative restrictions, for example, the Federal Law “On Participation in Shared Construction,” which came into force in 2006. He introduced new rules of the game: the period for obtaining a package of initial permitting documentation increased to one to two years. As a result, at the beginning of the year, the supply of housing on the primary market decreased to 50% compared to the corresponding period in 2005. At the moment, the situation has somewhat stabilized: large companies have adapted to the requirements of current legislation, while unscrupulous developers, as well as companies with ill-conceived financial policies, have left the market.

Another reason, according to analysts, is the lack of government incentives to increase construction volumes. As practice shows, it is more profitable for developers to build fewer residential premises and sell them at a higher price than to commission more square meters, thereby helping to reduce market prices.

The lack of land suitable for the construction of residential buildings also contributes. According to experts, in our country no more than one percent of all land is intended for housing construction, the rest are considered unsuitable for this purpose for one reason or another. The problem can only be solved at the state level: it is necessary to thoroughly review the legislative framework and abolish a number of restrictions, as well as simplify the mechanism for transferring land plots to the required category.

And finally, the problem of infrastructure, or rather the lack thereof. Recently, developers have increasingly been offered plots “in an open field”, where there are no communications, no energy networks, or roads. It is not profitable for developers to finance the creation of infrastructure facilities.

Despite the problems hampering the development of the national project “Affordable Housing”, there are some positive aspects. In particular, recently the authorities have been trying to find common ground with developers and builders. A living example is the interaction of government bodies with the public organization of small and medium-sized businesses “Support of Russia”, within the framework of which businessmen strive to achieve understanding and support of officials to solve the most important problems of the construction industry - improving the legislative framework, simplifying the mechanism for changing the category of land, as well as stimulating growth in volumes construction.

In addition, as already mentioned, the trend in the development of mortgage lending, on which the authorities, businesses, and ordinary citizens are betting, is generally positive. In particular, mortgages are no longer a privilege that can be obtained by residents of the capital: more and more regional banks are issuing loans. At the same time, the demand for them in the regions is quite high. Thus, in the Siberian Federal District, about 15 billion rubles were issued in the first quarter of this year; approximately the same amount was provided to their clients by the banks of the Volga District.

“The housing problem in our country will be solved only by a radical change in construction conditions. This problem depends on two factors - the affordability of housing and its availability,” sums up Alexander Sherstyukov. According to him, a mortgage will not solve the problem of housing availability, but it will be able to bring the deadline for its acquisition closer.

“The volume of housing construction in Russia in 2010 should exceed the indicators of the best Soviet years,” this is the forecast of market dynamics given by the Minister of Regional Development of the Russian Federation Vladimir Yakovlev. In Soviet times, the peak of construction occurred in the mid-eighties, when about 76 million square meters were commissioned annually. residential premises. In 2010, as part of the “Affordable Housing” project, the authorities plan to build 80 million sq.m. housing. This will, of course, to a certain extent balance supply and demand on the market and lead to some reduction in prices. However, we should not forget that for stable development of the market it is necessary to put into operation at least 1 sq.m. living space per year per person, which means it is necessary to build 145 million sq.m. per year is a figure that is difficult to achieve in the near future.

Speaking about the prospects for housing construction, one cannot help but touch on a factor that has a direct impact on the primary housing market - the current state and development trends of the building materials market. Experts unanimously say: building in Russia is expensive.

One of the main reasons for the current situation is the low rate of development of the domestic market, due to a small number of manufacturers, not very high quality of building materials, as well as weak competition. However, due to the growth of the housing construction sector, analysts predict rapid development of the building materials market in the next 2-3 years. This primarily concerns the production of “basic” materials such as cement, concrete, brick and dry building mixtures.

In order to increase the volume of housing construction, it is necessary to work to reduce the cost of objects and reduce the time of construction work. In the 60-70s of the last century, this problem was solved in a rather unique way: priority was given to the installation of inexpensive panel structures. Engineers saved on living space, ceiling height, wall thickness and quality of building materials. At the same time, huge heat losses, high transport costs, not to mention the quality of houses were not taken into account.

The situation has changed over the past few years, when many other factors began to be taken into account when calculating costs, in addition to the prices of building materials. Companies operating in the domestic building materials market offer technological solutions that will improve the quality of buildings and minimize project budgets.

Summarizing the above, it should be noted that housing construction trends in our country depend both on the state and developers, and on manufacturers of building materials. Achieving the required volume of housing construction is only possible if the interests of all market players are realized. In this case, the creation of new building materials and the introduction of innovative technologies play an important role, which help reduce construction costs and, therefore, increase the number of construction sites.

CONCLUSION

Having analyzed the formation and development of housing construction in Russia, the following conclusions can be drawn.

1. Providing the population with housing is the most important socio-political and economic problem. The overall scale and pace of housing construction, the real well-being of people, their moral and physical well-being, political assessments and motivation of behavior largely depend on the choice of certain approaches to solving this problem.

To date, the Russian housing stock still contains a significant portion of houses with poorly equipped apartments, of which about 1.3% are located in dilapidated and dilapidated buildings, as well as individual private houses. At the same time, the bulk of newly commissioned housing is being built on the basis of technical, architectural and planning solutions that emerged in the 70-80s and are largely outdated. In addition, in the construction and operation of housing they use outdated technologies and materials that are energy and material intensive.

In this regard, the trend of rising construction costs becomes dangerous, making newly constructed housing less and less affordable for the population and causing a reduction in demand, and, consequently, in production volume. Ultimately, this creates a crisis of a systemic nature, which has noticeably intensified in the context of a worsening macroeconomic situation and another sharp drop in the living standards of the population after the well-known decisions in August 2007.

The current problematic situation in the economy is seriously worsening the situation of the population, entrepreneurs, financiers, and the state, whose interests now, more than ever before, agree that the solution to the housing problem lies in the creation and development of a national mortgage lending system.

2. The introduction into business circulation of issuing loans for the purchase of housing to citizens who have reliable security for their return in the form of real property (purchased real estate) could give:

Constant and significant influx of funds into the housing market;

Revive construction and related industrial sectors;

Increase incomes of the population and budgets of all levels.

