Obviously, for this you need to use the methods that realtors themselves are looking for premises. At the same time, it doesn’t really matter whether you want to open an office, a warehouse or a store, the methodology is always the same. It's called "legs" and you already know what I'm getting at. Nobody likes to hear this answer, everyone thinks there is a magical real estate base where everything can be found at the touch of a button.

Such databases do exist. But for the sale of housing. The most reputable databases of residential real estate for sale are called Winner and Navigator, they are paid, something in the region of 5 thousand per month. When looking for secondary housing, you can buy access and save yourself a hundred or two thousand rubles on the selection. To search for housing for rent, there is a cyan.ru database - it is free, everyone knows it, in general, everything there is already with a commission. But I was asked to talk about commercial real estate.

Looking for a place on my own

So, the “legs” method implies that you determine what type of area you need and look for it on the ground yourself. Walk and see banners and announcements “Rent”.

Do you want a small office for less?- Wellcome to sleeping areas, full of empty non-residential premises on the first floors, you can bargain until you drop, greedy owners ache for a thousand or more per square meter (in Moscow), but no one rents from them for months, the main thing is to find a person who is already so tired of losing money from downtime that he agrees to any price .

Do you want a room in a shopping center near the metro for a store- you need to go around all the shopping centers near the metro, ask the security guard where the management is sitting and ask what is free and how much it costs. They live by this, willingly make contact, I somehow looked for acquaintances. I mean, no one will expose you if you do not immediately come in expensive clothes with an offer of a lot of money. You came to inquire and ask prices, that's fine. There are, of course, shopping centers that immediately declare that they will not talk to non-chain companies, but the world does not end there. It is interesting that there may not be any announcements, but the premises are free in 90% of cases, it is only a question of price. Bargaining with the shopping center is more difficult, but no one forbids it.

Do you want a warehouse- there is nothing better than making a circle around the Moscow Ring Road and.

By the way, Palyu life hack :it is most convenient to search for a property on your own if you have a motorcycle.

On the metro, you are limited to a few stations and the speed of navigating the terrain.

Walking literally with “legs” is generally ineffective, except when you need to examine in detail the rental offers in the microdistrict.

By car, it is difficult to park where you need to, often you have to cut extra circles.

The motorcycle is ideal for searching for real estate for rent. Eat, look around, stop at every rental ad - come in or call. You can cover much more rooms than other methods in the same time.

Another search method

Post your own (or hire Tajiks) ads “ I'll rent a room“. I can't say exactly how effective this is for commercial premises, but I was shocked to find out how many people read these pole ads and actually call them when we are talking about residential real estate. Worth a penny, calls can be received in any way. Often people tear down ads and give them to friends who might be interested, for example. they are looking for a tenant. Realtors live off these ads - they hang "I'll rent" and next to "Rent", the number of people who want to call never decreases.

Well, you can see ads on Avito or from hand to hand, I think everyone knows, I won’t even write.

30.08.17 43 980 1

So that they don’t knock from the bottom

Not a single entrepreneur I know could normally rent an office the first time.

One rented a room "for a penny" and pays triple the price of cleaning, which cannot be refused. Another decided to sign the contract sometime later, and six months later his things were taken out into the street without explanation. By the third, the owner of the premises comes to the office and spends the night there with friends.

Sergey Korol

versed in commercial real estate

I worked for a company that helps with finding commercial real estate. I'll tell you how to rent commercial real estate inexpensively and not regret it. It will be about small offices, workshops and exhibition spaces.

How to choose a room

Before you move, it's a good idea to talk to your employees and collect a list of requirements for a new office from them. This will help not to lose the team after the move.

Familiar entrepreneurs say that after they move, someone is always going to leave. If you discuss the requirements and take them into account at least partially, you will be able to save money on finding new employees to replace those who left.

Requirements should be divided into important and desirable. You will get two lists, for example such.

• near the Smolenskaya metro station;
• no longer than 15 minutes walk to the metro;
• at least 3 parking spaces;
• own toilet;
• at least 20 kW of electricity for server equipment, with separate wiring and switchboard;
• security lets guests on call.

It would be nice:

• bicycle parking;
• several cafes within walking distance;
• not the first and not the last floors;
• brick building with high ceilings;
• you can paint the walls;
• separate meeting room.

