Leasing of retail space as a business. Profitable business - leasing commercial real estate

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 properties that can be rented is constantly growing: this 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 ones they usually rent commercial real estate. 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 residential area in Moscow it 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 must be located in central region, in a place 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 media(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 determining the optimal investment of money. Often, inexperienced entrepreneurs incorrectly assess the value of a particular premises, thereby investing in illiquid objects, losing a large number of funds.

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.

Renting out real estate is a very profitable business if you treat the procedure with maximum responsibility. Constant passive income is always pleasant, but what if the idea arose to provide commercial real estate for rent? This will require a slightly different approach, because there is a big difference between renting an apartment and a large office.

Step-by-step instruction

The process of leasing an object is divided into the following stages:

1. Determination of rental value.

The first step is to review and evaluate the largest number of available offers on the market. The larger the sample, the better the result (a more accurate indicator of the average rental cost for commercial premises).

During the analysis, you can use popular sites like Avito or CIAN. Information can also be studied in a variety of printed publications. If you have no desire to study other offers yourself, it would be wise to hire a realtor or broker.

The price for such services can hardly be called high, but saving a decent amount of nerve cells and time is quite possible.

The cost of renting commercial real estate should suit not only the owner, but also potential clients. A deliberately high bid is unlikely to be successful, but the following factors may influence the formation of the price tag:

• location of the building/premises;
• infrastructure (presence of cafes in the immediate vicinity, free parking, building security);
• building class;
• quality and level of repairs;
• layout functionality;
• various communications features (uninterrupted power supply, Internet, availability of bathrooms, etc.);
• other bonuses that can potentially improve the productivity of tenants (Wi-Fi router, coffee machine, comfortable furniture).

After analyzing prices on the market, you can contact other landlords and try to reduce the cost. Often, the price indicated in offers is indicative and approximate. The value that can be achieved during negotiations will be enough to find out the average rental rate for similar proposals. 5-10 requests are enough to get comparative data on rental rates.

The most important thing for a landlord commercial property– find a suitable client. You can do this yourself, or you can hire a realtor. Both situations have their pros and cons, so choosing what to do is a personal matter for everyone.

When searching for a tenant on your own, a serious advantage is having your own database. However, its absence will not lead to big problems, but you will have to spend more strength.

In a good way Finding a suitable client means creating a website with a commercial offer. It is better to promote such a site using contextual advertising with an emphasis on key audiences. Thanks to such advertising, you can easily find an interested audience and avoid high commissions to agencies.

It is most advisable to do this when renting out premises with an impressive area. Such offers are sought out by clients who expect high returns from their planned activities, and who trust websites most of all.

If a person wants to buy a very expensive car, will he look for it on dubious resources or will he prefer the official website? The tenant of commercial real estate is of the same opinion.

A completely different matter is small premises for rent. There is no point in creating a website and free online message boards (even small ones) are perfect.

1. Realtor services.

If you don’t want to search for interested parties yourself, there is the option of hiring a realtor. This person will independently find the right tenants, make contacts and even independently conclude the required lease agreement.

On the other hand, finding the right people is a delicate and rather complex/time-consuming matter. Not all realtors will agree to this, and masters of their craft in serious agencies will require a sum of money for such services in the amount of 50% of the rental price for 1 month. And sometimes even more than that.

But still, with this method of searching for tenants, the owner will free himself from significant difficulties. In the end, it will only be a matter of drawing up the contract and preparing all necessary documentation.

Payment for the realtor's services is made only after the conclusion of the lease agreement. If a realtor or agency requires you to make an advance payment or pay the amount earlier, they may be scammers.

1. Required documentation.

Once a tenant has been found and all key points are satisfied by both parties, you can begin to draw up a contract. An agreement on the lease of commercial real estate must necessarily contain the following clauses:

• complete information about each of the parties;
• the exact address rental object;
• amount and payer utilities;
• monthly rent amount;
• the date when the property will be rented out;
• necessary actions of each party in the event of force majeure situations;
• description of the quality of repairs and existing furniture;
• Key conditions under which a lease agreement can be terminated.

If you lack the necessary knowledge or experience, it would be wiser to involve a qualified lawyer in the procedure for concluding a contract.

A contract is not the only thing you need when renting out real estate. You should also have with you:

• passport of a citizen of the Russian Federation;
• document confirming ownership;
• floor plan.

When all the documents are in hand and the parties have successfully concluded the contract, all that remains is to receive the proceeds and monitor the frequency of payments.

Commercial real estate includes office buildings, industrial premises, sports facilities, shops, garages, warehouses and even hotels.

You can speed up the leasing of commercial real estate by reducing the rental rate. Taking into account the constant costs of maintaining the premises, it would be more correct to rent out real estate at an average or even low rate than to put up high price, but for the whole year.

