INTERNATIONAL EXPERIENCE IN INTRODUCING SURVEYING TO REAL ESTATE MANAGEMENT

ABSTRACT

The features of modern development of the theory and practice of the concept of surveying in the world economy are considered. The conceptual analysis of terminology in this area is carried out. It shows the evolutionary development of the content of surveying activities with current clarifications. The concept of surveying as a special kind of professional activity at the real estate market has been specified and described. It has been pointed out that surveying includes a number of specializations from land surveying, geodesic works and cartography to inspection, due diligence, real estate objects evaluation and management. Presented is the analysis of modern international surveying organizations in the form of the Royal Institution of Chartered Surveyors (RICS) in Great Britain and the American Congress of Surveying and Mapping (ACSM). Also, the comparative analysis of leading foreign and Russian surveying companies’ activity is represented. The conclusions about perspective of surveying development in the Republic of Uzbekistan are given.

АННОТАЦИЯ

Рассмотрены особенности современного развития теории и практики концепции сервейинга в мировой экономике. Проведен концептуальный анализ терминологии в этой области. В нем показано эволюционное развитие содержания геодезической деятельности с текущими уточнениями. Уточнено и описано понятие сервейинга как особого вида профессиональной деятельности на рынке недвижимости. Было отмечено, что сервейинг включает в себя ряд специализаций от землеустройства, геодезических работ и картографии до инспекции, оценки объектов недвижимости и управления ими. Представлен анализ современных международных сервейинговых организаций в виде Королевского института дипломированных оценщиков (RICS) в Великобритании и Американского конгресса геодезии и картографии (ACSM). Также представлен сравнительный анализ деятельности ведущих зарубежных и российских сервейинговых компаний. Даны выводы о перспективах развития сервейинга в Республике Узбекистан.

Keywords: surveying, organizations, real estate, management, efficiency, land plot, land management, surveying companies

Ключевые слова: сервейинг, организации, недвижимость, управление, эффективность, земельный участок, землеустройство, сервейинговые комании.

The study of global and domestic experience shows that only the use of a professional approach to real estate management can significantly improve its effectiveness in the interests of owners, users of real estate, the state and society as a whole. This approach to real estate management is called "surveying". Servicers perform functions such as:

- development of a strategy and program of real estate management, implementation of this program, control over the progress of its implementation [1];

- selection of contractors and resource providers and concluding contracts with them for the maintenance, servicing and provision of utilities, monitoring the performance of contractual obligations and the quality of housing and communal services provided;

- rational use of the real estate property with the aim of making profit for the homeowner, targeting the funds received for the maintenance of the house;

- organization of real estate development processes;

Thus, the activities of surveyors cover all stages and forms of the manifestation of the life cycle of real estate, provides an interrelated solution to all practical issues.