Think about how many employees your company will have in a year. The office requires at least 5 m² per person.

Escape from the industrial zone

Alexandra sews clothes in St. Petersburg. She had a production in the very center of the city. There was also an office and a store.

Alexandra decided to save on rent and found a new production facility - on the outskirts. She calculated that after the move, she would save more than 100 thousand rubles on rent every month. Two weeks later, in the new production, they made repairs on their own and began work.

A few months later, Alexandra began to leave employees. It turned out that they liked working in the center: going to good cafes for lunch, having parties in the office. And after the move, they spent an extra hour on the road and sat in a boring industrial zone. New employees came to production reluctantly.

Now Alexandra plans to return, but the premises for production will have to be rented more expensively. Instead of saving on rent, you will have to overpay.

How to find a new office

When you have a list of requirements, you can entrust the search for an office to any free employee - at least the selection of options.

Search yourself. Office rental ads are posted on Cyane, Avito, From Hand to Hand and other sites. Get ready to flip through thousands of identical ads and call hundreds of numbers. So the office is found in about a month.

It is useful to search not only on sites, but also live. Walk around the desired area on a weekday, go to the buildings you like and ask if they have anything for rent. Sometimes the owners, in the old fashioned way, advertise only in newspapers and do not go online. It happens that an office space will be vacated one of these days and there is no announcement yet. So you can rent a room that is not displayed on the sites.

Contact intermediaries. Intermediary companies place selected ads on the site and help to rent an office. They receive a commission for their work from the landlord. The most famous intermediaries are Biz-cen.ru, Officescaner.ru, Office.ru.

It is worth contacting intermediaries if you are ready to rent an office for the usual market price. If you want to save money - look for yourself. Intermediaries do not work with the cheapest options and small office centers.

Be careful with apartments and subletting from friends. A large cozy apartment may be more profitable than a business center next door. Therefore, companies with 3-5 employees often rent apartments for offices. But the company may have problems. If the tax authorities find out, they will force them to make changes to the Unified State Register of Legal Entities, or make an entry in the register about unreliable requirements - this will scare away cautious counterparties. In addition, there may be difficulties with visas for employees. Employees of one company could not get visas to Europe and the USA for a long time: the embassies did not trust the company, which lived in an ordinary apartment.

Sometimes start-up entrepreneurs rent part of the office from friendly companies. This is convenient, but you need to be ready to move out at any time. Friends can move or go broke - you will have to urgently look for a new room.

It is also worth clarifying whether the agreement of friends has permission to sublease. If there is no permission, then the owner may be against it - he will kick you out of the office, will not give the keys, will not let guests in.

You should not rent a room from friends if you are going to install expensive equipment in it. You are in the office on bird's rights, in case of a conflict it will be difficult to take it legally.

Premises view

When you find a suitable office, you will be invited to view. A representative of the owner will sit in an empty office and, out of boredom, will start asking various questions about your business. The situation is such that you want to sign any documents as soon as possible. But don't give up.

Look around the room. Go around the room along all the walls. Look behind each painting and make sure that there are no holes, cracks or sound recording equipment underneath - these are often masked by posters. If you do not notice the crack and sign the contract, then it will become your problem.

Go to the toilet, turn on the water and flush the toilet. The toilet must flush, there must be water in the taps. If the plumbing is faulty, ask to fix it before signing the contract. If the water is only cold - what then?

Turn on the air conditioners and let them run for a couple of minutes. Make sure they work and the room doesn't smell like dust, mold, dampness, rot, rats, corpses, or worse. Dusty air conditioners will have to be cleaned by you.

If the office has Wi-Fi, connect to it from your phone and from your laptop. Run a connection speed test at Speedtest.net. If you have a phone, call your cell phone. If you can’t get through, and the landlord is yelling, they say, now engineering works, then know: the connection may not work.

Landlords often cheat with the Internet. They say there is no network in the office, but they will help you get a connection at a good rate from a friendly provider. In fact, the tenant will be offered to sign an agreement with a monthly fee of 10-15 thousand rubles - several times more than the average price on the market. A familiar owner of a web studio paid 50 thousand rubles for six months, but then terminated the contract and bought all employees unlimited mobile modems. Now he pays 3 thousand rubles for everyone.