3. The formation of mortgages and the mortgage lending system in Russia is complicated by such factors as:

Lack of resources of commercial banks for long-term investment;

Lack of government support and preferential taxation for investors providing long-term loans;

Insufficient development of the legislative framework for mortgage lending;

Lack of a secondary mortgage market.

4. The scale of the problems of development of housing construction and mortgage lending, as well as their complexity and complexity, require using a program approach when solving them, taking the fastest possible actions and making full use of world experience, relying on international cooperation.

The success of a specific program will depend on attracting all possible sources of residential mortgage lending into this area - credit resources of mortgage and universal banks, individual, corporate and institutional investors.

According to the Ministry of Regional Development, about 30% of the population plans to improve their housing conditions at their own expense, that is, they are potential buyers of apartments. By 2010, this could bring income in the amount of 3 to 6 trillion. rub. Considering the colossal potential for the development of housing construction, the state, having given rise to the corresponding national project, pursues not only social, but also economic interests. With the development of construction, the entire Russian industry will receive a powerful impetus.

Housing is much easier than other industries: the potential for market growth is very significant, and unlike other industries, there is no problem of competing imports. In principle, the economy itself can provide demand for housing, but not where we are talking about mass housing construction. The state should be concerned about affordable, socially oriented construction; in this case, it cannot do without the organizing role of the authorities. But, of course, there should not be a complete return of the state to the industry - control measures should be mostly of a control and economic-political, rather than economic nature.

What problems is the construction complex currently experiencing and what can the state do to resolve them? The main drawback of government policy is that the vast majority of projects included in the Federal Target Program “Housing” are aimed at stimulating demand for housing: developing mortgages, helping young families, military personnel, etc. According to some estimates, only in 2006 were the projects used for these purposes. it was planned to allocate about 50 billion rubles. federal funds.

Moreover, this does not take into account investments in mortgage lending from large commercial banks. The problem of effective demand certainly exists, and in many countries around the world it is being resolved through the development of mortgage lending mechanisms. However, mortgages alone will not solve the situation: very little housing is being built in the country, which is why state policy should include measures aimed at

increasing the supply of mass housing.

What should be done today to correct the situation?

actually missed the deadlines for the implementation of the national project? First of all, strengthen control over the implementation of the regulations of the existing legislative framework in construction. According to officials, today there is an illegal provision of sites for construction, bypassing land auctions that have been mandatory since the fall of 2005 (since the adoption of the relevant law, out of 1 thousand plots intended for development, no more than 100 have been auctioned). In addition, it is necessary to weaken the power of monopolies that have formed in local markets, which contributes to unreasonable price increases and an artificial reduction in the volume of housing supplied.

In the construction complex, along with private ones, there are more

fundamental problems. Thus, the main one is the degradation of fixed assets in the construction materials industry, especially in the regions. The state needs to recognize the fact that mass housing construction cannot be an independent profitable business, even in the presence of effective demand and a developed mortgage system, since this activity is a priori associated with high financial risks. Effective development of the construction industry is possible only through the joint participation of private and

state capital. Business structures will take part in the implementation

tasks set by the state only if the state compensates for the systemic risks that arise. There is a mechanism of public-private partnership, in which public funds go to private structures through a system of subsidized targeted loans. By using this mechanism, it is possible to stimulate the development of the material and technical base of the construction complex.

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Annex 1

Table 1

Dynamics of changes in indicators of the state of housing construction in Russia.

Appendix 2

table 2

Change in the structure of commissioning of the total area of residential buildings by funding sources, %

Appendix 3

Table 3

Dynamics of housing construction indicators in Russia in 2000-2005.

Index	2000	. 2001	2002	2003	2004	2005
Input volume housing, million sq.	30,3	31,7	33,8	36,4	41,0	43,6
Input growth rate	-	105	107	108	113	106
built apartments, thousand	373	382	396	427	744	515
Average total built apartments, sq. m.	81,1	83,1	85,3	85,4	86,0	84,5
Share of apartments, % One-room	20	20	21	23	25	28
Two-room	29	30	30	31	31	32
Three-room	34	33	32	31	29	27
Four-room or more	17	17	17	15	15	13

Kosareva N.B.
Ph.D., President of the Institute of Urban Economics Foundation
prof. National Research University Higher School of Economics
Polidi T.D.
Executive Director of the Institute of Urban Economics Foundation
Puzanov A.S.
Ph.D., General Director of the Institute of Urban Economics Foundation
prof. National Research University Higher School of Economics

The article was prepared based on the results of the research work “Study of structural problems of economic development”, carried out within the framework of the Fundamental Research Program of the National Research University Higher School of Economics in 2012.
The authors express their gratitude to S. Sivaev and A. Tumanov for the materials provided and calculations that were used in preparing the article.

Over the past 20 years, the main institutions have been created in Russia to ensure the functioning of the real estate market and, in particular, housing construction in a market economy. Such changes mainly affected the development of the real estate sector, but did not have a significant impact on the housing construction sector, which has significant shortcomings and is ineffectively regulated. The existing basic parameters of the housing construction market do not meet the needs of the modern economy and Russian society as a whole, and do not allow increasing the affordability of housing for the population.

Main trends in the housing construction market in Russia

The transition to a market economy was characterized by a significant reduction in public investment in housing construction, while the growth of private investment was quite slow. As a result, the volume of housing construction by 2000 decreased by more than half compared with the maximum indicator in 1987 (30.3 and 72.8 million square meters of total housing area, respectively) (see Fig. 1). With the beginning of sustainable economic growth in the 2000s, the volume of housing construction began to grow, reaching the level of the mid-1980s (62.3 million sq. m were commissioned in 2011).

In the private investment segment, individual housing construction developed most steadily, the volume of which increased annually and in 2011 amounted to about 27 million square meters. m. Share of individual housing construction in 1990–2011. increased more than four times and exceeded 40% of the total housing area commissioned.

Housing construction responds poorly to increases in household incomes. Over 12 years (1999-2011), the volume of housing commissioned per 1 million rubles. real income of the population decreased from 2.87 to 1.77 square meters. m (see Fig. 2).