The price of such premises is also affected by the availability of:

• parking;
• public catering points (in the same building or in close proximity);
• infrastructure;
• high cross-country ability, etc.

In such conditions, rents can be significantly higher than the market average. And, of course, there will be a client for it.

Openness to the wishes of future clients also plays a significant role in the delivery of commercial real estate:

1. Help with planning.

A potential tenant may need help or advice with workspace layouts. It would be wise to prepare in advance and offer several ready-made options right away, and the key changes will remain up to the client, which he wants to make.

It is much easier to change something ready-made than to create something from scratch. Such attitude towards the tenant will undoubtedly be appreciated.

1. Discussion of details.

The color of the walls in the room, the number of maximum connections to the telephone network or the Internet, as well as a discussion of all other features will help gain the tenant's favor and persuade him to rent this particular property.

This is a small psychological trick: the more a person goes into detail, the higher the chances that such a conversation will be etched in his memory. This means that he will focus on him first of all, weigh the pros and cons, etc.

However, if the entire rental process is based on such tricks, there will be a big risk of losing your reputation. If the quality of the rental is significant only in words, then this can lead to very serious consequences.

1. Holidays.

If the commercial premises allocated for renting do not have finishing, then you can offer the tenant a payment holiday. That is, he will carry out repairs at his own expense, but while the repair crews are doing their job, the client will not pay rent for the premises.

This is quite a significant plus for a tenant who has clearly decided to rent the property:

• if there is no extra money to pay rent and repairs at the same time, then this action will cause extremely positive emotions and increase the reputation of the landlord;
• Also, renovation holidays will help persuade a hesitant tenant to purchase this particular property/premises.

In general, you can temporarily exempt a client from paying rent in a variety of situations. The main thing is that there are no serious financial losses for both parties. These are basic features of doing business, and tenants (as well as landlords) of commercial real estate understand this very well.

That is why such actions are widespread, although their use is not mandatory. Especially if the delivery of commercial real estate is not urgent.

1. Lessor reliability.

This is a very important point, most clearly manifested when preparing documentation from the owner for the tenant. The more guarantees the client receives, the greater the chances of successfully leasing the premises.

An abundance of supporting documents, no tricks when signing an agreement and a good reputation are the keys to successful leasing of commercial real estate. The reason is simple:

• when renting an apartment, the issue is often dealt with by ordinary citizens;
• and if the premises are planned to be used for commercial purposes and to earn serious money from this business, then the tenant will study each document as scrupulously as possible.

Risks and other difficulties

Not only the tenant is exposed to risks - the same applies to the landlord. Most common reasons conflicts are:

• insufficient definition of the legal obligations of the parties regarding the leased property;
• delays in monthly payments and other payments;
• use of rented property for other purposes;
• damage/loss of property belonging to the lessor;
• taxation disputes (according to Article 146 of the Tax Code of the Russian Federation, the obligation to pay VAT is assigned only to the lessor with the possibility of deducting the amount of tax by the lessee if the appropriate document is available).

All these conflict situations directly depend on the concluded agreement. Each of the points should be described as accurately as possible, since this minimizes the risks for both parties at once. It is important to take a responsible approach to concluding a contract in order to avoid such situations.

Renting a commercial property is not much different, but has a number of key features. The most important thing is the conclusion of the contract. In any situation, the parties will rely only on it, therefore, when concluding a transaction, they need to concentrate their attention on this document.

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 pass it correctly non-residential premises 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 apartment building, in the office or mall. 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 such parameters 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 appear later. 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. statutory documents owner.

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 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, reduce 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 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;
• notarized 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 in the case of renting an apartment or 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 rent long term or to contracts that are renegotiated many 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.

It would seem a simple process of searching for premises for commercial rent and the process of concluding an agreement. But, unlike rental housing, this area of ​​​​services is subject to different laws and regulations. To resolve this issue, some businessmen hire a person who searches for suitable real estate.

This is done for many reasons, since the important parameters in the choice are: city district, presence of competitors, floor, type of premises, availability of communications, area and other important parameters. But to conclude a lease agreement for commercial real estate, discuss the terms of the lease and sign the agreement document itself, it is better to hire a lawyer.

The legislative framework

The entire rental process is regulated by the Civil Code Russian Federation, or rather Article 34 “Rent”. According to the law, all conditions that arise during the rental process are written down in the rental document - an agreement that is concluded between the client (tenant) and the landlord.

The most basic responsibilities of the landlord are considered to be maintaining the leased premises in good order, independently carrying out major repairs, in accordance with the Civil Code of the Russian Federation, Article 616. The same article also outlines the responsibilities of the tenant - carrying out cosmetic repairs, maintaining cleanliness and order in the premises, paying all current expenses.