Talk to neighbors. It is useful to go to neighboring offices. Say that you are going to rent a room in this business center, and ask for a telephone consultation. You should not talk about the disadvantages of renting in a business center while watching: you are unlikely to complain in front of the landlord. Better call in the evening and talk calmly.

Familiar entrepreneurs are advised to ask about thefts. Has anything been stolen from the office lately? If they stole, then, most likely, the premises have problems with security.

Prohibition in the office

Andrey has a brand of men's clothing. He was looking for space for a workshop and shop. I found an option in a former factory, which was turned into a creative cluster.

At the viewing, Andrey fell in love with the premises, the landlord looked nice and was dressed properly: in all black. But Andrei was not too lazy and called the guys from the neighboring rooms.

It turned out that the landlord is not a fashionista, but a religious person and is struggling with sin among tenants: he forbids staying in the office after seven, does not allow listening to music. Last month, the landlord began to arrange round-ups and searches - they are looking for alcohol and drugs. All Andrey's future neighbors admitted that they themselves are looking for new premises. Andrey never called the landlord back.

Specify the details

Sometimes the landlord puts up a small price for the office in the hope of earning additional services ah: communal, cleaning, security. It is important to discuss them separately in order to bring down the price.

Here possible services which you will have to pay.

corridor coefficient. The landlord asks to pay for part of the common premises - corridors, foyers.

Payment utilities. Find out in advance how tenants pay for electricity, internet, water and garbage collection. Utility bills must be paid by the meter. Otherwise, the landlord may issue arbitrary invoices for them, which are difficult to dispute. In addition, it is important to include utilities in the contract (they can be called a variable part of the rent) - then they will be able to return VAT.

Parking for employees and guests. Ask how many parking spaces are available for your premises. Parking spaces are fixed and free. If it is important to travel to the office by car, then fixed seats are needed. Otherwise, the parking lot will be clogged with other tenants who arrive at work earlier.

Office security. Do I need to issue a pass for guests in advance or is it enough to meet them at the security? Can I work in the office in the evening? Some business centers close their doors at 9 o'clock.

If there is a turnstile in the office, it is useful to find out about additional keys: how to get them, how much they cost. Sometimes the landlord tries to sell expensive keys for new employees.

Cleaning. Often the landlord insists on a separate fee for this. You can offer to clean your office yourself and guarantee cleanliness.

Rental holidays for repairs. If the room needs repairs, then you should ask the landlord for a vacation for a month or two. During the holidays, the tenant does not pay rent, but undertakes to make cosmetic repairs according to the plan approved with the landlord. Usually, cosmetic repairs are cheaper than rent, and the entrepreneur will get a clean office with white walls.

It is not a fact that the landlord will agree to remove the corridor coefficient or refuse to pay for cleaning. But you won't know until you ask. Intermediaries from Biz-Prices claim that it is usually possible to reduce the cost of rent by 5-10%. This is tens of thousands of rubles of savings per year.

Agreement and documents

When the dream office is found and all the details are agreed, it remains to sign the contract and the act of acceptance of the premises.

Before signing the contract, you need to ask the owner of the premises to show a document on the ownership. The office address must match the address on the document.

Sometimes landlords have problems with property due to courts or claims from regulators. Then they try to slip a certificate of another room in the hope that the tenant will not read the paper. Instead of beautiful stamped paper, the landlord provides an extract from the real estate register. You can check the extract on the Rosreestr website.

Sometimes the office is rented out not by the owner, but by another tenant: he once rented a large room, but now he is renting out part of it. You need to ask him for a lease agreement: it should indicate that the landlord is not prohibited from releasing the office.

It is also important to look into the technical or cadastral passport. Look at the area of ​​the premises, which is indicated in the passport: it must match the area of ​​​​the premises in the contract. An acquaintance was offered to rent an office with an area of ​​80 m², the rate was 2,000 rubles per square meter. I looked into the cadastral passport, and the real area is indicated there: 78 m². The cost of rent has decreased by 4000 rubles even before the start of the auction.