An important factor in stimulating demand for housing was the development of mortgage lending, including that supported by the state development institution - OJSC AHML. If in 2005 only 3.6% of all transactions in the housing market were made using mortgage loans, then in 2011 - already 18%.

In such conditions, the growth of effective demand due to an increase in real incomes of the population and improvement in mortgage lending conditions led to a sharp increase in prices in the housing market, which negatively affected the dynamics of its affordability. Until the crisis of 2008, real housing prices in Russia were constantly increasing (see Fig. 3). In 2004-2008 (the period of the fastest price growth), housing prices on average in the primary and secondary markets increased in real terms by 91%, and real incomes of the population - by only 48%.

Thus, the low sensitivity of housing construction to the growth in demand for housing is one of the most serious restrictions on the affordability of housing for the population.

An analysis of the price elasticity of supply of new buildings (you can see https://novostroyki.flatfy.ru/), conducted for 61 regions of Russia, showed that all statistically significant estimates lie in the range from 0 to 3, which can be regarded as low supply elasticity. In a similar analysis for 45 metropolitan areas of the United States, the 1 interval of significant estimates ranged from 0 to 30, while for 31 cities the value of the indicator exceeded 3 (Green et al., 2005. P. 336). Note that the average elasticity in investment-attractive Russian regions with actively developing housing markets is lower than in regions with slowly developing economies and housing markets.

The financial and economic crisis of 2008–2009 had a negative impact on housing construction. (Kosareva, Tumanov, 2012). The volume of housing construction in 2010 fell by 9% compared to 2008 (Fig. 1), which is significantly higher than the rate of decline in GDP over the same period (3.8%) 2 , but slightly lower than the rate of decline in investment in fixed capital ( 10.7%). Housing commissioning by professional developers decreased in 2009 by 16.2% (from 37 million to 31 million sq. m) compared to 2008, which exceeded the rate of decline in investment in fixed capital over the specified period (15.7%). At the same time, the volume of housing commissioned by citizens - individual developers in 2009 even increased by 7.4% compared to 2008. Only in 2010, for the first time since 1991, the volume of individual housing construction decreased to 25.3 million square meters. m from 28.5 million in 2009

In 2008-2011 real housing prices decreased against the backdrop of continued growth in real incomes of the population (Fig. 3), which formally improved housing affordability indicators even in 2009, despite a sharp decline in the volume of mortgage lending during this period (the number of mortgage loans issued amounted to only 23% of 2008 level). It should be taken into account that during the crisis period, the population’s demand for the purchase of housing was postponed, including due to expectations of a further decline in housing prices and the general uncertainty of the situation.

Housing affordability coefficient - the ratio of the average price for an apartment with an area of 54 square meters. m to the average annual income of a family of 3 people - in 2012 it was 4.1 versus 5.3 in 2008, that is, the situation in this area has improved. The value of the indicator “the share of families who have the opportunity to purchase housing that meets the standards for providing residential premises using their own and borrowed funds,” taking into account changes in household incomes, housing prices and mortgage lending conditions, has significantly improved and amounted to 27.5% in 2011 compared to 17.8% in 2008. Thus, along with the negative, the crisis also had a positive impact in terms of increasing the affordability of housing for the population.

Institutional organization of local housing construction markets in Russia and abroad

In foreign literature, the housing construction market is characterized as quite competitive, open to the entry of new participants. For example, in Australia, 40 thousand developers are involved in housing construction (Housing Industry Association, 2002). About 60% of developers in the United States engaged in the construction of single-family homes deliver fewer than 250 residential units annually 3 .

In foreign studies, as a rule, the low elasticity of housing supply in the housing construction market is justified by strict requirements of urban planning regulation, including zoning, which constrain construction by limiting the types of uses of land plots in various territorial zones. According to some estimates, the requirements of urban planning regulation determine up to 75% of the increase in prices in the US housing construction market 4 .

At the same time, the close relationship of the housing construction market with the land and utility markets, which are characterized by significant government intervention, limits the supply of housing. This stimulates a steady rise in prices, creating conditions for imperfect competition in the housing market (Barker, 2004).

Thus, when analyzing the institutional organization of local housing construction markets in Russia, it is necessary to take into account that the physical limitation of land plots for housing construction and the capacity of communal infrastructure, strict urban planning regulation, the presence of other forms of regulation, including those related to the monopolistic nature of the activities of many municipal enterprises, may cause a shortage of prepared land plots in local housing construction markets, which can lead to their monopolization. In such a situation, regulation by authorities should be aimed at maintaining and strengthening competition in these markets, preventing non-competitive behavior and the formation of monopolies. At the same time, as E.G. emphasizes. Yasin, if municipalities and government bodies directly play the role of market agents or are beneficiaries of companies playing these roles - construction and development companies, banks, and at the same time act as market regulators, then prerequisites for a conflict of interest arise (Yasin, 2006. P. 9) .

In modern Russian conditions, a number of specific factors can be identified that increase the risk of monopolization of housing construction markets.

Firstly, a significant part of the land plots that can be involved in housing construction are publicly owned 5, thus the seller in this submarket is a monopolist 6, although in 2005 a legislative requirement was introduced to provide land plots located in public property, for housing construction at open auctions.

Secondly, local governments do not have sufficient economic motivation to develop housing construction on their territory. In countries with developed housing markets, this motivation is determined by the importance of local property taxes as a source of revenue for local budgets.

In the UK and Canada, the share of this tax in local budget revenues exceeds 90%, in the USA - 70%, and on average for federal states included in the OECD - 50% 7 . In Russia, land tax and property tax for individuals at the end of 2011 together amounted to only 14% of tax revenues (5.4% of all revenues) of urban districts, in whose territory the main volumes of housing construction are concentrated, as well as 40% of tax revenues ( 11.4% of all income) urban and rural settlements. The situation is aggravated by the deficit of most local budgets, from which the costs of forming and preparing land plots for housing construction should be financed.

Thirdly, organizations of the public utility complex, on whose behavior the cost of providing new housing construction with public utility infrastructure largely depends, often have the organizational and legal form of unitary enterprises and are directly related to the authorities or controlled by them indirectly. In such conditions, the organization of the public utility complex, on the one hand, can use its position to promote its own interests, and on the other, be subject to administrative coercion.

