Which test center is better, real estate agent or real estate appraiser?

Real estate appraiser belongs to intermediate title.

Introduction to examination

From 1993 to 2003, the professional qualification system of real estate appraisers in China has been established for ten years, and appraisers in China have gone through ten seasons. As a professional qualification, real estate appraisers need high personal experience, professional level, knowledge and service level. 1. The appraisers should have certain knowledge of architectural knowledge and project cost.

We know that any appraisal method will involve a certain architectural knowledge, especially the hypothetical development method, which will test the appraiser's architectural knowledge level. There are not many "real" real estates in the evaluation case, but a large number of them include oil storage tanks, oil pipelines, high-voltage electricity, pump ships, docks and storage tank foundations. For the trestle, a "movable property" with neither cost data nor drawings, it is advisable to adopt the replacement cost method and combine with the "substitution principle" to "simulate" the building construction scheme that can be rebuilt to the "best" use state of the physical object under the current design ideas and construction technology, and then calculate the engineering quantity in parts, and then find the relevant water conservancy and civil engineering quotas and calculate its new construction cost. Evaluation of these "cases" requires appraisers to have certain knowledge of architectural knowledge and project cost.

Second, appraisers should master certain real estate economic theories.

As we all know, real estate appraisal is a branch of real estate analysis from the perspective of economics. Therefore, only with a profound economic theoretical foundation can we really do a good job of appraisal and make corresponding exploration. This requires appraisers to understand and discuss more brokerage issues, including discount, depreciation, economic growth, opportunity cost, marginal income, income and tax. , and participate in real estate brokerage theory training, knowledge contest and real estate continuing education. I passed 1996 self-study training and passed the examination of real estate appraisers, and 1997 won the first prize of "Jingmen Real Estate Law Knowledge Competition" and won the 200 yuan. In fact, a comprehensive appraiser can not only engage in "single item" appraisal business, but also provide real estate investment/home purchase consulting services for the public-solving problems for real estate investors or making suggestions for home buyers. This mainly includes: budget real estate investment value and investment return; Calculate the investment/house purchase cost and arrange the house purchase funds; Calculate the cost of transformation and improve the level of property income; Predict market fluctuations and determine the direction of investment/home ownership; Calculate the cost of lease, sale and mortgage (lien), and arrange the property asset management plan.

Third, appraisers should have rich professional and technical knowledge of real estate.

As the name implies, real estate appraisal is a technical work to appraise real estate or the subject matter based on real estate. Without the basic knowledge of real estate specialty, it is impossible to be an appraiser. It can also be proved from the basic methods of real estate appraisal that the cost method estimates the value of real estate through cost calculation, such as how to determine the average social profit rate and occupation cost, which is directly related to the reliability of the appraisal conclusion; Market method is to estimate the value of real estate with comparable market price, but without the basic knowledge of real estate, how to choose "comparable examples" and how to adjust "regions" and "individuals" and other factors; The income reduction method is to measure the value of real estate according to the discount principle. If you don't have the basic knowledge of real estate, how can you judge the objective income, especially when the income as a whole is inseparable and only a part of the real estate value must be determined, it is even more inseparable from the professional knowledge of real estate. In fact, real estate expertise covers a wide range, including architecture, planning, land, quality, planning, marketing, property management and so on. Some appraisers only have "yes" and "no" when they use the market method to evaluate the property management as an individual factor. However, in actual work, the level of property management is quite different, which should be treated differently and revised.

Four, appraisers must be familiar with the relevant laws, regulations and rules.

We know that there are no rules. As appraisers engaged in real estate appraisal business, they must be familiar with the General Principles of Civil Law, Contract Law, Guarantee Law, Real Estate Law, Land Management Law and its detailed rules for implementation, Measures for the Administration of Urban Real Estate Mortgage, Measures for the Administration of State-owned Assets and its detailed rules for implementation, Auction Law, Specification for Real Estate Appraisal, Regulations on Urban Land Appraisal, and so on. For example, by repeatedly studying relevant tax laws and policies and consulting relevant departments, appraisers should be able to accurately calculate real estate-related taxes and fees, including land value-added tax and enterprise income tax; In order to understand the relevant provisions of the guarantee, Article 4 of the Interpretation of Several Issues on the Guarantee Law of the Supreme Court on February 8, 2000 stipulates that "if a director or manager violates the provisions of Article 60 of the Company Law of People's Republic of China (PRC), the guarantee contract is invalid", and Article 60 of the Company Law stipulates that "a director or manager may not use company assets as a guarantee".