From your side, to conclude an agreement, you will need a package of documents:

1. Extract from the Unified State Register of Legal Entities or EGRIP not older than 4 months.
2. Copies of registration certificates legal entity and its registration.
3. Bank and postal details (including legal address).
4. Copies of constituent documents (TIN, OGRN, KPP).
5. A copy of the passport of the head and a copy of the document that confirms his authority.

All copies must be certified with seals.

Letter of intent. To prevent the premises from going to another tenant while you are collecting documents, sign a free-form letter of intent with the landlord. In it, briefly describe the terms of the lease: area, cost, the possibility of termination. The letter of intent is a preliminary agreement, in the future it changes to a long-term one. Instead of a letter of intent, the landlord may ask for a bond against receipt.

Contract. Don't sign the contract as soon as you see it. It is best to take a break for a day and take the contract with you. Read it carefully, line by line. If in doubt about something, go to a lawyer. If you don't understand what a particular item means, go to a lawyer. Pay attention to phrases with the words "unilaterally" or "unconditionally." For example:

• “The tenant unconditionally undertakes to allow the landlord and his representatives into the premises at any time. In an emergency, if the tenant’s permission has not been obtained, the landlord and his representatives can visit the premises on their own, without the presence of the tenant and his representative, ”- strangers will be able to go to your office, you can’t let them in.
• "The landlord may unilaterally change the terms of the provision of additional services related to the cleaning of the premises."

Often offices are leased for 364 days or 11 months. This is done in order not to register the contract with Rosreestr and not to pay a fee. It is important that the contract does not prohibit the extension of the lease.

Look in the contract for a clause on rent indexation. When renting for 11 months, the landlord often writes about its automatic increase by 10% once a year. And in long-term leases, the price is usually fixed for the entire time.

Do nothing before the deal

Victor found his dream office in a pre-revolutionary building in Moscow. The landlord hugged him, allowed him to move even tomorrow. “For now, get comfortable, put things in order. Throw out all the junk, do what you want. When you move in, I will come in with a contract,” the landlord said.

Victor painted the walls white, threw away the broken refrigerator, and ripped off the box of old wires from the wall. In the evening, an angry landlord called him: “You left the whole building for me without a telephone and the Internet. Let's pay five thousand rubles for each number. Victor had to pay more than 200 thousand rubles - this is the annual cost of renting his new office.

According to Victor's mind, it was necessary to indicate in the contract: "I undertake to make cosmetic repairs in accordance with the approved plan." The plan should have been: paint the walls, throw out the refrigerator, dismantle the box from the wall. If the landlord had signed the plan, he would not have been able to charge Victor for repairs telephone network.

You can not make repairs before the signing of the contract.

Agree in the contract on what conditions you will move out: when you need to warn the landlord, when the deposit will be returned to you, what penalties may be.

Acceptance act. Indicate in the contract that you will move to the office after signing the acceptance certificate. Sign it a day or two before moving. Carefully study the room and write down any problems or features in the act. Introduce creaky windows, a crack in the corridor and a broken ventilation grate in the toilet into the act - then you will not be charged a penalty for these problems.

Indicate in the act all the equipment that is in the office: routers, kettle, furniture. Indicate the number of keys that were given to you. Your landlord won't charge you for things you didn't have.

Remember

1. Make a list of requirements for the future office.
2. Look for yourself or with the help of intermediaries. Go to the offices you like in the area where you are looking.
3. Check everything while watching. Contact your neighbors and ask them about problems.
4. Haggle over the little things: parking, cleaning, communal payments.
5. Don't move without a contract. Don't sign a contract without reading it.
6. Ask the landlord for the right to property or a sublease agreement.
7. Sign the act of acceptance of commercial premises. Indicate in it the equipment, keys and problems of the office.

Renting out real estate is a very profitable business, if you treat the procedure with maximum responsibility. Permanent passive income is always nice, but what if the idea to rent commercial real estate came up? 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 renting out an object is divided into the following stages:

1. Determination of rental value.

The first step is to view 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 cost of rent for commercial premises).

During the analysis, you can use popular sites like Avito or CYAN. Information can also be found in various printed publications. In the absence of a desire to engage in the study of other offers personally, it would be reasonable to hire a realtor or broker.

The price for such services can hardly be called high, and it is quite possible to save a decent share of nerve cells and time.