Fourthly, there are contradictions in the existing state regulation in the field of development of communal infrastructure, which determine the predominance of informal relationships between organizations of the public utility complex and developers implementing investment and construction projects in the housing sector.

Federal legislation does not define the concept of financing the development of utility infrastructure - at the expense of current or new consumers. Legislative regulation identifies the following sources of financing for the development of utility infrastructure systems: investment programs of territorial network organizations and organizations of the utility complex; public contracts for connection to power grids and for connection to utility infrastructure networks. Both of these sources are significantly limited. On the one hand, the connection fee (interconnection) does not contain investment costs for development (except for the so-called “last mile”). On the other hand, the source of financing such costs within the framework of investment programs is limited, since at present maximum indices for the growth of tariffs for goods and services of public utility organizations are being established, which limits the ability to finance communal infrastructure for housing construction at the expense of tariffs for consumers. At the same time, local governments are deprived of the authority to set tariffs for almost all utility services.

As a result, in practice, financing of utility infrastructure occurs mainly due to opaque and unregulated connection fees (connection) on the basis of an agreement with the organization of the utility complex (being a local monopolist, it dictates its own terms of such an agreement) and (or) other expenses of the developer for financing any investment program activities involving the development of utility infrastructure. They may, for example, be related to the fulfillment of technical conditions for connection.

The result of the existing regulation was the financing of utility infrastructure at the expense of new consumers, but in conditions of uncertainty and opacity in the process of establishing its volume. In addition, when obtaining a construction permit, the developer cannot accurately predict the cost and timing of connection to the utility infrastructure.

The interest of developers in the ability to influence housing prices, and therefore in limiting competition in the housing construction market, is associated with the desire to compensate for the high risks of implementing investment and construction projects in the current conditions. The conflicting interests of the main market participants, each of which has significant market power, but none is able to dominate, determine the high risks that decisions regarding the implementation of housing construction projects will not be made or the time frame for their adoption will increase significantly. This creates incentives for cooperation between participants and the creation of barriers to entry for new competitors in order to distribute the benefits from it among a limited number of people.

Structure of housing construction

Most of the housing construction in Russia is represented by apartments in multi-apartment buildings. In 2010, the total housing area commissioned in such buildings amounted to 29.2 million square meters. m, or 50.4% of the total housing commissioning. At the same time, the share of apartments accounted for more than 70% of the total commissioning of new residential premises, which is higher than in most European countries, where it ranges from 40 to 60% 8 .

A distinctive feature of Russia is the dominance of the construction of high-rise apartment buildings. The share of commissioned total housing area in apartment buildings with 12 or more floors is 23% of the total housing commissioned, or 43% of housing commissioned by professional developers. At the same time, apartment buildings from 4 to 8 floors, providing an optimal level of proportionality, proportions and relationship with the city space, account for only 8.8% of the total volume of housing commissioned, or 15.6% of the volume of housing commissioned by professional developers 9.

This situation is largely determined by the inertia of the industrial base of industrial housing construction, created during the Soviet period and focused on the construction of multi-storey apartment buildings, the low efficiency of urban planning regulation and the desire of developers to maximize profits from one construction project. In the context of a housing supply shortage, this sector of industrial housing construction, which produces a low-quality housing product, has not yet felt restrictions from consumer demand.

As a result, the monotonous, monotonous environment of mass residential areas left over from the Soviet period continues to persist in the conditions of the market and the growing demand of the population for housing (Kosareva, Puzanov, 2012). Thus, despite the danger of such a trend, noted by modern urbanists (Bofill, Soloshchansky, 2011), it is the outdated technologies of industrial housing construction that continue to determine the appearance of Russian cities, to form the qualitative characteristics of the urban environment that do not meet the modern needs of society.

Another distinctive feature of the housing commissioning structure is the high share of individual housing construction. In 2010, the population built 188.6 thousand individual residential buildings, and this construction was almost equally distributed between urban and rural areas. The share of individual residential buildings built in 2010 amounted to 26% of the total number of residential premises built, but the share of the total area of such houses was equal to 43.7% (the average area of a constructed residential building is 2.1 times larger than the average area of an apartment). This share has been quite stable over the past 10 years.

We emphasize that individual housing construction dominates in the segment of commissioning one- and two-story houses, where professional developers are practically not represented (see table). The share of such houses built by professional market participants in 2010 amounted to 4% of the total volume of their commissioning (7.6 thousand houses, or 1.6 million sq. m).

Table

Commissioning of housing in one- and two-story buildings, 2010

Source: compiled according to Form C-1 of the Federal State Statistical Observation for 2010.

In general, the volume of residential (not multi-apartment) buildings commissioned by professional market participants (including residential buildings with more than two floors) as of 2010 can be estimated at 3.5 million square meters. m, including 0.7 million sq. m - in cottage villages (about 6% of the total housing commissioning).

Let us note that individual housing construction is not a specific feature of Russia and other post-Soviet countries. In particular, in Belgium 53% of all building permits relate to individual housing construction, in Sweden - 30, in the Netherlands - 10% 10 . An indirect estimate of a similar indicator for Russia is about 94% 11 . It should also be taken into account that, unlike Russia, in the countries of Western Europe, where a high level of housing security has been achieved, the institution of individual housing construction is mainly used for the construction of residential buildings according to individual projects to meet the specific housing needs of wealthy groups of the population. In Russia, with the exception of individual housing construction in the immediate suburbs of the largest and largest cities, such construction mainly satisfies the housing needs of less well-off groups of the population.

Consequently, in housing construction in Russia the principle of comparative advantage in the production of goods and services, which consists in the division of labor and the maximum narrowing of the “subsistence economy” sector, is still not applied. Perhaps this situation is explained by the fact that, on the one hand, professional developers, in conditions of imperfect competition, receive significantly greater profits when constructing apartment buildings than single-family or semi-detached residential buildings, and on the other hand, the population thus satisfies their need for housing, avoiding unaffordable market prices.

