Leasing office space as a business. What is more profitable to rent out – offices or apartments? Business for renting out premises

Do you dream of making money in real estate? Do you want to know how to rent out commercial real estate, what to look for when buying it, and where to look for tenants? “M16-Real Estate” equips all potential businessmen in this field and tells them what they need to get a stable and high income.

At the end there is a nice bonus: the most promising commercial properties for further rent or resale.

Commercial real estate: where to start?

To begin with, we advise you to once again decide on your final choice of real estate: are you sure that you want to deal with commercial premises? When asked what is more profitable to rent out - an apartment or commercial property - the answer is clear. Commercial properties pay for themselves several times faster than residential premises, that is, the benefits are much higher. In addition, the rental rate for commercial space is growing steadily (for example, the period “January-July” 2017 showed an increase of 10%).

However, it should be borne in mind that you will have to spend much more effort. First, make sure that your starting capital is enough to purchase the property that you intend to rent out in the future. It is no secret that to purchase commercial real estate you need to have a much stronger financial position than to purchase an apartment, including a multi-room apartment.

At the same time, keep in mind that non-residential premises are viewed differently in legal terms: the tax rate in this case is several times higher, and the registration mechanism is also somewhat different.

In addition, to successfully run a business on commercial premises, you need to navigate the specifics of your potential tenant’s activities, understand his needs and capabilities. This means that more is required of you than when simply renting out an apartment.

Weigh everything again before moving on to choosing a room. If at least one of the points is in doubt, it is better not to take risks and consider residential rental. Remember that if you fail, the losses can be colossal.

Let's summarize what you need to purchase commercial real estate: start-up capital, a good understanding of the market and orientation in the area with representatives of which you plan to cooperate.

How to choose the right commercial property for subsequent rental?

As we have already said, first of all, decide what kind of tenant you are counting on.

Indicate for yourself the possible parameters of your future counterparty: is it a small entrepreneur or a branch of a large chain? Has it been on the market for a long time or is it just coming out? Is this a production facility or a distribution point? What is the competition in this area, what location will be the most successful for it, what capacities are needed to run a full-fledged business, etc.

In a word, focus on a specific tenant, then you will not only easily select the most suitable premises, but you will also be able to easily find people in the future who want to run their business with you.

Based on the choice made, you can understand what specific object you should look for: a warehouse, an office or a retail space in a modern street retail format.

Win-win options and mandatory requirements

Let us immediately note that the safest option from the point of view of demand would be a premises that already has a permanent tenant. In this case, you will be able to make a profit from the first month of owning the premises and will not waste precious time searching.

Believe that the tenant (provided that he already has an established and profitable business) is interested in staying in your premises. Under favorable circumstances, you may even be able to increase your rental rate.

Another advantage of such a solution will be the fact that the premises with a permanent tenant are most likely already “combed” in accordance with all the requirements of the supervisory authorities, namely the Sanitary and Fire Services.

You should pay special attention to the last fact, since if any rules are violated, you will have to spend a lot of money to correct the current situation.

Choice in terms of location

If you plan to work with the owner of a grocery store, then the best place to choose will be a densely populated residential area. Such a location has high traffic; in addition, convenience stores are always in high demand among residents, which means that from the point of view of a business owner, such a property is especially attractive.

Are you planning to cooperate with a larger tenant? Consider the option of a fashion boutique. Obviously, for such a business, a prerequisite is also to be located in a public place, but the audience must be different. Focus on such a buyer if you are ready to offer him a large premises on the first line in the historical or business center of the city.

When you see only production as a potential tenant, the best solution in terms of location would be an industrial zone in a residential area or a suburb.

Another common option is catering. If we are not talking about a gourmet restaurant (and in this case the premises should be located in the center and have good views), then you should focus on places near business centers or educational institutions.

Focus on profit and demand

It seems that everything here is obvious and is also tied to the location of the room: objects in the center will cost more, and in “bedrooms” or in the countryside - cheaper.

There is, of course, some truth to this. However, the success of your rental business will depend on more than just the rental rate you charge.

For example, do not forget that a small premises located in a peripheral area of ​​the city can find a tenant many times faster than a large area in the very center. This is especially noticeable in times of crisis.

In addition, the chances that a food outlet in a “bedroom” will be in high demand are higher than that of a fashion boutique. This means that the business owner will stay in your premises for a long time, while tenants of more expensive properties may leave more often and, on the contrary, come less often.

In other words, pay attention to the demand for your premises. It is better to receive a smaller but stable income than to have a large but irregular profit.

Where to find a tenant?

For a quick and effective search, you need to use the maximum communication channels available to you. Start with the Internet: online aggregators, message boards, forums, social networks, contextual advertising - there is plenty to choose from. Although, as we have already said, you should choose as much as possible, and if your budget is enough, do not limit yourself to one source.