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

• location of the building / premises;
• infrastructure (availability of cafes in the immediate vicinity, free parking, building security);
• building class;
• quality and level of repair;
• layout functionality;
• various features communications (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 the prices on the market, you can contact other landlords and try to reset the cost. Often, the price indicated in the offers is indicative and approximate. The value indicator that can be achieved during the negotiations will be enough to find out the average rental rate for similar proposals. 5-10 calls are enough to get comparative data on the rental rate.

The most important thing for a commercial property lessor is to find the right client. You can do it 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 looking for a tenant on your own, a serious advantage is having your own database. However, its absence will not cause big problems, but you will have to spend more strength.

in a good way find the right client is to create a website with commercial offer. It is better to promote such a site with the help of contextual advertising with a focus on key audiences. Thanks to such advertising, you can easily find an interested audience and avoid high commissions to agencies.

It is most expedient to do this when renting premises with an impressive area. Such offers are sought by clients who rely on high profitability from the planned activity, and most of all they trust websites.

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? So the tenant of commercial real estate is of the same opinion.

A completely different matter is small premises for rent. It makes no sense to create a site and are perfect free boards ads on the Internet (even small ones).

1. Realtor services.

If you do not want to engage in the search for interested parties on your own, there is an option to hire a realtor. This person will independently find the right tenants, make contacts and even independently conclude the necessary lease agreement.

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

But still, with a similar method of finding tenants, the owner will free himself from significant difficulties. As a result, the matter will remain only for the preparation of the contract and the preparation of all necessary documentation.

Payment for the services of a realtor is carried out 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.

After the tenant is found and all the key points are satisfied by both parties, you can proceed to the execution of the contract. The contract for the lease of commercial real estate must contain the following items:

• complete information about each of the parties;
• the exact address of the rental object;
• amount and payer of utility services;
• monthly rent;
• date when the object will be leased;
• necessary actions of each party in case of force majeure situations;
• a description of the quality of the repair and the furniture located;
• key conditions under which you can terminate the lease.

With a lack necessary knowledge or experience, it would be wiser to involve a qualified lawyer in the procedure for concluding an agreement.

The contract is not the only thing that will be needed when renting out real estate. You should also have with you:

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

When all the documents are in hand, and the parties successfully conclude 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 delivery of commercial real estate by reducing the rental rate. Taking into account the constant costs of maintaining the premises, it will be more correct to rent out real estate at an average or even low rate than to put up high price but for a whole year.

Also, the price of such premises is affected by the presence of:

• parking;
• points Catering(in the same building or in close proximity);
• infrastructure;
• high traffic, etc.

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

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

1. Help with planning.

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

It is much easier to change what you already have than to create something from scratch. Such an 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 to get the tenant's favor and persuade him to rent this particular property.

This is a small psychological trick: the more a person goes into details, the higher the chances that such a conversation will be deposited in his memory. So, it is on him that he will focus in the first place, weigh the pros and cons, etc.

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

1. Holidays.

If there is no finishing in the commercial premises allocated for rent, then you can offer the tenant a payment vacation. That is, he will carry out repairs at his own expense, but for now repair teams doing their own thing, the client will not pay rent for the premises.

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

• if there are no extra funds to pay rent and repairs at the same time, then this action will cause exceptionally positive emotions and increase the reputation of the landlord;
• also, renovation holidays will help to persuade a doubting tenant towards the acquisition of 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. This is basic features business and tenants (as well as landlords) of commercial real estate are well aware of this.

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. Reliability of the landlord.

This is a very important point, most clearly manifested in the preparation of the owner's documentation for the tenant. The more guarantees the client receives, the greater the chances of successfully renting out the premises.

The abundance of supporting documents, the absence of tricks during the signing of the contract and a good reputation are the key successful delivery lease of commercial real estate. The reason is simple:

• when renting an apartment, often ordinary citizens deal with the issue;
• and if the premises are planned to be used for commercial purposes and make serious money on this business, then the study of each document by the tenant will be as scrupulous as possible.

Risks and other difficulties

Not only the tenant is exposed to risks - the same applies to the landlord. The most common causes of conflicts are:

• insufficient definition of the legal obligations of the parties regarding the leased property;
• delays monthly payments and other payments
• misuse of the leased property;
• damage/loss of property owned by the lessor;
• disputes over taxation (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 relevant document is available).