As a result of the current imbalance in the housing market, its supply by developers is primarily focused on the most profitable segments of demand: luxury housing and business-class housing, which determines the “washing out” of economy-class housing in the structure of housing commissioning. The state is forced to take special measures to stimulate the construction of economy-class housing, including through the state development institute created in 2008 - the RHD Foundation.

Russia is characterized by an almost complete lack of housing, which is being built with the purpose of subsequently providing it for rent (rent). The potential profitability of such projects is significantly lower than those focused on the sale of constructed housing in the indicated profitable segments of demand.

Thus, the structure of housing supply does not provide sufficient diversity to satisfy all the housing needs of citizens, including taking into account their income level.

Housing finance

The main source of financing for housing construction in Russia is the funds of citizens who either independently engage in the construction of individual residential buildings or participate in the financing of the construction of apartment buildings, usually through direct investment through various forms of agreements with developers. Unfortunately, there is no available information on the sources of financing for housing construction in Russia, but, according to our estimates, in 2011, the population built 65% of the total housing area, or 54% of residential units, using their own and borrowed funds (see Fig. 4) .

Developers of apartment buildings attract funds from citizens in various forms, transferring the main risks to them. The federal law12 adopted in 2004 provided relative protection for citizens, but, unfortunately, does not yet work in full force. According to calculations, in 2011, 38% of residential premises built by professional developers were financed in accordance with this law under agreements for participation in shared construction (Fig. 4). Unfortunately, it is impossible to accurately estimate the volume of funds attracted by developers from citizens under other schemes, but, according to expert estimates, it constitutes a significant share in the financing of the construction of apartment buildings.

The development of bank lending to developers for the purpose of housing construction is hampered, firstly, by their lack of reliable collateral. Land plots are provided to developers mainly for rent, which means they cannot be used as liquid collateral. Secondly, construction remains an opaque sector for bank lending. Thirdly, the availability of a free resource—funds from shareholders—does not encourage developers to look for other sources of financing.

Concentration level

In Russia, the five largest developers in 2011 accounted for 7.4% of the total housing area commissioned, or about 13% of housing commissioned by professional developers. The ten largest developers controlled about 11 and 19% of the housing construction market, respectively 13 .

This is not radically different from the situation, for example, in the USA, where the share of the 10 largest developers in the market for the construction of individual (family) houses - the dominant segment in the housing construction market - reached 20% by 2004 (Deloitte, 2004). Moreover, such a high share of the largest developers in the United States is combined, as shown above, with the predominance of small development companies in the market.

The situation changes significantly when moving to the analysis of local housing construction markets in Russia. In particular, the five largest developers in Moscow in 2008 accounted for 62.7% of all housing commissioned (2.06 million out of 3.28 million sq. m.), in St. Petersburg - 36% 14 . Of course, a high level of concentration does not serve as evidence of unfair competition in these markets, but it may indicate a high probability of their monopolization. The true level of concentration and monopolization can only be determined taking into account the analysis of the affiliation of market participants, but the necessary information for such an analysis is not yet available.

Rigidity of urban planning regulation

Despite the large number of administrative procedures at the stage of land management and urban planning preparation of a land plot for housing construction (Bandorin et al., 2012), urban zoning requirements in Russian cities cannot always be called strict. The analysis showed that 6 out of 81 capital cities have not yet adopted land use and development rules (LRU), which makes it possible to individually resolve issues regarding the placement of certain objects (see Fig. 5).

An analysis of the dynamics of amendments to the PZZ of capital cities, carried out in 2012, showed that the document did not undergo changes only if it was adopted on average one year ago. In 21 cities where PZZs have been in force for an average of three years, changes have already been made to them (from 1 to 3). In 27 cities where PZZs are in force from 3 to 5 years, the number of changes increases to 4-8. In cities where PZZs were adopted on average more than 7 years ago (14 cities), the number of changes made to them exceeds 9, reaching 32 in Pskov and Nizhny Novgorod.

Thus, depending on the number of changes made to the PZZ, there are cities with both relatively rigid and relatively flexible urban zoning.

Access to land plots

The main source of access to land for housing construction is open land auctions. The share of land plots that are publicly owned and provided to developers at such auctions exceeded 50% of all provided plots in 2007, and in 2011 - already 90% 15 .

According to our estimates, taking into account the two-year lag between obtaining rights to a land plot and putting an apartment building into operation, the area provided in 2007-2009. land plots potentially allowed professional developers to introduce in 2009 - 2011. respectively, approximately 180 million, 200 and 180 million square meters. m of total housing area (see Fig. 6). However, in fact, only 16-20% of the potential volume of housing commissioned was commissioned annually. If the current volumes of construction are maintained, the development of land plots already provided may take about 17 years.

The current situation can be explained by both high administrative barriers, difficulties with connecting to utility networks, and the disinterest of developers in increasing the volume of housing commissioned. The latter factor may be determined by their strategy of building less and selling more, making profit through rate rather than mass. These reasons are interrelated and indicate imperfect competition in local housing construction markets.

Although the provision of land plots for housing construction at open auctions presupposes open and equal access to land plots for all developers, in practice these conditions are not always met. The analysis of notices of auctions and protocols of their results revealed numerous examples of violations of the law, including restrictions on the composition of participants (the auction is held only for legal entities and individual entrepreneurs); lack of information about the technical conditions and cost of connecting to engineering support networks; imposing on the winner of the auction the obligation to pay the costs of its organization, as well as additional encumbrances.

According to the official website of the Russian Federation for posting information on bidding 16, 3511 auctions for the sale or granting of the right to conclude a lease agreement for land plots for housing construction or integrated development for the purpose of housing construction were recognized as having taken place, while 5266 auctions were recognized as not taking place due to having a single participant. In this case, the latter has the right to conclude a lease agreement for a land plot at a starting price, which creates conditions for abuse by the organizers and participants of auctions, allowing them to negotiate a deal and avoid the actual auction procedure.

In addition, as a result of such auctions, the price of a land plot or rent turns out to be lower than the potential market price. As an analysis of the conditions and results of 66 auctions in 23 municipalities showed, in 37 cases, or 56% of the auctions examined, the public valuation of a land plot turned out to be lower than its market value. The discount at which rights to land plots from state and municipally owned lands are sold averaged 56.1% of the market valuation. Thus, this may reflect the shadow relationship between the auction organizer and the developer, as well as create prerequisites for subsequently making the developer responsible for the construction of social and utility infrastructure facilities, etc.

