Requirements for bank premises. What requirements do tenants have for retail premises?

The active development of the financial and credit sector in recent years has made banks active and desirable tenants in the commercial real estate market. However, the financial crisis is forcing many owners to reconsider their ideas about the advisability of renting out their premises for banking activities.

The company "MIEL-Commercial Real Estate" summarized its own experience of interaction between owners and bank tenants.

Specifics of premises for banking activities

In the built-in and attached premises there are representative offices of banks, their additional offices, branches, service offices, comments Sergey Lobanov, Director of the MIEL-Commercial Real Estate company.

Representative offices serve legal entities and individuals, and additional offices, as a rule, are aimed at working with the population - issuing and repaying consumer loans, paying for services, bank deposits and payments. Therefore, they, like shops, are very sensitive to location - they must be located near the metro or in places of active pedestrian and transport flows, always on the first line in sight. The average area of ​​representative offices is 300-400 sq. m, additional offices - 100-150 sq.m.

For banks, a first floor with a separate entrance from the street is desirable. At the same time, some banking divisions may be located on other floors. A typical case is the placement of a bank in a business center on several floors. Then the depository is located in the basement, on the ground floor there is an operating room for working with clients, on other floors there are work areas for back office employees.

For a bank focused on working with legal entities, the office floor is less important.

Technical condition of the premises

Almost all banks have corporate requirements for the design of premises, and therefore strive to do the finishing “to suit themselves”. This is a matter of brand integrity, maintaining and developing the customer base. Before the crisis, the cost of such repairs could reach $1200-1500 per 1 sq. m. meter.

Special requirements are imposed on premises for transactions with valuables - storage and cash registers. According to the regulations of the Central Bank and internal affairs bodies, in order to counter possible criminal actions, such premises must be technically strengthened. Special equipment for window and door openings, anti-burglary protection of walls, and special security equipment are required. The layout of the premises must be organized in such a way that no one, including unemployed bank employees, has access to the vault and cash desk, and cannot observe the transportation of valuables. Even the owner of the premises does not have the right to enter these areas, and this restriction is separately stated in the lease agreement. The building must be equipped with a special exit for transactions with valuables, controlled by bank security. The installation of a powerful ventilation and smoke removal system is also required.

In terms of energy capacity, banking premises are comparable to office premises. Trade or public catering enterprises are more energy intensive in comparison. But in the case of banks, it is necessary to ensure uninterrupted power supply - to have backup power supplies or two independent inputs.

The compliance of premises with banking standards must be confirmed by certificates, the procedure for obtaining which takes several months and requires additional financial costs. But if the premises are already certified for working with valuables, then the new tenant bank will not have to go through this procedure again. The main thing is that the landlord has notarized copies of all certificates.

Lease relations

Banks almost never rent premises that do not have a certificate of ownership (new buildings). After all, if this certificate is not received within a year, the Central Bank’s permission to open this branch will be canceled with all the ensuing consequences. Therefore, legal purity and correctness of execution of title documents and confirmation of all payments are required.

Due to the lengthy and expensive process of adapting premises for banking activities, banks enter into lease agreements for at least 3-5 years. At the same time, banks, of course, do not want to take responsibility for the early vacancy of leased premises.

This problem became especially acute at the height of the crisis. The fact is that for banks, unlike, for example, retail operators, there is no direct connection between opening an additional office and profit growth. Banking expansion is focused more on improving the quality of services and attracting new clients.

In the wake of rapid growth in recent years, banks have been actively developing their networks, especially since rent is an insignificant amount in the structure of bank expenses.

On the one hand, this led to the fact that banks were among the most solvent (and therefore desirable for owners) tenants. On the other hand, during the crisis, financial institutions turned out to be one of the most affected categories of tenants. Almost all of them have revised their development plans, refusing to lease ineffective, duplicate branches.

At the same time, the possibilities for using the premises, in the repair and certification of which a lot of money has been invested, are very limited. New tenants coming to these areas now do not need prestigious renovations, reinforced cash registers, powerful ventilation systems, etc. But, as a rule, more energy capacity is needed. This, of course, affects the rental rates and demand for former bank offices.

“Currently, in the Moscow market for renting premises for banking activities, the activity of only regional banks is noticeable, which are taking advantage of the moment to consolidate their positions in the capital. Thus, in 2009, the MIEL-Commercial Real Estate company conducted several transactions with banks from the Volga and Siberian federal districts. Other potential tenants of former banking premises include retail chains (clothing, shoes, etc.), regional jewelry companies, as well as regional agricultural producers who are opening offices in Moscow to sell their products. However, repurposing the banking premises into retail requires additional costs of time and money. Therefore, the owner, when deciding on the appropriate use of his space, must clearly understand all the benefits and risks of such use," notes Sergey Lobanov.