All these conflict situations directly dependent on the contract. 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 responsibly treat the conclusion of the contract in order to avoid such situations.

Renting commercial real estate 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 making a deal, you need to focus on this document.

What are the important terms and conditions in a lease agreement? For example, refurbishment?

The contract must very clearly set out the termination procedure on both sides, the return of the deposit upon termination, the notice period for termination, the extension of the lease agreement and the increase in the rate upon renewal, as well as the rights and obligations of the tenant and landlord. It is most profitable to conclude contracts for 3-5 years, prescribing an indexation rate in the range of 6-10%. In general, it is better to take into account all the points in the contract, so as not to solve them in an emergency mode later.

Do you rent rooms more often with or without decoration?

In fact, an attempt to save on repairs and move into what is left of the previous tenant is fraught with the fact that your store or cafe will not have the best best view. If you intend to seriously engage in business, then it is better to take rooms with a rough finish and make your own design. Especially if the success of your business depends on appearance premises. Therefore, you should not be afraid of rooms without finishing, but, of course, if there is an opportunity to save money and take the room with at least some kind of repair that suits you, then you can do it that way. There are all sorts of options on the market.

A very important aspect: if you move into a room that has been vacated by a tenant of your own profile, you must very clearly understand why it closed and study everything underwater rocks. And if you still decide to take the premises, you need to study what mistakes your predecessor made and try to avoid them. Unfortunately, many tenants are very greedy for the fact that “hooray, no need to do repairs, everything was done for us”, but you need to understand that if everything were so simple, then the former tenant would hardly have left a good and profitable place .

When is the best time of the year to look for premises for a micro business?

There are almost no seasonal surges in the retail real estate market, since demand is almost always stable, and contracts are signed for a long period. It is better for owners to suffer a month in January and a month in May, but then rent out the premises on normal terms, rather than drop in price. Therefore, it is advisable to search before “your” season, when your business will generate high income.

For example, it is better to open beer shops in spring, and coffee houses, on the contrary, in autumn. Of course, in the summer, as well as in January and May, there are chances to find a room a little cheaper, but there is still no point in specially adjusting to this, since only not very liquid rooms are leased with discounts.

How can I get a discount for renting space for small businesses now?

Now the owners are ready to give a discount to tenants, but within reasonable limits and not all. The average discount now is 3-10% of the rate. Also, often with a long-term contract, the owners are ready to give a discount for the first 3-6 months or even the entire first year. But on the condition that the tenant will continue to pay an acceptable rate.

Before you start trading, you should study similar offers and bets on them, predict your earnings, and only then go to the auction, armed with arguments. Most of all, the owners are annoyed when they have already reduced the rate to the lowest in the area, and the tenants still come and ask “is it even cheaper?”. That is, no one likes bargaining just for the sake of bargaining and can lead to the fact that you simply do not get a room.

For example, we have already said goodbye several times to tenants who bargained simply for the sake of the bargaining process itself and their own extra profit. And even when they later came and agreed to our conditions, we basically gave the premises to another tenant, who immediately behaved adequately. Therefore, the stick should not be bent.

How do rental rates for small business space vary by area?

Rental rates primarily depend on the traffic of the place: the more people pass by the doors of the premises, the higher the rental rate, as these are potential buyers or store visitors. At the same time, the “quality” of traffic plays a much smaller role, since goods are sold both in Perovo and Ostozhenka, so a good room at the metro exit in a residential area can cost as much as in Ostozhenka or Petrovka. It's just that the audience of tenants and clients will be different.

Therefore, when determining a rental rate that is comfortable for your business, you should focus on a level at which no more than 10-15% of the turnover will be spent on rent. That is, with a store revenue of 1 million rubles a month, it is profitable to pay 100, a maximum of 150 thousand rubles for rent with an average profitability.

If the profitability is high, as in beer shops, cafes, expensive farm products, some clothing and footwear stores, then premises can be considered with a rental rate of 17-20% of turnover, and in the case of selling discount goods or services such as a beauty salon, rent should not exceed 6-8% of turnover.

