Кадастровая стоимость недвижимости (участков земли и капитальных строений) сегодня часто оказывается завышена. При этом исходя именно из этой стоимости государство определяет размер налоговых платежей — земельный налог и налог на имущество (Налоговый кодекс РФ, статьи 378.2, 391, 402). Чтобы платить меньше налогов на землю и имущество, можно попробовать снизить кадастровую стоимость недвижимости.
Для предпринимателей снижение этой стоимости на 20% может сэкономить ежегодно около 30% налоговых платежей. А это уже весомый вклад в процесс снижения издержек и повышения конкурентного преимущества. Однако Росреестр, как правило, не идет навстречу предпринимателям и в подавляющем большинстве случаев не удовлетворяет заявления о снижении кадастровой стоимости недвижимости. Что делать в таких случаях и как правильно снизить кадастровую стоимость недвижимости?
Кто может сэкономить
Чтобы пересмотреть кадастровую стоимость, предпринимателям необходимо обратиться с заявлением в специальную комиссию при территориальном Росреестре. В основном с таким заявлением обращаются собственники объектов недвижимости, а также их владельцы, которые пользуются этими объектами на основании постоянного (бессрочного) пользования или пожизненного наследуемого владения. Но есть еще ряд категорий граждан, которые также могут подать заявление на пересмотр стоимости недвижимости в специальную комиссию.
В эти категории входят:
- участники долевой собственности;
- бывшие собственники объекта недвижимости, если они успели подать соответствующее заявление в течение налогового периода, когда владели объектом недвижимости;
- лица, имеющее исключительное право выкупа или аренды земельного участка, если выкупная цена или арендная плата такого участка исчисляется исходя из его кадастровой стоимости;
- арендаторы, если арендная плата за пользование имуществом рассчитывается исходя из его кадастровой стоимости;
- публично-правовые образования по государственной или муниципальной собственности;
- прокурор вправе обратиться в суд с заявлением об оспаривании результатов определения кадастровой стоимости.
С чего начать
Перед тем как подавать заявление на пересмотр, необходимо проконсультироваться с оценщиками. Они оценят возможности снижения кадастровой стоимости исходя из рыночной стоимости объекта недвижимости.
Затем стоит сопоставить возможные затраты на процесс (услуги оценщиков, юристов, госпошлины и т. д.) с экономической составляющей снижения кадастровой стоимости. То есть, проще говоря, ответить на вопрос: действительно ли на налоге удастся сэкономить или на процесс пересмотра кадастровой стоимости уйдет больше денег.
Важно помнить, что кадастровая стоимость действует несколько лет, соответственно, сэкономить деньги можно в течение пары лет.
Сколько могут составить такие затраты? В среднем в зависимости от площади объекта (чем больше площадь, тем больше экономия) и его специфики отчет оценщика обойдется от 25 000 руб. до 180 000 руб. Услуги юристов будут стоить от 40 000 руб. до 120 000 руб. за каждый этап — комиссия при Росреестре, суд первой инстанции, апелляционная инстанция и т. д. Далее нужно будет заплатить за судебную экспертизу, которая обойдется от 25 000 руб. до 180 000 руб.
Еще вариант — найти совместные спецпредложения юристов и оценщиков «под ключ», включая составление досудебного отчета оценщиком и полное сопровождение юристами. Такой «пакет» услуг дешевле и обходится от 200 000 руб.
В среднем достаточно снизить кадастровую стоимость примерно на 20%, чтобы был реальный экономический эффект.
Как снижение кадастровой стоимости нежилых помещений позволяет экономить на налогах — примеры из дел Московского городского суда
Площадь, кв. м
Кадастровая стоимость – была, руб.
Кадастровая стоимость – стала, руб.
Снижение кадастровой стоимости –на сумму, руб.
Снижение кадастровой стоимости, %
Экономия на налоге за год, руб.
1593,8
181 753 700,65
112 744 890
69 008 810,65
37,97
897 114,54
2157,6
241 562 134,27
147 546 000
94 016 134, 27
38,92
1 222 209,75
396,2
89 190 329,24
57 491 000
31 699 329,24
35,54
443 790,61
451,8
101 021 228,51
37 156 000
63 865 228,51
63,22
894 113,20
293,7
67 143 221,05
34 517 000
32 626 221,05
48,59
456 767,09
9228,3
872 126 191,32
712 772 000
159 354 191,32
18,27
2 230 958,68
Когда Росреестр отказал
По статистике Росреестра, большинство заявлений комиссиями не удовлетворяются: в январе-феврале этого года, например, из поступивших 4037 заявлений решение о пересмотре кадастровой стоимости было принято только по 56 (1,4%).
Комиссия обычно удовлетворяет такие заявления, если видит очевидное расхождение рыночной стоимости и кадастровой. При этом расхождение обычно составляет менее 30%. Если расхождение составляет более 30%, комиссия «автоматически» отказывает в удовлетворении заявления. Пересмотреть кадастровую стоимость в большую сторону комиссия не может.
Если вам не повезло и комиссия выдала отрицательное решение по вашему заявлению, следующий шаг – это обращение в суд. Тут без помощи квалифицированного юриста не обойтись: в суде по административным делам могут быть представителями только лица, имеющие высшее юридическое образование.
Суд идет
Перед обращением в суд необходимо вновь собрать требуемый пакет документов, оплатить госпошлину и направить исковые заявления сторонам, участвующим в деле. После получения подтверждения, что все стороны по делу получили исковые заявления с приложениями, можно подать исковое заявление с документами в суд.
Процесс рассмотрения дела в суде первой инстанции занимает в среднем от 3 до 6 месяцев. В ходе разбирательства обычно во всех делах назначается судебная экспертиза. Она, как правило, подтверждает, что предоставленный истцом отчет оценщиков вместе с исковым заявлением не соответствует законодательству. Судебный эксперт высчитывает свою рыночную стоимость объекта недвижимости. Обычно рыночная стоимость, указанная судебным экспертом, и устанавливается судом в решении. Бывают случаи, когда суд назначает повторные судебные экспертизы, поэтому в деле могут содержаться три отчета разных оценщиков.
Решение суда вступает в силу в течение месяца с момента изготовления полного текста. Стороны по делу могут оспорить это решение, написав апелляционную жалобу, которая рассматривается апелляционной инстанцией. После изготовления текста апелляции в окончательной форме решение суда первой инстанции вступает в силу. Обычно этим заканчивается судебный спор.
В отличие от Росреестра, суды в 90% случаев выносят положительные для истцов решения и удовлетворяют иски по кадастровой стоимости.
Куда дальше
После получения решения суда и апелляционного определения необходимо подать документы в Кадастровую палату в целях внесения новых сведений о кадастровой стоимости объекта недвижимости. После того как сведения о кадастровой стоимости будут обновлены в реестре, можно обращаться в налоговый орган с заявлением о перерасчете налога, если налог уже был оплачен.
Снижение кадастровой стоимости помогает в среднем сэкономить на земельном налоге и налоге на имущество около 30%.
Последняя хитрость
Важно знать, что нужно подавать соответствующее заявление в комиссию при Росреестре в год, когда кадастровая стоимость была установлена, иначе налоговая не сделает перерасчет за этот год.
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