In world practice, the concept of a systematic approach (surveying) to real estate management is widespread, which is to implement a professional, integrated management of real estate at all stages of the life cycle in the interests of the owner [2]. The concept of the system approach includes all kinds of planning (general, strategic and operative) for the effective functioning of real estate as well as measures connected with the complex of technical and economic expertise of real estate objects that ensure the maximum effect from the use of the object [3]. Various scientific and methodological issues of surveying in construction have a significant degree of elaboration in the studies of foreign scientists due to the greater development of the surveying market [4]. The essential contribution to development of scientific bases of surveying and its perspective development was made by such researchers as S.A. Baronin, A.S. Zimina, K.Y. Kulakov, M.A. Lunyakov, A.N. Nuzhdin and others [5]. Among the scientists who devoted their works to solving the problem of economics and real estate management, surveying and professional real estate development, the development of surveying services in commercial real estate management, it is necessary to mention P.G. Grabovoy, M.V. Kalenkevich, A.V. Marchenko, S.A. Baronin, S.A. Lomakin and others [6]. Analysis of the works of these authors allowed to form a general scientific basis and determine the main approaches to the study of surveying in construction [7]. The methodological aspects of the work were conducted using a systematic, comprehensive approach, logical research methods, analysis, comparative and situational analysis [8]. Our research has shown that the concept of "surveying" is evolutionary and evolving. The modern word surveying came from the English word survey, which is widely used in various fields of knowledge and has many meanings [9]. So, in natural sciences the term survey means: complex research, study; survey (medicine); review; review [10]. In the social sciences, the word is used as: survey, polling, interviewing; assessment, inspection, review, analysis, risk assessment (economics). In the technical sciences, the word survey means: examination; surveying, land surveying (geodesy); field study, surveying (topography); geological surveying (geology); inspection, etc [11]. In the most common understanding surveying defines the field of knowledge associated with measurements on the ground is the science and technique of accurately determining in space the location of points on the surface of the earth, measuring the distances and angles between them [12]. This data is used in determining the boundaries of property owners, making maps, and developing site and building plans [13]. For example, the International Institution for the History of Surveying and Measurement recognizes that the terms "surveying" and "measurement" cover a very wide range of issues [14]. However, the term "surveying" is defined by this organization as a concept referring to the collection of data related to describing the characteristics of the earth's surface and presenting them, usually in the form of maps, plans, or digital models. Thus, the notion of surveying can refer both to a small plot of land under a house and to the entire surface of the Earth [15].  The American Congress on Surveying & Mapping ACSM [6] defines surveying closely to this understanding: it is the science and art of making all necessary measurements to determine or establish the relative location of points and natural or artificial elements above, on or below the Earth's surface and depict them in a usable form. The first technologies of surveying were well known and widely used in the ancient world (about 5000 years ago), because the land, as the main good and wealth required measurements, formal descriptions, determination of borders and coordinates.

In Europe, surveying as an independent professional activity became widespread in the Middle Ages. With the development of industrial production, the growth of cities, the appearance of new and diverse properties, the list of functions of professional surveyors expanded, covering new areas of knowledge and practices from land surveying, surveying and cartography to the inspection, due diligence, assessment and management of real estate [16]. Evolved and the concept of "surveying", becoming more capacious and all-encompassing. It can be considered that surveying as a type of professional activities in the real estate market in the modern sense has absorbed a number of specializations. Surveyors as professional participants of the real estate market perform functions of collecting, processing and providing information about land and other real estate objects, planning the spatial development of cities and towns, preparation and implementation of real estate development projects, project costing and real estate valuation, real estate management, inspection and comprehensive technical, legal, management, financial and economic expertise [17]. Thus, the activities of surveyors are carried out at all stages of the life cycle of real estate, which provides a systematic approach to real estate as an object of management [18].

Depending on the objectives and functions performed by the management company, there are several functional models of surveying activities typical for foreign surveying companies: Real Estate Management as an investment asset (Asset Management); Property Management (Property Management); Project Management (Project Management); Facility Management (Facility Management); sanitary and technical service object (Cleaning) [19].

Review of world experience in the field of surveying allows you to select the Royal Institution of Chartered Surveyors of Great Britain as one of the leading global structures. In this regard, the history of the Royal Institution of Chartered Surveyors of Great Britain (RICS) is of interest [20]. Historically surveying first formed in England in the XV-XVI centuries. In its early stages, it included the functions of specially authorized public officials to survey land plots, land registration and rights to them [21]. This is explained by the fact that at that time land was seen as the main wealth, the basis of life and the main source of income. One of the founders of economic science, W. Petty expressed it in the following words: "Labor is the father and the active beginning of wealth, and land is its mother". The basis of the development of the English economic school and practice was the issues related to real estate. The understanding of real estate as the foundation of national wealth can be traced back for centuries. As the market economic system developed, the urgent need to solve real estate problems demanded extensive training of specialists [22]. A legitimate consequence was the founding in London in 1868 of the Institute for the Training of Surveyors. In 1881 it was given the title "Royal" and since then it has been called the Royal Institution of Chartered Surveyors.