The landlord can lease commercial real estate under other conditions, but then they must be specified in the lease agreement. For example, the landlord may shift its responsibilities for major repairs to the tenant or vice versa.

It is best to involve a lawyer in this process who will understand all the provided real estate papers and help conclude an agreement on mutually beneficial terms. Hiring a qualified lawyer can help identify unauthorized violations that could be included in the businessman's expenses in the future.

Non-legalized redevelopment may become such an unnecessary expense item. A more serious case would be renting a commercial complex with plots of land and several premises. Here it is important to check the presence of all necessary papers for all objects and the absence of additional rent for part of the premises or the presence of deposits.

It may take too much time to put documents in order, register and sort out relationships with other tenants, and the best option may be to choose another premises.

Property search

One of the most difficult tasks is to find a suitable property, preferably without intermediaries.

The first thing citizens do is turn to print media, which are full of advertisements for renting non-residential premises. Typically, 90% of them are agencies, and only 10% are property owners. For greater convenience for businessmen, such advertisements have begun to be placed on Internet resources, in particular on Avito, commercial real estate rentals are provided with a photo and address of the premises.

Such resources are convenient because using filters you can immediately discard all options that do not fit the search criteria. For example, select all offers for renting office space in a certain city or area, and the system will automatically return all suitable offers, which will significantly speed up the search process.

The commercial real estate rental market is divided into premises for different purposes:

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

Therefore, before you start your search, decide what type of real estate you need to choose, in what area of ​​the city, what area, number of floors and other important parameters. Having defined the entire set of conditions, it will be easier for the searcher to formulate his request.

If the search process is not included in the plans, you can entrust this matter to an intermediary. Typically, the services of such companies are paid at a rate of full or half the cost of the monthly rent. But it is advisable to initially sign an agreement with them and determine payment for services only after selecting the premises, so that they are also interested in the timing and quality of their work.

The process of concluding a contract

This is an important process that is best done with a lawyer. Before signing the documents, you must carefully read and discuss all the terms of the lease. Check the owner's documents: a document on the right to dispose of real estate, a floor plan and the statutory documents of the legal entity that owns the property. After checking the documents, discuss all possible rental conditions:

1. Communal payments.
2. Telephones and Internet access.
3. Cost of monthly rent.
4. Rental periods.
5. Force majeure circumstances.
6. Minor repair work.
7. Major renovation.
8. Conditions for termination of the contract.

Discuss who will be assigned a specific obligation and the time frame within which it must be completed. All conditions must be recorded in the lease agreement for commercial real estate.

Signing the contract

It is best to draw up an agreement and discuss the terms personally with the owner of the property when renting without intermediaries. In this case, pressing issues are resolved more easily and quickly, and there is the possibility of concessions on the part of the lessor.

When drawing up the text of the contract, a mandatory clause must indicate the full physical address of the property, details and details of the owner. If possible, you should request a floor plan and attach it to the document, especially if redevelopment has been carried out.

The document must be signed in several versions by both parties. Only a document of a certain sample will be able to confirm the terms of the lease and the process of renting the premises.

The duration of the lease may be specified, but if it is not specified, the agreement is considered to be concluded for an indefinite period of time. Don't forget to indicate the exact amount of the rent. Without the specified cost of renting commercial real estate, the transaction is considered not concluded. To take into account currency changes, it is necessary to indicate a possible percentage increase in the rental price, but not more than once a year.

Object transfer process

Another important document after the lease agreement will be the act of transfer of real estate by the landlord to the tenant. The day of signing such an act is considered the beginning of the lease. The act must be signed only after a thorough inspection of the building or premises. If a malfunction is noticed during inspection, it should be recorded in the report. By doing this, you can protect yourself from unnecessary expenses that will then fall on the tenant.

In addition, such an analysis of the premises before renting commercial real estate will make it possible to demand that the landlord eliminate the noticed defects free of charge, or reduce the rental cost by a certain amount. If the condition of the property seen does not satisfy the client in any way, he can quite rightly demand termination of the contract.

Remember that upon expiration of the contract, the lessor will take over the property according to the deed that was concluded on the day the premises were accepted for rent. And if there are no faults recorded there, then the landlord can legally demand that they be corrected at the expense of the tenant. Conversely, if during the rental period positive changes were made in the conditions of the premises, the tenant has the right to demand reimbursement of expenses incurred. Therefore, carefully record all the terms of the lease in the contract.

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 legislation 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;
• object state;
• 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 - room size, floor, geographical position, infrastructure development, condition of the premises 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 considered the most in a simple way 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 detailed description 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, it is necessary to write in the document largest size probable increase, specifying the period of mandatory notification to 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 out 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.