Municipal lease. Leasing commercial real estate - the subtleties of the process On the lease of commercial premises

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How to quickly sell or rent any commercial property

There are millions of square meters of commercial real estate in Russia, and their number is increasing every year. Shopping and entertainment complexes, business and office centers are growing like mushrooms in the rain, but ... are they being sold as quickly as they are being built?

The environment in which sellers and landlords of commercial real estate work

The most popular and most effective channel for real estate advertising has become the Internet, which offers immense opportunities - about 200 bulletin boards and real estate portals, monthly attracting over 30 million potential buyers and tenants of real estate in Russia. It would seem that with such a demand, selling and leasing even the most illiquid warehouse is a couple of trifles.

In practice, the situation is different. Sellers and landlords are able to cover no more than 5-15% of potential buyers. The reason for this is the limited number of resources they use for their advertising (Real Estate, Hand-to-hand or others), which are viewed by approximately 10-15% of the total number of buyers. Another 85-90% are dispersed among the rest, including regional resources.

Such a modest average market coverage is associated with the technical features of advertising on Internet resources.

Selling/renting out one object, the owner or manager has to go through a long routine: choosing the best bulletin boards, registering, placing an ad (or several ads if several premises are rented in one building), monitoring their effectiveness, etc. The process is record-breaking, tiring, and often inefficient.

Realtors who work with a large number of commercial properties face a different kind of problem. We are talking about the high cost of developing files of a special XML format, in which bulletin boards accept large databases of objects. The development of one such base costs 15-20 thousand rubles. and takes 1.5-2 months. Only monsters of the market can afford to cover at least 20 popular sites, while capturing the attention of no more than 40-50% of potential buyers. Not a single player in the commercial real estate market can afford to advertise objects on all Russian sites.

More precisely, he could not before the advent of Assis.ru - an assistant to a realtor and property owner, automating all the above routine processes and significantly reducing their cost.

Why does Assis.ru attract sellers and landlords of commercial real estate so much?

A special advertising service, and at the same time a powerful marketing and analytical tool, was developed at Skolkovo in 2012. Today, the number of its users has reached 100 thousand people, including dozens of real estate agencies, large developers and private realtors. Over the past year, over 10 million square meters of commercial real estate has been sold and leased with its help.

This easy-to-use and incredibly complex tool plays the role of a technical translator between the seller and online advertising resources. Its base contains 120 advertising platforms for real estate in Russia (as a website, Avito, Yandex.Real Estate, DMIR.ru, Cian.ru, less popular and regional resources). The system has a built-in database of KLADR addresses with all possible spelling options for addresses, the technical requirements of sites for creating ads are taken into account and are regularly updated, which guarantees the user successful publication of ads.

A user who needs to sell to rent out real estate registers once on Assis.ru and receives a personal account. In it, he makes his ads or uploads them using the API (the system integrates with any CRM) or XML file, which is developed once only for the requirements of Assis.ru, selects the necessary sites and activates one of the tariffs. Within 5 minutes after passing the moderation, ads are replicated on all selected resources, and within a day they become visible to buyers.

Marketing and analytical tool

After publication in the account on Assis.ru, the first analytics for each object and for each site appears. Over time, the user sees the dynamics of views, the return on each site, can add / disable the boards he needs. And also change / delete ads - changes are immediately reflected on all resources.

For realtors, Assis.ru is an invaluable marketing tool that provides a wide range of analytical opportunities. By making the necessary selections in the reports, he sees which regions are more promising for the sale of a particular type of commercial property, how people react to the offer, and in which regions it is not worth advertising at all.

For owners and realtors there are different tariffs with different possibilities

The tariff "Regular accommodation" is created for owners. With it, you can create an ad and automatically replicate it on 55 message boards. The cost of this tariff starts from 300 rubles. per month and depends on the quantity and quality of the selected resources, as well as on the number of advertised objects.

Tariff "XML upload" intended for realtors and real estate agencies. This is a compromise option for those who want to work or already work directly with the sites, but plan to outsource the entire technical part. Using this package, the user generates XML for any selected sites (the process lasts about a minute), receives links to ready-made databases and sends them to the sites. Further, Assis.ru maintains these bases, makes changes, etc. The cost of this tariff starts from 300 rubles. per month and depends on the number of sites and the number of ads.