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The problem of searching for real estate for commercial use is devoted to many resources on the Internet, periodicals, etc. The fundamental criterion for the classification of existing real estate is the purpose:

1. Residential premises.

2. Premises for commercial use.

3. Production and storage facilities.

Further, if we talk about commercial premises, they come in 4 classes (A, B, C, D). Class A includes the most profitable options (specialized business centers, offices, projects of which were carried out by well-known construction companies). The design of such a building is usually carried out by famous developers in the industry. The premises are distinguished by excellent design, optimal layout, and modern parking. Class B is characterized by more modest conditions, but good repair and planning aspects of the property remain. Class C is characterized by such premises as areas on the first floors of residential buildings, former research institutes, educational institutions, etc. Class D is similar to the previous class, but the condition of the building is significantly inferior (repairs, presence of power lines, condition of plumbing, sewerage, etc.).

The main requirements that a rented space for commercial use must have are:

Property class;

Square;

General condition of the facility (repair);

Layout (number of floors, presence of a basement, attic, emergency exits);

Ceiling height, column pitch (engineering solution);

Lack of objects in the neighborhood that affect the image (landfill, cemetery), etc.

If you need to find premises for a bank, then in addition to the above aspects it is worth noting the following points:

Availability of an isolated room for safes and special storage;

Possibility of installing a modern control and security system (alarm);

Availability of parking spaces in the adjacent territory;

Since credit and financial institutions are engaged in customer service, the radius of accessibility is important, that is, the theoretical footfall of people in the area where the bank office premises are located.

Since banking institutions are network structures, when selecting the next premises, the tenant expects to find an offer with similar marketing, technical and location requirements.

Every day more and more buildings appear, and, consequently, offers for rent (sale) of real estate, but some problems of choice still exist. The main problem is the relationship between price and location characteristics of premises. Businessmen are naturally interested in real estate with the most advantageous location features (proximity of the office location to the city center, transport interchanges) and a reasonable price.

To find the most suitable street retail real estate option, you need to regularly monitor advertisements for sale (rent).

Usually carried out on a long-term basis. In this case, the rented area undergoes partial and sometimes complete reconstruction (facade, interior decoration). In order to save time searching for such advertisements, it is best to use the database of offers on the Internet for rental real estate on reliable resources.

The sale of premises for a bank is most often carried out in cases where the buyer needs a building for the main office of a credit institution, because the rented premises are temporary locations of the facility. Therefore, the requirements for selling space are much higher. If we talk about price, then in this case it is better to conclude transactions without intermediaries, saving a significant amount of money that real estate agencies are entitled to for the provision of services.

The growth of the financial services market, as well as the departure of a significant number of credit institutions from the banking services market due to the revocation of their licenses, allows the largest banks to expand their scope of presence. This primarily occurs through the acquisition and lease of commercial real estate for additional branches and offices. Many landlords have a question about how to rent out premises to a bank, since the tenant, represented by the bank, is a reliable partner who consistently fulfills its obligations regardless of external factors.

Requirements and criteria for premises

Banks and other financial organizations are particularly careful when choosing premises for the location of their offices and representative offices. A well-chosen location allows you not only to attract new faces to the ranks of potential clients, but also to increase your reputation and status among regular ones. What requirements do banks impose on rented premises and what needs to be taken care of when concluding an agreement with the bank. Let us analyze this category of rental legal relations.

When looking for premises to rent for separate branches, banks are willing to pay rents higher than other tenants, but at the same time their requirements for the facilities are quite high. Analysis of proposals from several banks for rent and purchase allowed us to identify the following general criteria for non-residential premises:

• the building must be properly put into operation;
• absence of any encumbrance, including arrest or other controversial situation;
• possibility of long-term rental (minimum 5 years);
• location in the business center of the city;
• accessibility for motorists and pedestrians (availability of parking);
• first floor of the building;
• possibility of sublease.

Depending on the goals and functionality of the future department, the requirements may be significantly supplemented. So, if you plan to open a branch aimed at servicing retail clients in Moscow, some banks require the following conditions to be met:

• location in a busy place (near the metro or major transport interchanges);
• open and free layout;
• Possibility of access to the premises around the clock;
• presentable appearance from the outside and the possibility of advertising on the facade.