It would be useful to enter into cooperation with a real estate agency. Firstly, realtors have their own channels for finding tenants. Secondly, even if you prepared in advance, specialists still have more experience and understanding of what the strengths and weaknesses of your premises are, as well as among entrepreneurs in which area it is better to promote this object. Realtors will also help you set the right price tag for rent: on the one hand, so that you don’t sell yourself cheap and lose money, on the other hand, an exaggerated rental price will scare off potential tenants, and you will sit in the “waiting room” for a long time.

Cooperation with real estate agencies has other advantages, including, for example, wider advertising opportunities. A pleasant bonus is that realtors take care of all the hassle of concluding a deal: they draw up the necessary documentation, help negotiate with the tenant, etc.

Tenant Features

So, the advertising has worked and several potential entrepreneurs have already appeared on the threshold of your premises and are ready to “register” their brainchild on your commercial space. And here another difficult question arises: who to choose?

Oddly enough, network companies, with rare exceptions, are also not the most desirable employers. Companies put pressure on their authority and stability (the latter is not always true), as a result of which they demand special treatment. “Networkers” for the most part insist on reducing the rent, and to formalize your cooperation they use only their agreement, which, of course, protects their rights to a greater extent, while you are deprived of the opportunity to quickly change the tenant or increase the rate in accordance with the market at a price.

In addition, in the case of large-scale employers, you will have to contact the staff occupying the premises directly for all controversial issues. And this staff is often incompetent.

However, for the sake of a really good rental property, some “network operators” are ready to make concessions and may even offer higher payment.

It is best to focus on those entrepreneurs who already have one well-established business and are currently opening a second location. Such entrepreneurs are the most reliable, thorough and responsible employers.

Top commercial objects for investment purposes

Managers of the commercial real estate department have selected for you the best properties to purchase for investment purposes. The presented properties are the most attractive in terms of popularity among tenants and profitability.

Building 284.5 m2 on Voskresenskaya embankment

A separate one-story commercial building in the very center of the city! There are two exits - to Voskresenskaya embankment and Shpalernaya street. The main advantage of this property is a reliable tenant who has been renting the premises for a long time and has no plans to move out. Currently, the contract is concluded for the amount of 483.6 thousand rubles per month!

All communications are connected, power supply is 30 kW with the possibility of increasing power. Utility bills are paid by the tenant.

Another bonus is that you can purchase a plot of land along with the building. There are other premises nearby that are also for sale. Our managers will provide details.

Unique offer: the payback period for the premises is only 6.5 years (with an average payback of 10-12 years)! The object is located in the new residential complex "Karat" on one of the main streets of Kingisepp. Large tenants are already interested in the premises - “Okay”, “Pyaterochka”, “Lenta”, etc.

The monthly profit of the facility is estimated by our managers at 561.6 thousand rubles. Advantages of the premises: display windows facing the main street of the city, large parking in front of the premises, ceilings - 4.5 m, 5 separate exits, large capacities.

Premises 535 m2 on Korpusnaya Street

The facility is located in the new luxury complex Lumiere in the historical center of the city (Petrogradsky district). This already guarantees high traffic and a solvent public. Less than 5 minutes walk from the Chkalovskaya metro station.

The room is equipped with panoramic windows. All communications have been carried out, power supply capacity is 62 kW. The monthly profit from renting out the property will be about 650 thousand rubles.

Commercial real estate includes non-residential premises that can be used for commercial purposes. Lawyers distinguish several groups of commercial real estate:

If a novice entrepreneur decides to start a business, first of all it is necessary to properly prepare the premises for use by tenants. If necessary, repairs should be made that meet modern standards, the necessary communications should be connected, and much more.

How to file a case?

Such a step as registering a rental business (Federal Tax Service) is perhaps the most important. The exact decisions on the organizational form depend on the line of business itself. In other words, if a citizen rents out non-residential premises, he is obliged to pay income tax.

It is recommended to obtain the status of individual entrepreneur (individual entrepreneur), thanks to which a person will receive the right to conduct activities on completely legal grounds. Due to the fact that the profit from renting out commercial real estate will be small, according to the law, a citizen has the right to apply for a simplified form of taxation. It provides for the payment of taxes in the amount of 6% of total income.

To register a business for leasing commercial real estate, the following documents are required:

• A copy of the founder's passport.
• TIN (individual taxpayer number) of the founder.
• Contribution of authorized capital from 10,000 rubles. When submitting the appropriate application for registration of an individual entrepreneur, a bank statement is provided where you need to open an account.
• Formation of the company's charter. According to this documentation, the distribution of parts between the owners (if there are several of them), the official name of the company, and its legal address will be carried out.
• Minutes of the founder's meeting (if there are several of them).
• Decision on registration of an LLC (society with limited capabilities).

The period for registration of an individual entrepreneur is from 3 to 5 working days. It will take no more than 14 days from the date of submission of the application to complete and register LLC status.

