Das Vergleich-Wertverfahren
Diese Bewertungsmethode auf der Basis der bisher in der Region erzielten Verkaufspreise ist geeignet für Ein- und Zweifamilienhäuser, Reihenhäuser, Doppelhaushälften und auch Eigentumswohnungen. Wenn es um das Bauland geht, greift man zurück auf die „Bodenrichtwertkarte“. Bei dieser Methode steht wirklich die aktuelle Marktlage im Fokus. Für den Preisvergleich werden andere Immobilien ähnlicher Ausstattung und Größe in der betreffenden Umgebung herangezogen. Außerdem werden selbstverständlich auch der allgemeine Zustand der Immobilie und so wichtige Aspekte wie die Infrastruktur in die Gesamtbewertung mit einbezogen. Ein sehr wichtiges Kriterium ist immer die Grundstücksgröße und das Baujahr des Objekts oder die Lage mit ihrer Infrastruktur. Neben der obligatorischen Baubeschreibung ist auch der Zustand der Außenanlagen von hohem Belang, und dann werden auch noch die sogenannten Wohnumfeldinformationen berücksichtigt. Dazu gehören z. B. auch die Einkommens- und Altersverteilung in der näheren und weiteren Nachbarschaft, also in einem erweiterten Sinne das soziale Umfeld. In dieser Hinsicht schneiden die Villen in Berlin-Dahlem nun mal eben besser ab, als die Plattenbauten in Berlin-Hellersdorf.
Gerade ältere Häuser müssen sehr unterschiedlich bewertet werden. Bei manchen Häusern werden immer wieder werterhaltende oder sogar wertsteigernde Maßnahmen durchgeführt, andere Eigentümer wieder lassen ihre Häuser z. T. sogar absichtlich verfallen. Das kann natürlich einen riesigen Wertunterschied ausmachen. Ein erfahrener Sachverständiger erkennt schnell die Kriterien, die eine nachhaltige Wertminderung oder eben auch eine Wertsteigerung zur Folge haben. Letzteres ist z. B. an besonderen Ausstattungsmerkmalen wie z. B. einen Kamin, aber auch regelmäßige Instandsetzungs- und Modernisierungsmaßnahmen gekoppelt. Andere typische Beispiele für eine deutliche Wertsteigerung sind die neue Heizungsanlage, die neue Dacheindeckung, eine moderne Fassadendämmung, die Erneuerung der Fenster oder die Sanierung von Bad und Küche. Es gibt aber auch Fälle, da fehlen einfach akzeptable Vergleichsobjekte in der näheren Umgebung, oder die Region ist zufällig von extremen Marktschwankungen beim Verkehrswert betroffen, vielleicht durch die Schließung eines bedeutenden Arbeitgebers in der Nähe. Man muss sich also darüber im Klaren sein, dass das Vergleichswertverfahren meistens nur eine Momentaufnahme der lokalen Situation am Immobilienmarkt sein kann.
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