In addition, quite often such specific requirements are presented as:

• no exclusive right of one provider to communication services;
• the presence of a certain height from floor to ceiling (for example, 2.5 m);
• a certain level of energy supply.

Each bank forms detailed criteria independently, and the more specific requirements are presented, the higher the price it is willing to pay for leased commercial real estate.

Compared to the above requirements, renting premises for an ATM does not imply any special features, with the exception of round-the-clock access.

Features of renting banking premises

The lease agreement for premises intended for bank branches is regulated by Ch. 34 Civil Code.

Since the lease of banking premises is long-term, such an agreement is always drawn up in writing and is subject to mandatory state registration. carried out by sending a notification one month before the expected date.

In addition, the bank, as a rule, at its own expense, repairs the premises so that it meets all the requirements of the Central Bank. Therefore, it is important to immediately determine the fate of inseparable improvements after the termination of the lease relationship.

When renting out premises for an ATM, it is necessary to clearly indicate its location, since in most cases it is not necessary to rent out the entire premises, but only a small part of it.

Renting premises for a bank attracts landlords due to the size of the rent and the long-term agreement. All requirements imposed by banks are aimed at showing an advantage over competitors and ensuring customer loyalty to banking services.

In a situation of instability of markets and exchange rates, more and more investors are entering the commercial real estate market, which can generate considerable income from renting out premises. This trend is confirmed by data from CBRE, according to which investments in commercial real estate in Russia in the first quarter of 2016 increased 4.5 times compared to last year. However, when investing in such a project, the investor must be aware of how much its space will be in demand and who will rent it.

Dmitry Mikhailov, director

for the development of AKTIVO

He talks about the intricacies of the relationship between owners and tenants, as well as what income you can expect from renting out premises of different formats. Dmitry Mikhailov, development director at AKTIVO, a crowdfunding platform operating in the real estate industry.

Of course, every tenant of a retail space is interested in the most advantageous location for his business, where it is convenient for him to hang his sign and sell his goods. This is clear to any owner of a commercial property. However, it would be wrong to assume that the specifics of choosing a commercial object for investment are limited to this. Different formats of retail real estate also require different tenants with their own requirements for the premises in terms of security, the presence of communications, etc. So, let's look at this in more detail.

Tenants are unpretentious, but problematic

Small retail areas measuring 40-50 sq. meters are perhaps one of the most liquid objects on the retail real estate market. If such areas have a good location, for example, near the metro or on public streets, quite a lot of tenants can apply for them: most often these are cellular communication stores, flower shops and sellers of meat products, such as “Setun”, “Dymov”, “ Myasnitsky Row”, etc. Such points are in demand by beauty salons, hairdressers and other representatives of the service industry. Rate per sq. meter in small rooms can reach 10,000 rubles. per month, and sometimes even higher.

However, property owners often have to pay for the high rates of this retail format with their time and nerves due to constant requests from tenants to lower the rental rate, threats related to the tenant leaving the premises, etc. And such threats are justified - small tenants, as a rule, are quite mobile. For example, networks of cellular communication stores spend only 600,000 to 1 million rubles on opening a new location. If the current location or the rental rate of a particular point does not suit the management of the chain, they leave it and the goods are transported to a better place - the financial costs of such a move can be “recaptured” by saving on rent in just a few months. The owner will be forced to look for a new guest. Such mobile tenants also include small shops selling a limited range of food products - the costs of opening retail outlets are also not very high. Hence the aggressive strategy that is often followed in such a business: take the best place at a rate above the market rate, and then, by persuasion and threats, reduce it as much as possible. The owner of the premises needs to be prepared for this.

Pharmacies stand apart in this row, which, as a rule, also rent areas measuring 40-60 square meters. meters. This type of tenant is more conservative and changes locations with obvious displeasure. The pharmacy business has an additional reason to take the choice of location seriously and compromise with the owner. It's all about the license that pharmacies receive to trade in a specific location. Obtaining permits for a new facility is always a waste of time and money.

Special requirements: banks, pawn shops and jewelry stores

In general, small tenants are quite unpretentious and do not put forward any special requirements for the premises: when renting out a premises, the owner does not need to think, for example, about ensuring a reliable power supply to the facility or additional electricity capacity. But jewelry stores, banks and pawnshops are much more demanding in this regard.

For example, inviting such a tenant to a glass shopping pavilion is simply pointless. Managers and owners of this business very meticulously study the facility from the point of view of possible break-in and entry into the premises. And businesses related to financial services, in particular banks, need a constant connection to the power supply and a backup line that will ensure uninterrupted power supply in case of problems on the main line. Moreover, the presence of proper security and special requirements for energy supply, as a rule, do not affect the rental rate.