We divide the rental area into parts

Not all clients are ready for office space: most need a certain part of it. So, for example, a bar-restaurant or a gaming club can be located in a hotel lobby. Moreover, both establishments are owned by different persons.

For several tenants to share the premises. Division is the cessation of the existence of a single object and its division into several separate objects, each of which will receive a unique cadastral number and separate documents for the right of ownership. According to the legislation of the Russian Federation, such objects become newly created, as a result of which, according to Article 219 of the Civil Code of the Russian Federation, the owner receives the rights to dispose of them only after official registration.

Article 219 of the Civil Code of the Russian Federation. Emergence of ownership rights to newly created real estate

The right of ownership to buildings, structures and other newly created real estate, subject to state registration, arises from the moment of such registration.

According to the legislative standards of the Russian Federation, the division of a real estate property is permissible if one of the grounds exists:

• Consent of all property owners to its division and certification in writing by a notary.
• Intervention by the courts.

Before competently dividing existing commercial real estate into parts and renting them out, the copyright holder is obliged to organize technical and cadastral records of the premises, as well as officially register the right to manage it. After registering the necessary part of the object in his name and registering the agreement with Rosreestr, he will be able to transfer it for rent.

To divide existing commercial real estate into parts, owners will need the following documents:

The owner will be able to purchase cadastral documents after contacting the authorized bodies and registering the property for cadastral registration. Since 2012 To install the premises for cadastral registration, you will need a detailed diagram of the building, which can be compiled by a highly qualified engineer.

It is worth noting that when dividing commercial real estate, several technical plans must be provided. Document registration takes place within 18 days from the date of submission. After this period, the customer must contact the cadastral center and obtain documents (including a cadastral passport). In case of refusal to register, civil servants provide reasonable confirmation in writing.

After receiving cadastral documents, you must also obtain a certificate of ownership for each part of the premises. The most important and only document confirming ownership rights is the cadastral passport. It contains detailed information about the division of real estate and a technical plan drawn up in accordance with updated data.

You can invest in real estate in different ways and sizes: buy and resell apartments, rent out premises or open a real estate agency.

It is worth noting that not every average Russian citizen has access to this method of earning money - multi-million dollar investments are required. That is why commercial companies have and invest such large financial resources. Their privilege is to receive a loan for the project. An individual can also start a real estate business only if he has the necessary start-up capital.

Important! Purchasing housing during a period of growth in its value guarantees the investor a multiple return on resale - by 10-15%. For the most part, this concerns those citizens who invested large material savings in this area in the 80-90s. XX century.

You shouldn’t expect a rush effect until 2020 – the Russian real estate market has stagnated in a downward phase.

Calculation of possible profit, payback period and profitability level

Scheme for calculating possible profit from leasing real estate:

Assessing the attractiveness of a rental business is not a major task. For a correct calculation, it is enough to compare rental income with the cost of real estate - in the end you will get the payback period of the business, which is the main criterion for business in this area. Standard payback periods for commercial real estate range from 9 to 12 years. Real estate with a payback period of 7-8 years is difficult to find.

The best investment option is to buy real estate in new buildings. A less expensive option would be to purchase premises at the foundation pit stage. Thus, the savings will be at least 30%.

However, there are a lot of certain risks in the shared construction system. At an early stage, their likelihood is enormous. To reduce possible risks, you should choose developers with excellent experience and a proven reputation.

Where can I get start-up capital?

Every citizen can receive start-up capital for business development. There are several ways to finance and find sponsors.

You can get start-up capital to start a business from a bank. The method is effective and popular. However, there is a huge disadvantage - risk. If things do not go in the right direction, then, in addition to a significant loss, the aspiring businessman will also receive a large financial debt. It is worth noting that Sberbank and Tinkoff provide loans for starting a business.

Reference! Government agencies involved in supporting small businesses can become a source of start-up capital. According to the federal system of self-employment, unemployed citizens can qualify for a subsidy in the amount of 60,000 rubles.

Advantages and disadvantages

Renting is the only type of business that provides legal passive income.

Minuses:

• It is important to understand that income depends directly on the activities of tenants. Their activities should be monitored to ensure that the premises remain in good condition.
• According to the provisions of the Ministry of Finance, the landlord is required to pay taxes in the amount of 15 to 17% of the amount received from the rent.
• Inconstancy of tenants. The termination of the agreement can occur even if an official agreement is concluded, as a result of which the income traffic will temporarily stop, and the lessor will have to.

• The presence of responsible tenants makes a business a high-quality and sought-after product that can be sold at any time and get a profitable financial position.
• An annual increase in rent contributes to the successful prosperity and development of business.

If you have no experience in entrepreneurship, it is recommended to purchase a working ready-made business. The main advantage of this business is the conclusion of a contract with tenants interested in renewing the contract with a new partner.