At the same time, the absence of participants at auctions may indicate the low attractiveness of the land plots that are put up for auction. The reasons why only one developer participates in most auctions need to be studied further.

Providing housing construction with engineering and technical infrastructure

Despite the peculiarities of providing housing construction with various types of engineering and technical infrastructure, there are common problems that cause obvious shortcomings of this submarket.

As mentioned above, the existing system for regulating the activities of public utility organizations and natural monopolies, aimed at creating equal and transparent conditions for developers, does not always work in practice. Taking into account the state of local budgets, restrictions on the growth of utility tariffs for the population, and the high deterioration of engineering and technical infrastructure, most of the investments available to territorial grid companies and public utility organizations are directed to the restoration of existing facilities. The investment capabilities of such organizations for the construction of new facilities are, as a rule, not sufficient to finance the costs required for technological connection/connection of housing construction projects. In addition, programs for the comprehensive development of communal infrastructure systems, which should take into account the planned volumes of housing and other construction, are often completely absent on the ground.

In such conditions, the prevailing way to provide housing construction with engineering and technical infrastructure has become the implementation of individual projects for connection/connection to networks 17 . Setting fees for technological connection/connection on an individual basis entails significant financial and time costs for developers.

In particular, to connect to electrical and heating networks, a developer on average needs to go through 13 procedures, spending 227 days and 4 million rubles. on electrical networks and 187 days and 6.7 million rubles. - for heating networks 18. The largest number of procedures is associated with connecting an apartment building to gas distribution networks (an average of 15 procedures), and they are the longest (an average of 253 days). The most expensive - procedures related to connecting an apartment building to water supply and sewerage networks - require an average of 9.7 million rubles.

Administrative barriers in housing construction

In 2011, the National Association of Builders and the Institute of Urban Economics conducted monitoring and assessment of the level of administrative barriers in housing construction (Bandorin et al., 2012) 19 . A survey of experts, mainly developers, in 43 Russian cities about the practice of passing administrative procedures showed that when constructing an apartment building, developers on average need to go through 100 administrative procedures 20, spending about three years and 25 million rubles on this, including the cost of connecting to utilities networks (average 21 million rubles) 21. Moreover, such costs amount to an average of 10% of the cost of a construction project, and in some cities reach 30%.

In total, in the cities surveyed, 129 additional administrative procedures were identified that were not regulated by federal legislation 22 . Three types of such procedures can be distinguished (see Fig. 7) 23 . The majority of them (90 procedures, or 77% of the total number of additional procedures) are due to violations of federal legislation; 17 procedures, or 15% of all additional procedures, do not contradict federal legislation and are established at the local or regional level within the framework of their own powers. The presence of another 9 procedures (8% of all additional procedures) is due to the lack of necessary regulatory standards in federal legislation. Figure 7 shows that the largest number of additional procedures are used at the stages of design and commissioning of a facility.

General assessment of the situation in the housing construction market and development prospects

The analysis of the characteristics of housing construction in Russia allows us to formulate the following conclusions:

the housing construction market is characterized by a high degree of dependence on administrative bodies, a low level of competition, high administrative barriers, significant risks and low transparency for investment and lending, and is focused on outdated technologies and design solutions;
the system of urban regulation and land use, which underlies the development of housing construction, remains a source of administrative rent and does not provide the formation of either a comfortable environment for living and living, or a transparent legal system for investors;
the supply of housing is low-price elastic, which is expressed in the insufficient volume of housing construction relative to the demand for housing and in the growth of real prices for it before the crisis of 2008-2009;
the current system of motivation for the main market participants creates the preconditions for collusion and affiliation;
The current state of the housing construction market is determined by the balance between legal and illegal barriers to increasing the volume of housing construction, and the interest of developers in the strategy of generating income in the form of a norm, rather than a mass of profits.

From the point of view of government regulation measures, to overcome the shortcomings of this market segment it is necessary:

increase the level of transparency in the housing construction market, including measures to improve the system of urban regulation, tariff regulation and planning for the development of communal infrastructure systems;
create conditions and create incentives for the development of lending mechanisms for housing construction, construction of engineering, technical and social infrastructure, ensuring the availability and attractiveness of credit resources;
to formulate adequate antimonopoly regulation measures taking into account the specifics of the housing construction market;
strengthen the interest of local governments in the development of housing construction by increasing the role of relevant tax revenues in local budget revenues, in particular within the framework of the introduction of a unified local property tax;
stimulate the formation of transparent “publicly presented” public-private partnerships for the construction of economy-class housing, ensuring a clear distribution of responsibilities of public and private partners, including for the construction of engineering, technical and social infrastructure in accordance with the needs of housing construction;
stimulate the development of new market segments: housing construction cooperation and the construction of rental housing, including the development of non-profit rental housing stock for citizens with low incomes;
modernize systems for collecting, storing and analyzing information on key characteristics of the development of land and housing markets in the regions (prices on the housing market, the cost of housing construction, the cost of land for various types of use, the main characteristics of the largest developers, the availability of free capacity of municipal infrastructure and free construction capacity, etc. .d.).

1 Nodal areas, consisting of large and medium-sized cities and surrounding areas gravitating towards them.

2 In 2009, Russia's GDP decreased by 7.8%, but already in 2010 it grew by 4.3%.

3 Calculated from: Deloitte, 2004.

4 Fisher Center for Real Estate and Urban Economics assessment (cited in: Deloitte, 2004).

5 Owned by the Russian Federation, constituent entities of the Russian Federation, municipalities, as well as land plots for which state ownership is not demarcated.

6 A special participant in the market of land plots for housing construction is the Federal Fund for Assistance to the Development of Housing Construction (RHD Foundation), operating since 2008. According to the RHD Foundation, at the end of 2012, the total area of housing designed and under construction on the land plots of the Fund amounted to 12.3 million sq. m.

