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Or a commercial offer. It is necessary to characterize your property in detail: indicate the size, number of floors, area, describe the technical condition and equipment, infrastructure, while the emphasis, of course, should be placed on its advantages, but the disadvantages should also be noted.
The most effective ways to find tenants are as follows:
- Placing advertisements on Internet resources(specialized) is a very popular and effective advertising channel. You should definitely add photos of the property.
- Search by your friends- a very simple method, but often works faster than others, since the social circle of entrepreneurs implies the intersection of interests in the business sphere.
- Sending a commercial offer by email– quite often establishments such as restaurants, cafes, bars, shops, salons and others select premises to open another outlet or to move. Since usually the email address of business owners is indicated on the official website of their company, it is not at all difficult to make a specific targeted mailing.
- Cooperation with a real estate agency– a very good way, because realtors have greater advertising opportunities. In addition, they will be involved in concluding the deal in the future.
What to pay attention to?
Pricing
First you need to familiarize yourself with the commercial real estate database, evaluate the market, and compare prices. However, you need to understand that when concluding real transactions, the amounts are usually slightly reduced.
Competitive advantages
It is quite possible to speed up the terms of leasing commercial real estate by changing the quality characteristics of the premises. Various options are possible:
Also, the advantage will be the reliability of the owner and transparency, that is, a long-term direct contract including VAT, a non-cash form of payment, the ability to take into account not only all amounts under the contract, but also operating payments for tax purposes.
Bonuses and preferences
Typically, commercial real estate owners prefer not to advertise the possibility of providing various bonuses and discounts. Everything is decided on an individual basis, for example, if the company cannot decide to rent premises, you can offer some bonuses. They can also become just the decisive factor for making a positive decision. You can learn more about the legal aspects and benefits of renting from the owner.
Ways to find the target audience and which one is more profitable
Search methods can be done independently or with the help of real estate agencies.
On one's own
As for the price, it is more profitable to search on your own; the costs are naturally lower. The risks in this case may be:
- It can be difficult for a non-professional to properly assess a premises and identify its strengths and weaknesses. And the cost of rent depends on this.
- It is possible to draw up a commercial proposal taking into account not all important nuances.
When contacting realtors, you can do other things and entrust the search to professionals.
With the help of a realtor
Precious time is saved significantly, since realtors have their own established bases and advertising methods. Their services, of course, will need to be paid; usually the amount is set within the commission from the delivery of real estate.
To avoid risks, You need to conclude a cooperation agreement with the realtor and pay attention to the nuances:
- Realtors always include a clause in the contract that the owner cannot hand over his property on his own, which means that the realtor will receive a remuneration in any case.
- You cannot sign an agreement until it is verified that the realtor acts as a legal entity and is registered in the Unified State Register of Legal Entities.
Who should you give preference to?
When choosing tenants, preference should be given to legal entities or individual entrepreneurs, these are the most reliable categories; they usually rent not the first premises when expanding their business.
Renting out premises to individuals is unsafe, as they can refuse to pay rent, declaring that there is no money, or simply disappear.
Possible risks
Of course, every owner of commercial real estate is worried about its safety and condition, because the goal of renting out is to make a profit. The main risks for landlords can be identified:
- Inappropriate use of premises. For example, the tenant indicated in the contract that the premises would be used as a warehouse, but in fact a store was opened.
- Damage to property, that is, equipment may break down, repairs to the premises may be damaged, etc.
- Tenant's refusal to pay rent.
We talked in more detail about how to rent commercial real estate so as not to get into trouble in.
How to submit?
When leasing commercial real estate, it is very It is important to correctly prepare all the necessary documentation:
- make a commercial offer;
- prepare a lease agreement, in which it is necessary to specify in detail all the terms of the transaction for both parties;
- draw up an act of acceptance and transfer of premises for rent.
A commercial proposal, at its core, is a dialogue with a potential tenant, so when drawing it up, you need to try to imagine yourself in his place. The result should be a presentation of information that would definitely attract people and no longer want to look for another option.
There are offers:
- personalized, that is, targeted;
- not personalized, that is, addressed to everyone.
When compiling it, it is most convenient to adhere to the following structure:
- Title.
- The essence of the proposal, here you need to indicate the purpose of the premises being rented: office, industrial, warehouse or retail.
- The exact address of the object.
- Main properties and characteristics: area, Internet and telephone availability, alarm system, parking, etc.
- The terms of cooperation are indicated: the cost of rent and what is included in it, additional services and additional conditions.
- The advantages of this proposal are possible: high traffic, the presence of well-known companies among the tenants or the proximity of transport hubs.
- Contact details.
Attention! Attach also photographs of the exterior of the building, a view from the inside and a photo of the entrance lobby.