Conclusion

Thus, a real estate rental business is an excellent source of passive income. However, this area has its pitfalls: assessing all kinds of risks, completing documentation, start-up capital, etc. Proper organization of a business contributes to its active and favorable development.

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Renting non-residential premises, for example, for a store, involves searching for a suitable property and concluding a written agreement. It is necessary not only to fill out all its sections correctly, but also to follow the exact sequence of actions. How to rent out non-residential premises correctly from a legal point of view?

Legislation

Issues of leasing non-residential properties are regulated by the Federal Law “On State Registration of Rights to Real Estate and Transactions with It” and the Civil Code of the Russian Federation. According to the law, non-residential objects include those that are part of buildings, but are not suitable for living.

The owner can independently rent out non-residential premises on a contractual basis. It can only be in writing. If the lease is for a period of up to 12 months, the agreement does not have to be registered. If the lease is issued for a period of more than 1 year, the agreement should be registered in the prescribed manner with Rosreestr. Landlords undertake to pay taxes on rental income within the time limits established by law.

Sequencing

The owner has the right to rent out non-residential premises in an apartment building, office or shopping center. It is necessary to know the sequence of actions that must be followed by both parties to the transaction.

Selection of real estate

Finding a suitable property is the most difficult stage. The tenant selects premises based on parameters such as transport accessibility, infrastructure and traffic. The search can be carried out through real estate agencies and specialized websites. Experienced businessmen devote a lot of time to this process.

The non-residential real estate market is divided into premises for the following purposes:

• Office;
• Trading;
• Production;
• Warehouse.

It is necessary to initially decide on the type of property, location, number of floors and area. It is easier to formulate a query when this data becomes clear. After selecting several options, the future tenant inspects the premises. This is a necessary step. The landlord must present the premises from its advantageous perspective. But you should not hide existing shortcomings, as they may later appear. This could lead to the termination of the lease agreement.

If there is no time to search for premises, the tenant can delegate this work to a trusted person or intermediary. All details and required parameters are provided. These are paid services that are paid in the amount of 50 to 100% of the monthly rent. An agreement must be concluded with the intermediary. Payment must be made after selecting a suitable premises.

Conclusion of an agreement

It is better to involve a lawyer in this process. He will help you draw up the contract correctly and explain controversial issues, as well as check the legal purity of the transaction. You can do this work yourself. Before signing the contract, you must request the following documents:

1. property documents;
2. floor plan;
3. owner's charter documents.

After checking the documents, you should discuss the terms of the lease. They may relate to the following points:

• payment of utility bills;
• the amount of rent;
• deadline for delivery of the premises;
• availability of telephone communication and Internet access;
• carrying out repair work;
• conditions for termination of the contract.

It is important to discuss which party is assigned each item and within what time frame the obligations are fulfilled. The agreements reached are stated in the contract or in the form of additional agreements to it.

It is important to include a clause in the contract regarding actions in the event of force majeure.

It is better if the tenant and the landlord sign the agreement in person without intermediaries. In this case, it is easier to resolve controversial issues; the parties can make some concessions. When drawing up a contract, it is important to fully include information about the property. They must include the full address, floor, area of ​​the premises. The agreement should be accompanied by a floor plan. Only in this case can the agreement be considered valid.

The agreement is signed in 2 copies if the lease is provided for a period of up to 12 months. If a long-term lease of 1 year or more is planned, 3 copies of the agreement are signed. One copy each remains with the landlord and the tenant. Another copy remains with the registrar.

Transfer of premises

After signing the contract, a transfer deed is drawn up from the landlord to the tenant. The day it is signed will be considered the beginning of the lease. The act is signed only after the premises have been completely inspected. If a malfunction is discovered during inspection, it is recorded in the report. This allows you to avoid unnecessary expenses in the future.

The analysis allows you to require the tenant to eliminate defects and malfunctions and reduce the rent. Therefore, it is better for the owner to tidy up the premises and communications in advance. After signing the transfer deed, the tenant can fully use the premises and conduct business activities.

According to current legislation, the contract must contain the following basic conditions:

1. The parties to the agreement are the tenant and the landlord. In accordance with Art. 608 of the Civil Code of the Russian Federation, the right to rent out non-residential premises belongs to the owner.
2. Subject of the agreement. Detailed characteristics of the premises are indicated. In accordance with paragraph 3 of Art. 607 of the Civil Code of the Russian Federation, in the absence of them, the agreement is considered invalid.
3. Terms of use of real estate. They can be recorded in as much detail as possible. It is indicated who is obliged to carry out cosmetic and major repairs.
4. Payment. The payment amount is fixed. Without this, the contract is considered gratuitous, and this is not permissible for rental agreements.
5. Validity. It is determined by the parties by mutual agreement. If it is not specified, the contract will be considered concluded for an indefinite period.