Tariff "Batch" also designed for realtors and allows you to place turnkey ads on 65 bulletin boards. It is enough for a realtor to create advertisements manually on Assis.ru or enter the database in an XML file or through the API into the system, select sites and activate the tariff. Assis.ru itself will place them, pay for the services of the sites and maintain the databases during the entire period of the tariff. The cost of this tariff is from 900 rubles. per month

For greater efficiency and time saving, realtors combine XML and Package tariffs, thereby achieving maximum market coverage with minimal money and time. In addition, such a combination is an important factor for advertising the realtor himself. The seller is more likely to turn to a specialist who can quickly sell his object, and not to someone who works in the old fashioned way with three to five sites and a small number of buyers.

Common to all tariffs is an immutable rule - the system monitors the date of publication of ads and automatically updates it - the offer always remains "fresh".

Thus, Assis.ru completely shifted the emphasis in terms of "competition" and "cost of advertising" in the commercial real estate market. It leveled the playing field for both the biggest players and novice sellers, and made it possible for anyone to quickly find a client at minimal cost.

Are you looking for information about municipal property rental auctions in Moscow because it is inexpensive and reliable? It is possible that for one reason or another you need to sign a lease agreement for residential or non-residential premises owned by city authorities or even the state. In this case, the municipal rental of premises in Moscow is what will allow you to rent a suitable object.

At the same time, GlavUpDK under the Ministry of Foreign Affairs of Russia offers you information about auctions for the lease of federal property - i.e. owned by the state The secret lies in the fact that state-owned non-residential real estate practically does not fall into the databases of real estate agencies. For this reason, many simply do not know that there is an opportunity to rent an object at a lower price. It is also necessary to distinguish the lease of federal real estate from the lease of real estate received during the auction for the lease of municipal premises.

The GlavUpDK company under the Ministry of Foreign Affairs of Russia regularly organizes and conducts auctions for the lease of federal real estate transferred to its management on the right of economic management. If you are looking for office space, be sure to visit our website, where you can get acquainted with rental offers and become a participant in the auction - the benefits of signing a lease agreement are quite obvious, because you can conclude an absolutely legal lease agreement that will protect your interests as a tenant.

Auction Rules:

The auction is held in accordance with the current legislation, which obliges Federal State Unitary Enterprises to put up all the premises offered for rent for auction. In the event that only one application is submitted, the auction is declared invalid, and the contract is signed with the potential tenant who submitted the only application at the minimum (starting) rental rate. In the event that several participants apply for the same premises, an auction is held, during which the rates may increase significantly during the auction.

In order to become a participant in the real estate rental auction, you must fill out an application, where your data will be indicated, as well as attach constituent documents and a document confirming the payment of the deposit. Before the start of the auction, the client has the right to refuse to participate and withdraw the submitted application.

If you become the winner of the auction, then you need to conclude a lease agreement within 20 days from the date of the auction. In this case, the deposit to the winner of the auction will be returned or accepted towards the fulfillment of obligations under this agreement.

But if the contract for one reason or another is not signed by the winner within the specified time, then the deposit will not be returned to him.

If you have any questions about the rules of the auction, you can contact our consultants by phone or by e-mail indicated on the site.

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:

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 customers. 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 of 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 effort.

A good way to find the right client is to create a site with a commercial offer. It is better to promote such a site with the help of 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 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. There is no point in creating a website here and free online classifieds (even small ones) are perfect.

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.

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.

If you lack the 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 set a high price, but for the whole year.

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

parking;
catering points (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:

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.

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.

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 while the repair teams are doing their job, 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 extremely 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. These are the basic features of doing 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.

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 to successful leasing 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 in 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 depend on the concluded 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.

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 of passive income. The acquisition of commercial space (retail, office, industrial and others) is a good investment option.

As long as there is a private business, its representatives will constantly need premises for doing business, which means that property owners will have a stable profit 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 premises how soon you can start a business, and whether the object will fully meet the goals of your business.

First, decide how you will look for a suitable room - 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 will help you avoid common tenant mistakes.

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 the normal operation of a cafe, restaurant, grocery store.

Food should be stored in appropriate conditions, and visitors and vendors should not be bothered by odors. Moreover, the sanitary authorities 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, for major repairs, including the replacement of plumbing communications and electrical wiring if they fail.

Discuss in advance with the landlord the issue of property insurance - whether such an agreement will be drawn up, and if not, decide who will pay for losses in case of unforeseen situations.

It is imperative to check the title documents of the owner - the contract of sale, an extract from the 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 as a warehouse, but set up a retail store in it, you have the right to fine him or terminate the agreement without a refund of the rent.

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.