It is important to consider that it is rather difficult for a novice entrepreneur to predict the turnover. Even when opening a store or franchise salon, the franchisor will always exaggerate his achievements in order to draw you into his model.

You can only get real data from other partners or similar points in a similar place.

Large network companies There are special models for calculating the turnover of a future point, but these models are very complex and expensive. But it is still necessary to at least roughly estimate your own revenue even before opening, so as not to be mistaken.

Where is the best place to locate a store for maximum customer traffic? What are the features of the location?

Does the scheme for finding premises for a hairdressing salon differ somehow?

Opening your own barbershop or beauty salon is a very specific business. Now there are a lot of such projects in every area and in every price segment, so first of all you need to find a place where there are as few competitors as possible and offer customers some kind of feature that will make your salon stand out from the mass of competitors.

The choice of location again depends on the model: it is better to open a fashionable barber shop in the center or in expensive areas of Moscow (SZAO, ZAO, SZAO), and a cheap hairdresser can be found in any residential area.

The fundamental point: to open a successful beauty salon, you need to live in this business, you need to understand it well and understand its intricacies.

The marginality of such projects is not very high, so you need to earn on the flow of customers or add some kind of "chip" to the services. For example, a beauty salon has been opened at Red October, where, during the haircut, a client can be treated to alcoholic drinks (or sold to him), a beauty salon operates at Chistye Prudy, where they do manicures and pour coffee. These, of course, are very extravagant "chips", but you can always come up with something of your own. In general, the beauty market in Moscow and large cities is already very saturated, so rushing into this business for big money is very risky.

If we are talking about a cafe or other format of public catering, you need to choose a place very carefully, since people in residential areas do not really like fast food and cafes, however, with the exception of shawarma, since they can eat at home. In residential areas, it is advisable to open either a cafe with delivery or the opportunity to take food home at a loyal price, or a full-fledged restaurant or bar that will become a place of attraction for residents of the area.

What is the optimal floor space?

If we are talking about selling food and drinks mainly for takeaway, then an area of ​​30-50 square meters will be enough for your eyes to organize a distribution and cooking area and put 2-3 tables for those customers who still want to have a bite to eat on the spot. For a full-fledged self-service bar, you need 100-150 "squares", and for a cafe with seats and waiters - 150-400 square meters, depending on the expected number of guests.

Where can I rent commercial non-residential premises or a warehouse? How to rent a retail space for a shop? How to rent out commercial real estate?

Hello to everyone who looked at the site of the popular online magazine "HeaterBober"! With you expert - Denis Kuderin.

The topic of today's conversation is the lease of commercial real estate. The article will be useful to businessmen, owners of non-residential premises and all those who are interested in topical 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 when renting objects for commerce.

So let's get started!

1. Why rent commercial property?

Successful entrepreneurial activity largely depends on a well-chosen premises for doing business. This is especially true for trade and services. 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 a good place to work and receive 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 buy 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 procedure for paperwork in comparison with the purchase;
• the ability to change the landlord at any time and move to another building;
• a large selection of real estate, especially in metropolitan areas.

The reverse process - renting out premises - also has many advantages. First of all, it is a reliable source passive income. The acquisition of commercial space (retail, office, industrial and others) is a good investment option.

As long as it exists private business, its representatives will constantly need premises for doing business, which means that property owners will have a stable income without much labor.

Finding suitable premises for business is a troublesome event. 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 a commercial property - 5 useful tips

When renting commercial properties, you need to be as careful as possible when choosing them. It depends on the parameters and functional characteristics of the room how soon you can start entrepreneurial activity, and whether the object will fully meet the goals of your business.

First, decide how you will search suitable premises either on your own or with the help of an agency. The first method involves the presence of an unlimited supply of free time and is associated with a variety of 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 help avoid common mistakes tenants.

Tip 1. Carefully study the hood and ventilation systems

You yourself or your employees will work in the room, so the presence of serviceable ventilation systems is the most important point. The lack of powerful and autonomous ventilation in the building is a real obstacle to normal operation cafe, restaurant, grocery store.