An agreement whose validity period is less than 12 months is not subject to mandatory registration. If, after its expiration, another agreement is concluded for a similar period, registration is also not required. An agreement for a period of 12 months is subject to mandatory registration. But it is important to take into account that, based on Articles 619 and 620 of the Civil Code of the Russian Federation, early termination of the contract is possible.

The tenant can transfer the real estate under a sublease agreement. But this is only possible with the consent of the landlord, who is the owner of the property. The sublease agreement must also be registered in accordance with the procedure established by law.

But it is important to consider that early termination of the lease agreement is possible. Both the landlord and the tenant have this right. In fact, the parties to the transaction have complete freedom of action. But the contract must contain the grounds on which early termination is possible.

There are the following features of sublease:

• The validity period is limited to the duration of the lease agreement with the owner;
• If the lease agreement is terminated, the subtenant has the opportunity to renew the agreement with the owner before the end of the sublease period on the same terms;
• If the contract is concluded for a period of 12 months or more, it must be registered.

The following rights and obligations of the tenant are highlighted:

1. Monitoring the use of the premises for their intended purpose.
2. Timely payment of rent.
3. Carrying out repairs by agreement of the parties.
4. Maintaining the premises in proper order.
5. Drawing up a transfer deed with the subtenant.

In case of any violation of accepted obligations, each party to the transaction has the opportunity to terminate the obligation before the end of the contract.

Required documents

For contracts concluded for a period of 12 months or more, state registration is carried out. To do this, the following package of documents is generated:

• application of the established form;
• lease agreement with all attachments;
• cadastral passport;
• Russian passports - for individuals, title documents - for legal entities;
• power of attorney, if the documents are submitted by a representative;
• notarial consent of the spouse, if the object is jointly owned or was acquired during marriage;
• permission from the guardianship and trusteeship authority, if the property is registered in the name of an incapacitated or minor citizen;
• written permission from the pledgee if the property is pledged;
• receipt of payment of state duty.

Taxes

Taxes are provided for the rental of non-residential premises. The optimal tax regime is a simplified taxation system. Special tax regimes not only make accounting easier, but also have a lower tax burden. The following features apply:

1. if the cadastral value is determined and a special regional law is in force, tax is paid on office, administrative and retail real estate;
2. locally the rate is 2%.

If a special law has not been adopted at the local level, the following rates are established for entrepreneurs using the simplified taxation system:

• simplified tax system 6% - from total income;
• STS 15% - from income minus expenses.

If the organization is on the general taxation system, a high tax burden is established. In this case, the rental business is not profitable. Traditionally, three main taxes are established:

1. on the profit of the organization and personal income tax for individual entrepreneurs - 20% for legal entities and 13% for entrepreneurs;
2. for property - 2% based on the cadastral value and 2.2% when calculating the residual value;
3. on added value - 18%, if quarterly revenue is more than 2 million rubles.

How to avoid paying taxes on income received from renting non-residential real estate? On the one hand, the legislation establishes the obligation to pay taxes on all lease agreements. If the contract is drawn up for a period of 1 year or more, it is registered in Rosreestr. This information is transferred to the tax service in accordance with the information exchange agreement. If the agreement is drawn up for a period of up to 1 year, the tax service will have to prove the fact of lease, which is not always possible.

Current legislation provides for administrative and criminal liability for carrying out illegal business. Criminal liability is established if illegal business activities are carried out or large profits are made in the amount of 1.5 million rubles.

When a violation is found, judges take into account the person’s specific circumstances and many other factors. As a rule, there are no problems when renting out an apartment or a country house. If a non-residential property is for rent, several signs of entrepreneurial activity can be identified. If the premises are purchased directly for rent, the activity requires registration, as it is recognized as entrepreneurial.

The same applies to long-term leases or contracts that are renewed multiple times. This sign is interpreted as a fact of systematic and intentional profit-making from the ownership of a non-residential property. If these signs are detected, the citizen is recommended to register an individual entrepreneur. In this case, the tax is 6% of the total income. Personal income tax is 13%.

The owner of the premises must file tax returns annually.

Thus, renting non-residential premises has its own number of features. It is necessary to draw up a legally competent agreement, provide for all the specifics of the agreement and pay taxes on time. This will allow you to avoid problems in the future and legally make a profit.

Leasing commercial real estate and concluding an agreement for such a transaction is not too complicated. However, compared to residential rentals, this area of ​​the real estate market is governed by different laws and regulations. Leasing commercial real estate is a profitable business, but many owners of large office buildings and commercial properties with a small area often face the problem of finding bona fide tenants. If the solution to this issue is relevant to you, then ours will be very useful for you: it will talk about how to rent out premises, do it in the shortest possible time and with the greatest benefit.