7 OECD Revenue Statistics 2010 - Environmental Related Taxation. OECD Publishing, 2010. Tables 145, 147. Data for 2008.

8 Calculated based on data from Form C-1 of the Federal State Statistical Observation for 2010, as well as: Housing Statistics in the European Union. OTB Institute for Built Environment, Delft University of Technology, September 2010.

9 Calculated according to Form C-1 of the Federal State Statistical Observation for 2010.

10 Housing Statistics in the European Union. The Hague: Ministry for Interior and Kingdom Relations, 2010. Data for 2009.

11 Calculated as the share of residential buildings constructed by the population in the total number of residential buildings constructed according to Form C-1 data for 2010.

12 Federal Law of December 30, 2004 No. 214-FZ “On participation in shared construction of apartment buildings and other real estate and on amendments to certain legislative acts of the Russian Federation.”

13 Calculated based on: 60 largest housing developers in Russia. Media-Yug company rating, 2012.

14 Reporting data in form 2-PS “Indicators for assessing the socio-economic efficiency of the federal target program “Housing” for 2002-2010.”

15 Calculations by the Institute of Urban Economics based on data from the Federal Antimonopoly Service.

16 www.torgi.gov.ru. According to data on lots for which auctions have not been completed or were completed less than six months ago (date of access to the information resource: September 20, 2012).

17 In particular, by Decree of the Government of the Russian Federation of December 27, 2004 No. 861, such a procedure is established if the network organization does not have the technical ability to technologically connect the power receiving devices specified in the developer’s application.

18 The following parameters were used in the calculation: electrical networks - 250 kW, heating networks - 2 Gcal/h, water supply and sewerage networks - 150 cubic meters each. m/day.

19 For the full report, see the website of the National Association of Builders, www. nostroy.ru.

20 According to the research methodology, completing the administrative procedure consists of obtaining one document (agreement, act, permit, certificate, receipt, extract from the state register, conclusion, certificate, letter, etc.) from one state (municipal) body or authorized organization.

21 The study assumes the construction of a standard apartment building, which is connected to electrical, heat, gas distribution networks and water supply and sewerage networks with specified conditional parameters that were used in calculating the cost of connection. These expenses do not include the costs of acquiring rights to a land plot.

22 In the case of obtaining rights to a land plot at an auction, federal legislation determines the need to undergo 35 procedures during the construction of an apartment building.

23 Calculations were carried out for the case of obtaining rights to a land plot at an auction.

Bibliography

Bandorin L., Kosareva N., Polidi T., Fadeev V., Kholopik K. (2012). Monitoring of administrative barriers in housing construction in Russia. M.: National Association of Builders (NOSTROY).

Bofill P., Soloshchansky O. (2011). Architectural design and construction of social housing. M.: UP-Print.

Yasin E. (2006). The political economy of housing and communal services reform. M.: Liberal Mission Foundation.

Barker K. (2004). Review of Housing Supply. Delivering Stability: Securing Our Future Housing Needs. Final Report - Recommendations. L.: HMSO.

Green R., Malpezzi S., Mayo S. (2005). Metropolitan-Specific Estimates of the Price Elasticity of Supply of Housing, and Their Sources // AEA Papers and Proceedings. Vol. 95, No. 2.

Kosareva N., Tumanov A. (2012). The Housing Market in Russia: Lessons of the Mortgage Crisis // Global Housing Markets: Crises, Policies, and Institutions / A. Bardhan, R. Edelstein, C. Kroll (eds.). Ch. 9. Hoboken, NJ: Wiley.

Kosareva N., Puzanov A. (2012). Urban Development and Town Planning Policy in Modern Russia // ISOCARP Review. Fast Forward: City Planning in a Hyper Dynamic Age / Shi Nan, Ch. Gossop (eds.).

Housing Industry Association (2002). On the Competition Policy Provisions of the Trade Practices Act, 1975.

Deloitte (2004). Staying Competitive in Today's Homebuilding Industry. U.S. Home-builder Survey / Deloitte, McGraw-Hill Construction.

“Social housing is a strategic direction for the development of construction in Russia: experience, problems, prospects” - this most pressing problem for the majority of the population of our country was discussed at a round table meeting, which was recently held at the Russian International Information Agency RIA Novosti. The initiator and organizer of the event was the Association of Builders of Russia. The well-known journalist and presenter of the Ekho Moskvy radio station, Matvey Ganapolsky, was invited to moderate the meeting.

The meeting participants were representatives of federal and regional legislative and executive authorities, experts from the construction industry and development, representatives of the banking sector, business, scientists, experts and analysts. During the discussion, the following issues were discussed: the social and economic responsibility of the construction industry in the social housing sector; practical experience and achieved results in this area; prospects for combining the efforts of government, business and society to achieve their goals; mortgage lending as one of the tools for solving the problem in the current state of economic development of the country.

Analysis of the situation

The main report at the meeting was made by the President of the Association of Builders of Russia Nikolai Koshman. What needs to be done to activate and further dynamic development of the sphere of social construction? How to increase the financial and production efficiency of the construction complex? How to turn the market in the right direction? What needs to be done to make the social lending system for the housing sector profitable and effective for the population and the state? Why is mortgage in Russia actually stalling and will government subsidies help improve the situation? These are the main topics that the ACP president voiced in his report.

All participants in the meeting, in one way or another, also touched upon the questions raised by N. Koshman. But first of all, they tried to answer the main question: is there social housing in Russia?

Thus, the chairman of the property committee of the State Duma of the Russian Federation, Viktor Pleskachevsky, believes that in our state there is no social housing at all, since the very concept of it was initially formulated incorrectly.

“All over the world, social housing is real estate that is owned by municipalities and is rented out. In Russia, the concept of social housing is distorted and means cheap,” the deputy said.

Therefore, V. Pleskachevsky proposes to complete the free privatization of new social housing. In his opinion, “as long as free privatization is carried out, social housing does not exist.”

Another issue that was also touched upon by all speakers at the meeting was the state of affairs in the domestic housing construction market.

According to the first executive vice-president of the Russian Union of Industrialists and Entrepreneurs, Alexander Murychev, despite all the difficulties, housing construction in Russia is reviving. After all, the volume of loans issued to legal entities and individuals for the purpose of housing construction at the end of the first quarter amounted to 205 billion rubles, while in the first quarter of 2010 only 147 billion rubles were provided.