Food should be stored in appropriate conditions, and visitors and vendors should not be bothered by odors. Moreover, the sanitary services simply will not allow you to use the facility for a catering or grocery store if it has only general house 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 go into the courtyard of a residential building or onto the roadway. You will interfere with residents or motorists, you will be tortured with complaints.

The issue of full-fledged power supply is especially relevant for tenants whose business involves the use of energy-intensive equipment - refrigerators, electric furnaces, machine tools, etc.

Make sure that the electrical cables in the room are capacious enough to meet the needs of the enterprise in full.

Tip 4. Carefully read the terms of the contract

Before putting your autograph on a lease, carefully read the terms on which you conclude a deal.

The contract must contain the following clauses:

• lease 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 breach of contract;
• conditions for terminating the agreement.

The costs of utility bills, garbage collection, maintenance of the fire system and security alarm are usually borne by the tenant. However, the landlord pays if necessary overhaul, including the replacement of plumbing communications and electrical wiring when 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 case of unforeseen situations.

AT without fail it is worth checking the title documents of the owner - a contract of sale, an extract from State Register for the right to own.

Make sure the property really belongs to the person who rents it to you. Otherwise, at one fine moment, the real owner of the object with the appropriate authority will appear. It is also important that the premises are not pledged, not arrested for debts, and not have other encumbrances.

A person who is far from the intricacies of housing law should take advantage of professional assistance when renting or buying non-residential premises. For example, you can clarify for yourself all the unclear points on the Lawyer website - a resource that employs specialists from all areas of jurisprudence.

You can ask your question even without registration, right on the main page. You will receive a legally correct and competent answer in 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 can set the amount of the fee yourself.

Step 2. Determine the amount of rent

To find out the best rental price, use one of the two options. The first is to personally look through the databases of your city and determine the approximate range of prices for renting similar premises. Second - delegate this task to the realtor.

By the way, in addition to real estate agencies, intermediary services are provided by private brokers. They usually 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're renting out commercial property, the top 3 risks for a landlord

Each landlord worries about the condition of his object and wants to make a profit from the lease, not losses.

We list the main risks of commercial real estate owners and show you how to avoid them.

Risk 1. Use of the premises for other purposes

Each well-written 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 the lease.

If the tenant promised to use the premises for a warehouse, but set up a store in it retail, you have the right to fine him or terminate the agreement without a refund of 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, speaking diplomatically, did not live up to your expectations. Namely, he brought the room to a state of devastation, broke the equipment, unscrewed the light bulbs and, in general, behaved like a pig.

In such cases, the owner has the right to demand compensation for damage in full. Moreover, not only repair costs should 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, from a fire or flood.

Risk 3: Tenant Refusal to Pay Monthly Fees

Sloppy payers should be punished with a ruble. However, this is possible, again, if the lease agreement is drawn up in accordance with all the rules. That is, the document should clearly stipulate the terms and amount of monthly payments.

6. If you rent a commercial property - 3 main risks for the tenant

The tenant can also suffer as a result of illegal or unauthorized actions of the landlord.

Risk 1. Lease of premises to which the “landlord” 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 object, 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 is the boss in the house."

Risk 2. Changing the locks in the room immediately after making an advance payment

Yes, such situations still occur in nature. You sign a contract, make an advance payment, receive keys from hand to hand, and when you want to enter the premises with your property, it turns out that the locks have been changed, and the “owners” have disappeared.

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

Here it is best to explain the essence with a simple example.

Example

Tenant Andrei, a novice entrepreneur, rented a room for a store for a year, paying half a year in advance. At the same time, the businessman did not check the title documents, relying on the honesty of the landlord.

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 area. Andrei tried to find a subtenant in order to at least return his money paid in advance, but the enterprising intermediary did not give an answer to calls or SMS.

Conclusion: 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 - an overview of the TOP-3 real estate agencies

Finding a qualified intermediary is a difficult task. To help readers, we have compiled an overview 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 property. The company employs only experienced and qualified lawyers and realtors.

A significant plus of the company is a professional approach, the availability of a detailed website, the development of an individual strategy for each client of the office. There are no real estate services that the company's specialists could not provide to users.

Commercial real estate in Moscow and the region is the main specialization of the company. Respect has been operating on the market since 2004. The agency initially set its goal to provide clients with the widest range of services related to the rental, purchase and sale of real estate.