Legal basis for leasing commercial real estate

Before we look at how to rent out commercial real estate, let’s look at the legislative acts regulating these actions. The process of transferring commercial real estate for paid use is regulated by the Civil Code of the Russian Federation(v. 34). In accordance with this legislative act, the conditions arising during the process of drawing up an agreement are reflected in the lease agreement - the main document confirming the agreement between the owner and the tenant.

Commercial real estate rental

The main responsibility of the owner of real estate is maintaining order and proper condition in the rented premises. So, for example, Art. 616 of the Civil Code obliges the landlord to independently carry out major repairs within a certain time frame. The same article also outlines the responsibilities assigned to the tenant, including cosmetic repairs of the premises, timely payment of current utility bills, and ensuring order inside the premises.

The lessor is assigned the right to rent out commercial properties on other terms, which must be specified in the lease agreement. Let’s say the landlord can shift the responsibility for carrying out major repairs to a person using the premises on a lease basis, or take on the responsibilities of a tenant.

Stages of real estate delivery

With a competent approach and understanding of all the intricacies of leasing commercial properties, almost every landlord will be able to cope with the issue of how to independently rent out non-residential premises. Let's look at the procedure, describing in detail what needs to be done to conclude the most profitable deal.

When renting out real estate, the main thing is to set the optimal price, find a bona fide tenant and competently prepare documents for transferring the property for rent!

Determining the rental price

This is the first and extremely important stage. If the lessor personally conducts the transaction, the establishment of rental value, as a rule, will not be completely objective. Since any lessor plans to obtain the maximum benefit. But an inflated price scares away potential tenants, while an underestimated figure will raise certain doubts. Many owners of commercial properties turn to specialists (realtor/appraiser) for help, although today many analyze similar offers posted on special sites, for example, Avito, Cyan and other online platforms. This allows you to understand the current market situation and fairly evaluate your own premises.

Remember! When renting premises to run their own business, a potential tenant expects to make a profit from it. That is why, when evaluating a premises, you should take into account the estimated probable income that it will be able to receive.

In addition, when assessing the premises for rent, it is advisable to take into account a number of important factors, including:

• area of ​​the premises to be rented;
• existing layout;
• state of the object;
• availability of furniture and communications;
• location of the object;
• availability of equipped parking;
• transport and other accessibility for the tenant’s business partners and clients;
• visitor traffic (especially for large shopping, entertainment and office centers).

Taking into account the above points and analyzing similar options, you can set the optimal, mutually beneficial price for the premises for rent.

Search for a tenant

Finding potential tenants is an equally important stage when renting out real estate. It is important to decide who to rent the premises to, because finding a bona fide tenant can often be very difficult.

After determining the monthly fee, you need to prepare the text of the advertisement.

Usually it indicates in detail the main parameters of the object - the size of the room, floor, geographical location, infrastructure development, condition of the room and its equipment. It is advisable to highlight the existing advantages of the premises in the text. But you shouldn’t hide the possible disadvantages of the property being rented out, so that during the inspection you don’t end up in an awkward situation and don’t scare off a potential tenant.

You should tell us more about the options searching for potential tenants.

Search through friends/acquaintances is considered the easiest way to find a bona fide tenant. Typically, if they have extensive “connections” in the business community, commercial real estate owners can rent out their premises quite easily and quickly.

Publication of advertisements on special Internet portals, of which there are a large number working on the network. The advantage of this method is that the current rental offer is seen by a huge audience of users who are interested in choosing the most profitable option. But to attract their attention, it is important to create a good ad with a detailed description of the premises, indicating in the text the existing advantages and not forgetting to note the disadvantages. True information about the property will help you find a tenant faster.

Accompany your ad with several photos of the proposed premises. This will help potential tenants quickly determine whether they are interested in your property.

Sending an offer bye-mail. Cafes and bars, large and small retail outlets, beauty salons and other establishments, as well as organizations are often looking for premises to open new outlets or move to a more convenient area. You can find out the e-mail addresses of business owners or managers who may be interested in your premises on the company’s official website.

Features of renting large and small premises

We can help you rent out non-residential premises, depending on the area of ​​the property being rented out. recommendations from real estate market professionals.

For renting out a small space:

You can organize a search for potential tenants in person or through a real estate agency

1. Using the help of professionals, you will need to sign an agreement for the provision of services. After concluding a lease agreement, you will need to pay for the agency's services. Of course, you can cooperate without formalities; then you will need to write a letter containing a commercial proposal indicating the realtor’s remuneration, and send it to agencies that work with commercial properties. Typically, the realtor's commission is half the monthly rent (one-time payment).
2. Having decided to start searching for tenants yourself, publish advertisements on free Internet platforms, organize targeted email distribution, in addition, placing a banner on the facade (paid service) in the window of the premises for rent (free) will be effective.

Renting a large premises:

If you plan to rent out a large premises, which means it will have a high expected profitability, then you can make a simple website with your own commercial offer. Typically, a website is promoted by contextual advertising using key queries. This allows you to reach the target audience, while in this option you can control the cost of the ad. In this option, you can advertise your property and save on agent fees.