Modern understanding of the concept of surveying as a professional activity in the real estate market includes Building Surveying, Land Surveying, Engineering Surveying, Cadastral Surveying, Environmental Surveying, Construction Surveying, Mineral Surveying, Quantity Surveying, Valuation Surveying, Planning and Development, Project Management [23]. Surveyors perform functions of collection, provision and processing of information on real estate objects, city planning, preparation and implementation of development projects, real estate valuation and management, repair, reconstruction and modernization of buildings, construction inspection, participation in sales and rentals of commercial real estate [14]. Thus, the activities of surveyors cover all stages and forms of the manifestation of the life cycle of real estate, provides an interconnected solution to all practical issues. The need for such an organization was dictated by the expansion of global industrialization, and as a consequence, the rapid development of infrastructure, housing, transport communications, which required a more accurate control and accounting. The Society of Surveyors was later renamed the Royal Society of Certified Surveyors (RICS) [24]. Now it is the leading organization in the field of surveying, which unites specialists in the field of economics and real estate management, construction, land management and other activities related to the environment. This society operates in 146 countries around the world. A huge role belongs to the society in developing and maintaining standards of professional activity and in information provision for the members of the society RICS issues the Global Real Estate Weekly, conducts regular real estate market surveys (Housing Market Survey, Commercial Market Survey etc.), carries out analytics and forecasting (RICS Forecasts, Housing and Affordability Analysis), makes special studies and organizes international conferences [14]. The key role of RICS is to regulate and promote the profession; to maintain the highest educational and professional standards; to protect clients and consumers with strict ethics; and to provide independent advice, assessments and recommendations. RICS has 17 professional groups, sets standards, develops recommendations and provides information in a variety of industries. Today RICS has more than a worldwide staff, most of its members are not citizens of the United Kingdom. The strategic direction of the organization is set by the Board of Managers, which includes the company's management and its representatives around the world. Led by the President, the Board of Managers is supported by councils and committees made up of active members of the RICS staff. These groups are made up of regional councils, national councils and 17 specialists in each professional group. It works closely with professional organizations around the world, including those in developed and developing countries [12]. RICS represents the following regional structure: RICS Europe; RICS Americas; RICS Asia; RICS South Asia; RICS Oceania; RICS Middle East and Africa. At present we can also speak about steady permanent activities of RICS in Russia. The American Congress on Surveying & Mapping (ACSM) was founded in 1941 to better coordinate American surveying and mapping activities. The Congress brought together professional topographers, cartographers, surveyors, surveyors, and other professionals whose professional activities involve spatial measurements and land assessments. These professionals are members of four professional associations, which are members of Congress: American Association for Geodetic Surveying (AAGS), Cartography and Geographic Information Society (CaGIS), Geographic and Land Information Society (GLIS), National Society of Professional Surveyors (NSPS).

For today it is possible to allocate some leading Russian and foreign companies. Such companies include foreign surveying companies:

1.International real estate development company Hines (USA);

2. Surveying company Sawatzky Property Management (Canada);

3. International consulting company Knight Frank (England);

4. Surveying company AM Surveying Property Services Limited (RICS, England).

The following Russian companies are worth mentioning:

1. ZAO Servicing Company "Unified Leasing System" (Kazan);

2. ZAO Servicing Company "EvroDomService" (Moscow);

3. (Servicing company M Consulting Group (Moscow).

The comparative analysis of Russian and foreign surveying companies' practice has allowed to draw a conclusion that foreign surveying companies are dynamically developing companies with the considerable operational experience in the fields of commercial, agricultural and residential real estate. They render different services at all stages of the life cycle of the real estate object, providing at the same time maximum profit for their clients and investors. The distinctive feature of such companies is the presence of offices practically in all countries of the world, including Russia.

It has been established that the activity on real estate objects management on the basis of surveying concept is problematic, innovative and actively developing in the Republic of Uzbekistan. In practice, there is a vague understanding of the content and purpose of surveying services. The successful application of surveying in real estate management is confirmed by examples of surveying companies' activity.

Thus, the features of modern development of the theory and practice of surveying concept in the world economy, presented for the analysis, have shown both effectiveness, problem and perspective of application of surveying approach for the specific conditions of real estate market management in the Republic of Uzbekistan.

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