“And the dynamics will continue, which should stimulate housing construction,” says A. Murychev.

Almost all participants in the round table noted that the Russian authorities’ emphasis on mortgages and commercial construction is greatly hindering the development of the construction industry. According to the most optimistic estimates, no more than 15% of the population today have sufficient funds to buy housing.

At the same time, 40% of the Russian population have housing that does not meet the minimum requirements for improvement and comfort. However, local government bodies recognized only 3.1 million families (6.4% of the country’s population) as needing improved housing conditions and registered as those on the waiting list for apartments. But even this shortened queue of those in need is shrinking very slowly. Even in the pre-crisis years, which were successful for builders, about 140 thousand Russian families received free apartments. A simple arithmetic calculation shows that the wait for the promised square meters lasts about 20 years. And in the context of the current construction recession, the waiting list for social housing for many Russians will exceed 30 years.

Another statistical comparison gave exactly the same result. Today, the average provision of living space in the Russian Federation is only 21.1 m² per person, which is two times lower than in Europe. To get closer to the European level, according to experts from the Association of Builders of Russia, at least 1900-2000 million m² of residential real estate need to be built in our country. Over the past 2010, only 58 million m² of housing were commissioned in the country. In 2011, according to Rosstat, the decline in housing commissioning continues: in the first 5 months of 2011, 6.9% less residential real estate was built in Russia than in the same period last year. Once again, a simple calculation suggests that this state of affairs in the construction sector will mean that it will take more than 30 years to provide those on the waiting list with social housing.

It’s just some kind of magic of numbers! Although the thirty never seemed to be endowed with such properties?

Inaccessibility factors

It would seem that what’s easier, if you don’t want to wait for decades for free housing, save up some money or take out a loan and celebrate your housewarming! But with the constant rise in prices per square meter, you simply can’t find enough money! Most of the speakers at the round table spoke about this in different interpretations.

According to Nikolai Koshman, statistics on housing construction in Russia indicate that affordable and comfortable housing is not being built in the country in the required volume, and one cannot expect a reduction in prices for it. Moreover, the cost of housing in Russia in 2011, under certain conditions, may reach pre-crisis levels. In particular, the head of the ACP believes that the situation with cement, which has been observed in recent months in our country, can lead to this. According to his information, cement prices doubled between March and June 2011 - up to 6 thousand rubles. per ton.

According to Maxim Temnikov, a member of the board of directors of the former Mirax Group, the unaffordability of housing for most Russians lies in the high level of mortgage rates. According to his calculations, if the cost of a mortgage is 8.5% per annum, then within 10 years the price of an apartment purchased in this way is equal to the cost of approximately 2.3 apartments.

“If the mortgage, as in Switzerland, is 2.5%, then there are only 1.3 apartments. That is, in fact, Russians overpay for more than one apartment in 10 years, and this is a lot for such salaries as ours. If we overpay more than the Swiss, what can we talk about affordability?”, the question asked by M. Temnikov is very fair.

Another important factor in the increase in price per square meter, and therefore in the decrease in the affordability of housing, is the burden that developers are subject to.

Chairman of the State Duma Property Committee Viktor Pleskachevsky believes that contributions to infrastructure in Russia amount to about 40-50% of the cost of housing. In his opinion, reducing the importance of this factor could bring down prices for “square meters” and encourage Russians to buy apartments. According to the deputy, this is precisely the way the state should regulate the cost of housing.

The idea, which was also strenuously explained to the audience by the head of the Duma property committee, is this: it is necessary to create demand for social rent, and not for the involvement of housing in property ownership, otherwise the cost of housing will continue to rise rapidly. And municipalities must provide land free of charge for the construction of rental stock.

“About 85% of housing in the world is rental housing. In Moscow, about 50% buy housing not for their own needs, but for investment purposes,” V. Pleskachevsky summed up his reasoning. In addition, the deputy proposes to actively remove the remaining industrial production from cities, reclaim the land and build new residential neighborhoods on the site of former industrial zones.

As you know, such a cost item as the creation of engineering infrastructure for future residential areas greatly increases the cost of residential real estate. Chairman of the Moscow City Duma Vladimir Platonov, who spoke at the meeting, said that in the capital the infrastructure problem could soon be resolved positively for developers. According to him, the city is ready to take on the burden of bringing communications to construction sites of residential buildings. It’s hard to believe that this will significantly reduce the cost of “residential squares” in the Mother See, but this is good news.

Searching of decisions

Vice-President of the Association of Builders of Russia, Chairman of the Council of the National Association of Mortgage Market Participants Vladimir Ponomarev proposed implementing a program for the construction of social housing at the expense of budget funds and municipal funds. According to V. Ponomarev, the so-called local housing corporations were to become the operators of this program. And to finance and coordinate social housing programs, the government should establish a federal housing corporation. This corporation will be the state customer of basic construction materials, and will also be engaged in the liberation of vacant urban areas from dilapidated and dilapidated housing and the construction of engineering and transport infrastructure on them. This is not the first time that the ACP Vice President has voiced this idea. But she does not find support from government agencies.

Within the framework of the round table, a number of other practical issues of development of the social housing sector in the current state of the country’s economy were also discussed. The president of the Yaroslav the Mudry holding, the director of the representative office of the Association of Builders of Russia in the Yaroslavl region Sergey Okhov, the general director of the construction company "House-Building Plant XXI Century" Andrey Tumanov, the head of the department of the St. Petersburg State University, the general director of CJSC "STC of Applied Nanotechnologies" spoke about their work experience » Andrey Ponomarev.

As N. Koshman noted in his concluding remarks, organizing a discussion about social housing in the Russian Federation, “The Association of Builders of Russia had the intention of drawing the attention of authorities, business, specialists, and the public to the social and economic significance of this specific sphere, in which production is simultaneously carried out and services to the population." The head of the ASR promised to transfer all materials from the meeting to the Chairman of the Government of the Russian Federation.

Prepared by L. Rudnitsky
Photo by S. Mikheev