Signing the contract

Competent presentation of the premises for rent– guarantee of a successful transaction. When showing the property, try to provide as much information as possible, drawing the potential tenant's attention to the advantages and likely profit that he will be able to receive when renting this property.

Signing the agreement– the final and most important stage of the transaction. A professionally prepared and executed lease agreement protects the landlord from an unscrupulous tenant. The lease agreement must include:

• identification data of the owner of the property and the tenant;
• address of the location of the object, its area and key characteristics;
• Registration information;
• contract time;
• the amount of rent and the rules for paying it.

For your information! The law prohibits the owner of the premises from increasing the rent more than once every 12 months. Therefore, the document must indicate the largest amount of the likely increase, specifying the period for mandatory notification of the tenant.

The document must contain a detailed description of the rights/responsibilities of the parties to the agreement, as well as the responsibility of the parties for violating sections of the document. It wouldn’t hurt to include in the document an inventory of the property on the premises. So, after the end of the lease, the owner can demand financial compensation for damaged property.

How to quickly find a tenant

A few more useful tips will help you quickly rent out an office or other property.

For owners who are not ready to personally search for a tenant or conduct showings/negotiations, it makes sense to seek the help of a professional realtor. He will objectively evaluate the premises, establishing its real value, take high-quality photos, correctly compose the ad text and begin demonstrating your property.

However, there are some nuances in cooperation with the agency. They must be clarified before cooperation begins.

If a landlord wants to quickly find a tenant for his premises, then he can pay the agency fee himself (many agencies charge tenants for services). This option is often used by owners of luxury real estate or if they own many properties. The money paid to the realtor will, among other things, be spent on the costs of leasing the property. Another quick option for flipping a commercial property is to reduce the rent. And there is no need at all to rent out the premises for “three rubles”; it is enough to reduce the rental cost by 5-10%. Then the premises’ competitiveness increases.

Possible risks when renting out premises

Any owner is concerned about the condition of the premises being rented and wants to have income from the transaction. We will present the main risks of commercial real estate owners and tell you how to protect yourself from them.

Inappropriate use of premises

Any properly prepared lease agreement specifies the purposes of its use and operating conditions. This applies to equipment rented with the premises.

Let’s say that at the conclusion of the transaction the tenant promised to use the premises as a warehouse, but opened a store in it. The landlord has the right to demand cancellation of the agreement without refunding the rent paid and imposing a fine on the tenant.

Damage to property

The property was handed over to the tenant in good condition, with machinery and equipment. But one day it is discovered that the premises are in a state of ruin, the equipment is broken, etc. In this case, the lessor may demand full compensation for the damage caused. In this case, not only the costs of repair work, but also the (market) value of the broken equipment are subject to reimbursement.

Liability is not provided in cases where the premises and property were damaged due to force majeure circumstances (fire, etc.).

Tenant refuses to pay rent

Sloppy payers are usually punished financially. Although this is only feasible if the lease agreement is properly executed - it clearly states the terms, procedure and amount of the monthly rent.

The rental business has been and remains popular for many years, since many people do not have the opportunity to purchase housing, and companies seek to reduce the level of one-time investments in development activities. The range of objects that can be provided for rent is constantly growing: at the moment you can even rent out such things as roller skates, skis, etc. - everything that is not in constant demand, but is an object of seasonal use.

However, the most common option is still renting a property. In order to receive a certain income from the provision of a particular premises for rent, it is necessary to take into account a number of nuances that will be discussed in this article.

It is necessary to understand that real estate is usually classified into 3 groups - land, housing and non-residential premises. The most common types of services in this market are the provision of rental housing and non-residential premises.

Among non-residential properties, commercial real estate is usually rented. At the same time, all reputable analytical agencies identify the following types of it:

• office rooms;
• trading;
• warehouse;
• industrial.

In addition, some organizations rent a separate type of premises - the category “for special purposes”. Here buildings are allocated for kindergartens, schools, hospitals, churches, etc.

In addition to real estate, you can rent out land, gazebos, equipment, cars, special equipment, inventory and much more. However, this is a rarer and more complex form of business.

What's the best deal?

If we talk about residential real estate, the average cost of a one-room apartment 10-15 minutes from the metro in a residential area in Moscow will cost 5-6.5 million rubles. At the same time, the average rental rate for such rooms is about 25-30 thousand rubles. As a result, when calculating, it can be obtained that the minimum payback period for a one-room apartment will be about 15 years.

Accordingly, this option cannot be called very profitable from an investment point of view: the only case in which this can really pay off is when the housing is inherited.

If we talk about office premises, they are somewhat more expensive than residential ones, since their location should be in more accessible places, and their area is larger. In Moscow, a small office space will cost 6.5-7.5 million rubles, provided that the area is about 60-70 square meters. In this case, the rental rate will be calculated per 1 square meter.