Back in 2011-2012, when banking organizations were actively developing their retail networks, they often rented small premises with an area of ​​40-60 square meters. meters, but now the number of such branches is decreasing. Instead of numerous small offices, banks offer online services to customers. This, of course, does not mean that they have completely stopped opening new branches, but the preferences of banking organizations have changed. Now most of them are developing a network of branches ranging from 100 sq. meters. This footage allows you to have fewer offices, but offer the population a full range of services in each location. For premises of this area, banking organizations pay an average price of about 5-7 thousand rubles. per sq. meter and do not offer any extra charges for their increased requirements.

Small grocery stores: alcohol licenses and relocation difficulties

Grocery stores offering a wide range of goods, in particular supermarkets, as a rule, prefer to rent significantly larger areas - from 300-350 sq. m. meters. Retail chains selling food products are now ready to rent space from 1,500 to 4,000 rubles. per month per sq. meter. Recently, grocery stores have been offering owners not fixed rates, but a percentage of turnover, in order to minimize their losses. Food retail doesn't like to pay a lot. But the peculiarity of such a tenant is that he is ready to occupy a place not only on the first line, but also in the depths of the residential area, since there will be buyers there who will be loyal to him.

The favorite location of large grocery stores is free-standing buildings with an additional entrance for loading and unloading goods. They are reluctant to occupy the first floors of residential buildings - residents complain about loading noise, smells, conversations under the windows, etc. However, if there are no other options in the area, retailers agree to residential buildings. However, the most important factor influencing the cost of a commercial property for such tenants is the ability to obtain a license to sell alcohol. Any grocery store receives a significant share of the profit from selling “intoxicating drinks” and stipulates in the lease agreements that until it receives a license for this premises, the rate will be 30-50% lower. An investor who has invested in such an object should be aware that alcohol licenses are not issued to retail outlets near kindergartens, schools and other educational institutions.

Demanding tenant: catering

A restaurant or fast food business can claim various areas. For other fast food, 20-30 square meters will be suitable. meters. Canteens, cafes or restaurants, of course, need larger premises. In addition, not every room is suitable for a catering outlet: everything related to food preparation requires large electrical power (from 100 kW) and the ability to equip an exhaust hood (i.e. access to ventilation). All this is provided by the owner. If we are talking not about fast food, but about the restaurant business, you can’t really count on high rental rates. Even the most prestigious and famous restaurants are often not very profitable. Rental rates for restaurant premises may be average market prices, or they may be lower.

Tenants are stable and respectable

I will probably repeat the truism if I say that the most stable tenant is the one who rents the largest area. Companies opening retail facilities with an area of ​​1000 sq.m. meters, of course, they try to approach the issue of choosing premises as carefully as possible. Opening such a retail outlet costs tens of millions of rubles. Moving such a giant can take more than one week. But the owner of the premises may also need more time to find a replacement for a large tenant if problems arise. This situation encourages both sides to seek consensus on various issues.

In our opinion, it is much more profitable for the owner to work with this type of tenant. Thus, investors of our crowdfunding platform have currently purchased two street retail properties, the anchor tenants of which are the Victoria and Pyaterochka supermarkets, occupying areas of 2,000 and 650 sq. m. meters respectively. Our next object should also be a premises, the anchor tenant of which will be a food store - a supermarket of a well-known brand. Rental rates for such stores range from 1,500 to 4,000 rubles. per sq. meter. Theoretically, we could buy smaller properties and rent them out at low rates, or cut up areas for renting out at higher rates. But then they would not receive a stable income and could not count on fifteen-year contracts that require annual indexation.

If the tenant regularly pays rent and the premises are not idle, this means that the owner does not bear losses. Having chosen a location, a large store is unlikely to leave it if the rental rate is less than 10% of its turnover. At the same time, the business of the largest retail chains is actively developing even during the crisis, and the risk of losing such a tenant, at least in the near future, seems minimal.

Each owner chooses his own strategy: he strives for high rates or stability. In my opinion, it is a stable tenant who ultimately brings more income to the owner than one who seems willing to pay large sums.

Dmitry Mikhailov- Development Director of AKTIVO, a crowdfunding platform operating in the real estate sector. Has experience in retail for more than 10 years in the areas of franchise management and real estate management. Worked in large federal companies with a staff of more than 15,000 people as a head of property management.