Drawing up and concluding a contract
Article 609 of the Civil Code of the Russian Federation. Form and state registration of the lease agreement
- A lease agreement for a period of more than a year, and if at least one of the parties to the agreement is a legal entity, regardless of the term, must be concluded in writing.
- A real estate lease agreement is subject to state registration, unless otherwise provided by law.
- A property lease agreement, which provides for the subsequent transfer of ownership of this property to the lessee (), is concluded in the form provided for the purchase and sale agreement of such property.
The state duty for legal entities is 22 thousand rubles (Article 333.33 of the Tax Code of the Russian Federation).
How to protect yourself?
In order for the owner of the property to protect himself, it is necessary to clearly state in the contract all important points and terms of the transaction: contract term, rent amount. You should only enter truthful information; trying to win something on taxes, you can lose more.
Important! The contract must be concluded only in writing!
After all, the Civil Code regulates the relationship between the parties involved in the transaction, provides for obligations regarding the maintenance of property (Article 616 of the Civil Code of the Russian Federation), and liability for the use of rental property not in accordance with the agreement (
Conclusion
Commercial real estate should not be idle, it should work and generate income for its owner. And for this income to be stable, you need to invest in commercial real estate that will always be in demand among tenants in the future. Therefore, you should never rush to make a choice; you need to carefully check and calculate everything.
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Renting commercial real estate (warehouses, office buildings, mini-workshops, etc.) is often a success among novice entrepreneurs. And this is correct - you should not invest money in buying an office if you are not sure that the business will work out; it is better to buy it later. Those who have already reached certain heights and simply want to expand their own boundaries also prefer to rent the necessary premises first.
- 5 mistakes that prevent you from achieving success when leasing commercial real estate
- Who is the client?
- Strategy for investing in mini-offices
- For what duration - month, day, hour?
- Coworking center in Moscow City, which brings in from 100,000 rubles per month
- How to make an office from an apartment?
- There will be no additional investments!
- I don’t have real estate and I can’t!
- Bidding and bankruptcy auctions - the harsh truth of buying real estate for 1% of the cost
Thus, renting is beneficial for both those who rent commercial real estate and those who rent it out - passive income has never bothered anyone. But landlords cannot always find a client for the premises or could receive income several times more than at the moment. This happens because they do not know the nuances that are involved in leasing commercial real estate, and they are the ones who make income grow by leaps and bounds.
5 mistakes that prevent you from achieving success when leasing commercial real estate
Who is the client?
This is the first and main mistake - they are looking for clients in the wrong places, because they have no idea who they are - a future tenant? It’s easy to “calculate” - what you can count on will be indicated by the condition of commercial real estate for rent, its location and equipment.
Strategy for investing in mini-offices
Vladislav Elizarenko is engaged in real estate management, both residential and commercial. He is always looking for new ways to increase income for his clients, as well as share his experiences with our readers :)
For what duration - month, day, hour?
Of course, signing an agreement for a year or more is reliable, so you can be sure that the premises will generate income all this time. But, renting commercial real estate for a day or hourly sharply increases its amount and reduces the percentage of depreciation of the premises - investments in commercial real estate always pay off. Therefore, recently this type of lease has been closely related to sublease (this intention must be notified in a separate clause in the contract).
A company or individual rents a fairly large room and turns it into, for example, a coworking center - a real lifesaver for those who do not have their own office and are forced to meet with clients in a cafe or on the street. But this matter has its own nuances, which you can learn about from experienced investors, for example, case of Roman Kotov talks about this type of business in an accessible and intelligible way.
Coworking center in Moscow City, which brings in from 100,000 rubles per month
For investors of the Investment Territory project, Roman Kotov conducted a master class, during which he revealed the key features and business models of investing using this technology. You can download it here
How to make an office from an apartment?
If you have your own apartment, empty and unnecessary, and, moreover, located on the ground floor, you should not limit yourself to renting it out for living. Firstly, the income from this type of rental is much less than what renting commercial real estate can bring. Secondly, residential premises deteriorate much faster than an office or even a warehouse. The lease agreement for commercial premises is usually much stricter and always contains a clause on penalties or fines if the property is damaged.
The correct solution would be:
- Transfer an apartment from residential to non-residential
- Make appropriate repairs
- Rent it out for mini-offices, a store, and so on. You should not choose as clients those who want to rent premises for a bar, cafe or other entertainment establishment - they work late and may have problems with neighbors
There will be no additional investments!
And in vain, because renting out real estate without renovation will not bring much income. There is no need to build “royal chambers”; you can get by with ordinary cosmetic repairs or economical investor renovations. The decoration of the rooms will be done with high quality and with subtle taste, but this will automatically increase the rating in the eyes of potential clients. It is better to make the renovation “neutral” - so that the interior suits both a store, a mini-warehouse, and an office building.