According to the Knight Frank agency, at the end of 2015 the rental rate for class A offices was about 25 thousand rubles, and for class B office premises - about 15 thousand rubles per year. Accordingly, the maximum payback period will be about 8 years.

Retail premises are even more profitable to rent out than office premises - their payback period is 5-6 years. But there is an important limitation: for such real estate, location is one of the key factors. The premises should be located in a central area, in an area with high traffic levels. Finally, it must be well executed.

In general, commercial real estate is inferior to residential real estate in only one parameter: the level of risk, since it depends on the economic situation in the country and a particular city.

To learn where to start and how to develop such activities, watch the following video:

How to organize such a business from scratch?

1. First of all, you need to find a suitable premises for rent. In the case of inheriting living space, the procedure will begin with the preparation of documents confirming that the entrepreneur is the owner of the property.
2. In a situation of searching for a ready-made premises, it is best to turn to the services of professional agencies who will help assess the real cost of housing or commercial real estate: an inexperienced businessman can easily miscalculate.
3. Next, you need to complete the necessary documentation for the property. If this is commercial real estate and you plan to rent it out to special organizations (for example, those working in the catering industry), you must take care of obtaining additional permits and conclusions from certain services.
4. After completing the initial documentation, it is necessary to carry out redevelopment and repairs: in the case of residential real estate, it is important to purchase a certain set of furniture and household appliances, since apartments in which you can live immediately after moving in can be offered at a higher cost. In the case of commercial real estate, it is important to focus on increasing the free space and the possibility of subsequent redevelopment to suit the client’s needs.

In Russian practice, many people rent out residential real estate without concluding a contract - this allows them to get rid of the personal income tax of 13% and reduce the payback period. However, this is associated with certain risks - in particular, those associated with the unreliability of clients. Therefore, both in the case of non-residential and residential real estate, it is necessary to formalize the relationship with the tenant.

Where to look for clients?

Finding clients through standard advertising options (placing ads in public places or print media) is not effective within the rental business. Advertising can be carried out through social networks (this is especially true for the situation of renting out residential real estate) - here the “word of mouth” effect will work.

In addition, posting on thematic sites and forums is suitable. For retail premises, especially those located in shopping centers, it is possible to post a “for rent” sign with the owner’s phone number. This will expand the circle of potential customers to all visitors to the shopping center.

Finally, there are 2 more fairly effective ways to find clients - maintaining a thematic website or blog with unobtrusive advertising of services as a landlord, as well as distributing brochures and business cards.

Necessary costs

If an entrepreneur is going to engage in such a business, he must understand that among the main cost items it is necessary to include redevelopment costs: in this case, clients are ready to enter into rental agreements at much higher rates (the difference can be up to one and a half times). This happens because after redevelopment, the percentage of usable area most often increases, in addition, the room can be changed to suit your own needs.

Among the costs it is also necessary to highlight:

• Expenses for construction or acquisition of premises.
• The cost of services of a specialist who can estimate the market price of real estate.
• Expenses for maintenance and security of the premises.
• Costs for electricity, water supply, etc.

Underwater rocks

One of the pitfalls is establishing the optimal investment of money. Often, inexperienced entrepreneurs incorrectly assess the value of a particular premises, thereby investing in illiquid objects, losing a large amount of money.

In addition, it is important to pay attention to the legality of the business, changes in legislation and the process of paperwork (primarily this applies to commercial real estate).

Please note that tax legislation in the rental business is constantly changing.

When calculating costs and the level of payback, it is necessary to determine several development options - optimistic, most realistic and pessimistic in order to determine the approximate payback period of the object, as well as the fact of how to diversify risks. It is imperative to have other sources of income in order to insure yourself against a situation of lack of money.

Pros and cons of this area

This type of business, like others, has a number of advantages and disadvantages that arise from its characteristics. Among the disadvantages, the main one can be highlighted - the search for a tenant can take many months (primarily this applies to industrial facilities and retail real estate in impassable places). As a result, even a high rental price will not be able to compensate for the financial costs that the lessor will have to bear during the entire period of downtime.

Also among the disadvantages are:

• a fairly long payback period;
• not very high level of profitability;
• high level of initial costs.

In this situation, the only rational option is to purchase liquid property (one for which there is always a certain level of demand). To do this, it is important to have a good understanding of this area or seek the services of a specialist.

Among the advantages of business are:

• long-term contracts for a period of one year or more;
• stable level of profit;
• the income will be received by the lessor constantly;
• passive nature of making a profit (the landlord does not need to expend any effort after signing an agreement with the tenant);
• the possibility of organizing a business without registering as a legal entity.

Thus, the rental business is quite an attractive area for earning money. However, it is best to combine it with other sources of income in order to insure yourself against possible risks.