V. Appraisers should be familiar with the real estate market and its transaction changes.

As we all know, the principle of market comparison method is market investigation, and the socialized evaluation cost in cost method is generally obtained through comparison method. The "annual income" of the income reduction method is also mainly determined by the market comparison method, assuming that the market sales price in the development method is the market present value and so on. Therefore, it is very important for appraisers to be familiar with the real estate market and its transaction changes. In practical work, I pay great attention to understanding, collecting and judging relevant market transaction cases, including buying and selling, mortgage, leasing, auction and debt repayment. In fact, only by having a large number of cases and establishing database management can I be handy in the specific appraisal, and I have to maintain good cooperative relations with many developers, economic companies, auction companies and relevant departments, and I can also learn about the price information of second-hand houses through local newspapers, radio, television and the Internet. In addition, grasping the truly meaningful local real estate transaction price from auction announcement and auction transaction price greatly increases the inventory of real estate cases. I also have a real estate appraisal notebook, a scrapbook of real estate transaction prices and an electronic file of real estate appraisal. I usually pay attention to collecting, sorting out and perfecting these basic work, which has brought unexpected results to the daily real estate appraisal work.

Six, appraisers should have high quality and honest service.

Real estate appraisal is a typical service work, but it is not a physical service, but an intellectual service. Therefore, I think that a qualified appraiser should not only have professional pride, but also have sincere service consciousness and practical actions. We know that some appraisal institutions often show the feeling of "being too poor and loving the rich" to their customers. For example, when customers want to know the conclusion, some appraisers don't reason with facts, but mystify and even prevaricate customers with words like "you don't understand" and "I can't explain clearly". What's more, sometimes, for example, "the charge is low and the price is low." In practical work, appraisers should put themselves in the shoes, think about what customers think and worry about what customers are anxious about. In order to solve the problem that customers want to pay less, on the one hand, we should guide most customers to understand the intangible cost of valuation business, or the accumulated cost of long-term experience; On the other hand, we should move "God" by providing customers with high-quality and honest services.

With China's accession to the WTO, foreign and Hong Kong, Macao and Taiwan economic assessment agencies will come one after another. The existing "vicious price competition" among peers will inevitably succumb to the competition of service, quality and quality, and even the comprehensive competition of appraisers' skills and character.

Real estate/real estate agency

According to the relevant regulations of the Ministry of Construction and the Ministry of Personnel, the professional qualifications of real estate agents in China are divided into two levels: real estate agent qualification and real estate agent associate qualification.

The qualification of real estate brokers shall be subject to a unified national outline, unified proposition and unified examination system, which shall be organized and implemented by the Ministry of Personnel and the Ministry of Construction, and shall be held once a year in principle. People's Republic of China (PRC) citizens who abide by national laws and regulations, obtain the qualification of associate real estate broker (not required before 2005), and reach the required education and working years can sign up for the qualification examination of real estate broker. Those who pass the examination will be issued the "People's Republic of China (PRC) Real Estate Broker Qualification Certificate" uniformly printed by the Ministry of Personnel and the Ministry of Construction by the provincial personnel department. The certificate is valid nationwide, and the employer can hire the holder as an economist according to the needs of the work.

The examination for real estate agents is organized by the Ministry of Construction and the Ministry of Personnel. The examination includes the following four subjects: the basic system and policy of real estate, the introduction of real estate brokers, the practice of real estate brokers and the relevant knowledge of real estate brokers. The examination takes a two-year cycle and is managed in a rolling way, that is, all four subjects pass within two years.

As can be seen from the introduction of the above exam, the real estate appraiser exam is definitely much more difficult than the real estate broker exam. It turns out that it is.

I suggest you find your own development direction. If you want to engage in brokerage business in the future, that is, real estate agents and the like, then apply for the broker exam. If you want to engage in appraisal, then you should report to a real estate appraiser.