It is definitely worth finding financial resources for insurance. Nobody knows what will happen after a while - life is unpredictable. It could be anything:
- Fire
- Flood
- The machinations of competitors
- A negligent driver who crashed into a wall and broke it
But, if any force majeure is covered by insurance coverage, the damage will be at least partially compensated. Moreover, even tenants can be forced to pay for insurance if this clause is included in the contract.
I don’t have real estate and I can’t!
What's stopping you from making it happen? Learn to buy commercial real estate at a ridiculous price on bankruptcy auctions You can do it with those who have been doing this successfully for a long time - you won’t need large investments in order to start earning decent amounts of money.
Bidding and bankruptcy auctions - the harsh truth of buying real estate for 1% of the cost
Andrey Merkulov co-founder of the Territory of Investment project. In this video, he breaks down bankruptcy auctions. Read more in the article on this topic.
And those who do not dare to start this profitable and fairly easy business are only hindered by their own fears.
Where can I rent commercial non-residential premises or a warehouse? How to rent retail space for a store? How to rent out commercial real estate correctly?
Hello to everyone who has visited the website of the popular online magazine “HeatherBeaver”! We have an expert with you - Denis Kuderin.
The topic of today's conversation is commercial real estate rental. The article will be useful to businessmen, owners of non-residential premises and all those who are interested in current financial issues.
At the end of the article you will find an overview of the most reliable Russian real estate companies that provide intermediary services in leasing commercial properties.
So let's begin!
1. Why rent commercial real estate?
Successful business activity largely depends on the well-chosen premises for doing business. This is especially true for trade and the service sector. A cozy, well-equipped store in a busy part of the city attracts customers in itself.
The same can be said about offices. Every self-respecting company should have good premises for work and receiving visitors. Even if you sell goods through an online store, you need a place to complete and issue orders, as well as resolve disputes with customers.
Not every businessman, especially a beginner, can afford to purchase non-residential premises. In such cases, renting commercial real estate comes to the rescue.
We list all the advantages of renting:
- relatively low financial costs;
- a simpler documentation procedure compared to purchasing;
- the ability to change the landlord and move to another building at any time;
- a large selection of real estate, especially in big cities.
The reverse process - renting out premises - also has many advantages. First of all, it is a reliable source of passive income. Acquiring ownership of commercial space (retail, office, industrial and others) is a good investment option.
As long as private business exists, its representatives will constantly need premises to conduct business, which means that property owners will have a stable profit without much labor.
Finding suitable premises for a business is a troublesome undertaking. The fastest and most reliable way to find an object is to use the services of professional intermediaries.
There is a detailed article on our website about how modern ones work.
2. How to rent commercial real estate - 5 useful tips
When renting commercial properties, you need to be as careful as possible in their selection. The parameters and functional characteristics of the premises determine how soon you can start a business activity, and whether the object will fully meet the goals of your business.
First, decide how you will look for suitable premises - on your own or with the help of an agency. The first method assumes the presence of an unlimited supply of free time and is associated with various risks. The second option is safer and more reliable.
You will find additional information on the topic of working with intermediaries in the article “”.
Expert advice will help you avoid common tenant mistakes.
Tip 1. Carefully study the hood and ventilation systems
You or your employees will be working in the room, so the presence of working ventilation systems is the most important point. The lack of powerful and autonomous ventilation in a building is a real obstacle to the normal operation of a cafe, restaurant, or grocery store.
Food products must be stored in appropriate conditions, and visitors and sellers should not be disturbed by foreign odors. Moreover, sanitary services simply will not allow you to use the facility as a catering establishment or grocery store if it only has general ventilation.
Tip 2: Focus on loading and unloading areas
A convenient area for loading and unloading goods is another key point for owners of cafes, restaurants, canteens and shops.
It is important that the area where loading and unloading operations will be carried out does not overlook the courtyard of a residential building or the roadway. If you disturb residents or motorists, you will be tormented with complaints.
The issue of adequate power supply is especially relevant for tenants whose business involves the use of energy-consuming equipment - refrigerators, electric ovens, machine tools, etc.
Make sure that the electrical cables in the room are capacious enough to fully meet the needs of the enterprise.
Tip 4. Read the terms of the contract carefully
Before signing your signature on the lease agreement, carefully read the terms and conditions under which you are entering into a deal.
The contract must contain the following points:
- rental terms, cost and method of payment;
- if the premises are rented with equipment, then an inventory of the property must be drawn up;
- liability of the parties for violation of the contract;
- terms of termination of the agreement.
Expenses for utility bills, garbage removal, maintenance of the fire protection system and security alarm are usually borne by the tenant. However, the landlord pays for major repairs, if necessary, including replacement of plumbing communications and electrical wiring if they fail.
Discuss in advance with the landlord the issue of property insurance - whether such an agreement will be drawn up, and if not, decide who will pay for losses in the event of unforeseen situations.
Tip 5. Check property documents
It is imperative to check the owner’s title documents - the purchase and sale agreement, an extract from the State Register on the right of ownership.
Make sure that the premises actually belong to the person who is renting it to you. Otherwise, one day the real owner of the object will appear with the appropriate powers. It is also important that the premises are not mortgaged, have not been seized for debts, or have other encumbrances.
A person who is far from the intricacies of housing law should take advantage of professional help when renting or purchasing non-residential premises. For example, you can clarify for yourself all the unclear points on the Pravoved website, a resource where specialists from all areas of jurisprudence work.
You can ask your question even without registering, right on the main page. You will receive a legally correct and competent answer in just a few minutes, and completely free of charge. If your problem requires in-depth study, you will need to pay for the services of professionals, but you have the right to set the amount of the fee yourself.
Step 2. Determine the amount of rent
To find out the optimal rental price, use one of two options. The first is to personally review your city’s databases and determine the approximate price range for renting similar premises. Second, delegate this task to a realtor.
By the way, in addition to real estate agencies, private brokers provide intermediary services. They typically charge 25-50% less for their work than companies. However, there are only a few private specialists working with non-residential real estate, even in large cities.
5. If you rent out commercial real estate - 3 main risks for the landlord
Every landlord is concerned about the condition of his property and wants to make a profit from rent, not losses.
We will list the main risks for commercial property owners and show you how to avoid them.
Risk 1. Use of the premises for other purposes
Each well-drafted lease agreement specifies for what purpose and how the leased premises will be used. This also applies to equipment that you rent out along with your rental.
If the tenant promised to use the premises as a warehouse, but installed a retail store in it, you have the right to fine him or terminate the agreement without returning the rental price.
Risk 2. Damage or loss of property
You handed over the facility and equipment to what you thought was a respectable citizen, but he, to use diplomatic language, did not live up to your expectations. Namely, he brought the premises to a state of ruin, broke the equipment, unscrewed the light bulbs and generally behaved like a pig.
In such cases, the owner has the right to demand compensation for damage in full. Moreover, not only repair costs must be reimbursed, but also the market value of the damaged equipment.
Liability is not provided if the object and property were damaged as a result of unforeseen circumstances - for example, a fire or flood.
Risk 3. Tenant’s refusal to pay monthly rent
Sloppy payers should be punished with rubles. However, this is possible, again, if the lease agreement is drawn up according to all the rules. That is, the document must clearly stipulate the terms and amount of monthly payments.
6. If you rent commercial real estate - 3 main risks for the tenant
The tenant may also suffer as a result of illegal or unauthorized actions of the landlord.
Risk 1. Renting premises to which the “lessor” has no legal rights
If the premises are rented to you by a person who does not have the legal rights of the owner to the property, the contract will be considered invalid. To avoid this, require the presentation of title documents.
You can independently obtain an extract from Rosreestr by contacting the Multifunctional Center. The service is paid, but you will reliably know “who’s boss.”
Risk 2. Changing the locks on the premises immediately after making an advance payment
Yes, such situations still occur in nature. You sign an agreement, make an advance payment, receive the keys from hand to hand, and when you want to move into the premises with your property, it turns out that the locks have been changed, and there is no trace of the “owners”.
There is only one way out in such a situation - to contact the police and initiate a criminal case on the fact of fraud.
Risk 3. Sublease
The best way to explain this is with a simple example.
Example
The tenant Andrey, an aspiring entrepreneur, rented space for a store for a year, paying six months in advance. At the same time, the businessman did not check the title documents, relying on the honesty of the lessor.
After a month of successful trading, the real owner showed up in the store with a full set of original documents. He politely asked the tenant to move out of the occupied space. Andrey tried to find a subtenant in order to at least get his money paid in advance back, but the enterprising intermediary never responded to either calls or SMS.
Bottom line: Deal directly with the owner. At the very least, he should be aware of all the manipulations that occur with his property.
7. Professional assistance for tenants and landlords - review of TOP-3 real estate agencies
Finding a qualified intermediary is a difficult task. To help readers, we have compiled a review of the most reliable companies in Russia working with commercial real estate.
1) Agency.net
Real estate management agency. Will help landlords and tenants rent and rent: office, retail space, workshop, warehouse, mansion and any other commercial real estate. The company employs only experienced and qualified lawyers and realtors.
A significant advantage of the company is its professional approach, the presence of a detailed website, and the development of an individual strategy for each client of the office. There are no real estate services that the company’s specialists cannot provide to users.
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.
- 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 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 subdividing 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 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 properties with a payback period of 7-8 years are difficult to find.
The optimal 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 business, 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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