Renting commercial real estate - all the secrets. Renting out office space as a business

How to rent and choose commercial premises for business. Advice is given by Vladimir Pavlovich Golovkevich, head of the company’s marketing department NewLifeGroup

As you know, efficiency, business development, and the attitude of clients and office employees largely depend on the choice of a commercial property for rent. And no one can know better about the features of commercial real estate than the owner himself. Therefore, the head of the marketing department at New Life Group, Vladimir Pavlovich Golovkevich, was invited to explain some of the intricacies of choosing a commercial premises.

Vladimir Pavlovich, where should you start choosing commercial real estate, for example, if an entrepreneur does not have extensive experience in this matter?

First of all, decide on the main issue, namely, choosing the type of real estate that the business needs. This could be an office, a retail space, a warehouse; universal spaces are popular. Many entrepreneurs refurbish residential apartments, but this issue is not always effective, and also requires significant financial and time costs; on average, it will take about a year to refurbish and re-register an apartment.

You can search for commercial real estate on your own or with a realtor. However, in cooperation with a realtor, you will have to spend some financial resources to pay for his services; this is a certain percentage of the transaction. It is less convenient and practical, but cheaper, to search for vacant commercial real estate on your own, or by involving friends. This option is also quite realistic; it is important to correctly determine the pricing policy of the real estate market in a certain district or area.

- Will the location of the office or retail outlet affect the promotion of the business?

Without a doubt! The object must be located in a place with high pedestrian and vehicle traffic. This is precisely why business centers are so popular; moreover, they offer a narrow specialization, which is convenient for the client. It is highly recommended to have a parking space near the property, convenient access, and parking security is desirable. If you are choosing production workshops where customers rarely appear, you can consider areas remote from the center, but take into account the convenience of travel for employees, so having a metro station in the immediate vicinity would be a good solution.

- The location and equipment of the office itself, I believe, is also not a recent issue.

Indeed, the layout of the office and the view from the window determine the convenience of employees, clients, and the ability of the manager to control work. When choosing a premises, I recommend being guided by the staff and area of ​​activity. For example, if clients are not expected to visit the office frequently, it is worth choosing projects that are close to a square; they allow you to place a lot of equipment and employees in a small area. The number of offices is not critical; it can be one room; modern mobile partitions will help you easily divide it into sections. If you plan to frequently visit clients, you can choose an office with a corridor; it allows you to set up a client meeting area and divide the offices depending on the activity.

Any office must have telephony, the Internet, preferably fiber optic communications; without such amenities, modern business is simply impossible. Utility networks must be located in such a way as to provide access to the connection for any employee, preferably without extension cords or adapters that impair the appearance and fire safety. Not the least important issue is office renovation. If the repair has not yet been carried out, it is important to clarify who will carry it out, pay for it, and what is the time frame for completing the work.

Pay attention to the height of the ceilings; the quality of indoor air and the availability of air conditioning depend on this. In some cases, owners independently install central air conditioning and ventilation; when installing local air conditioners, they often rely on tenants, but options are also possible here. Air conditioning maintenance is often the responsibility of the tenant, or may be shared between the tenant and the owner. The appearance and well-groomed yard will be of considerable importance to the client.

- What issues should be focused on when considering pricing policy?

Another important point: discuss with the owner the responsibilities of the parties and the distribution of costs when eliminating various breakdowns, payment for security services and systems, telephony, and the Internet. A positive aspect is the provision of discounts by the owner for long-term cooperation.

-Vladimir Pavlovich, what would you like to advise entrepreneurs choosing premises for rent?

Consider the fact that commercial real estate is becoming one of the fundamental factors in business and its development. Therefore, be sure to take a responsible approach to choosing an office, and do not hesitate to ask even rather sensitive questions. One unclear point today can result in a series of serious problems tomorrow.

• 1 How much can you earn from rent?
• 2 Where to start a business: what documents are needed and what can be rented out
  • 2.1 We legalize business
  • 2.2 Select the required OKVED codes
• 3 Preparing the apartment for rent
  • 3.1 Where to buy an apartment for rent
• 4 How to compare income and expenses
• 5 Protecting ourselves from risks
• 6 Tips for running a successful business

Are you planning to rent out an apartment, but don't know where to start? Or are you looking for a way to make money from rental properties and thinking through possible strategies, but nothing attracts you? Are you afraid that you won't have a regular income?

Renting out an apartment or other housing is profitable because it provides a stable income. If the property is sold, the profit will be one-time. Therefore, we suggest paying attention to this way of generating additional income. We will tell you in detail about renting out an apartment, what you need to pay attention to first, and how to turn this idea into a stable business.

How much can you earn from rent?

Income from renting out an apartment in the regions will differ. In Moscow and St. Petersburg you can get from 20 to 30 thousand rubles for a one-room apartment in a residential area. In cities with a population of over a million or more, you can get about 15 thousand rubles for a one-room apartment in the center and 10-12 for an apartment in a residential area. In regional centers with a population of about 500 thousand people - 8 thousand rubles for an apartment in good condition.

In a small city, in 5 years you can earn about 480 thousand rubles by renting an apartment, in large cities - about 900 thousand rubles, in Moscow and St. Petersburg 1.5 million rubles.

If the apartment is located in a prestigious area and has a modern renovation, then its rent is more expensive. Thus, renting a two-room apartment in the Tverskoy district of Moscow costs 140 thousand rubles a month, and in the Mitino district - 40 thousand rubles. In both cases, the nearest metro station is 700 meters away.

Two-room and three-room apartments are less in demand, but they can also be rented out. If, for example, a three-ruble note is located near a university, then you can rent it out to students. This way you will find permanent residents and receive regular income.

Living on the money you receive for renting an apartment is quite possible. To cover basic needs, one person needs an average of 20 thousand rubles per month. This is enough to pay for the utilities of your apartment, purchases products. To purchase clothes, new household appliances and relax, income must be more. In Moscow, St. Petersburg and cities with a population of over a million, the minimum amount will be higher.

To cover the expenses of one person, you need to donate:

• 1 apartment in Moscow;
• 2 apartments in St. Petersburg;
• 2-3 apartments in cities with a population of over a million;
• 3-4 apartments in regional centers with a population of about half a million.

This scheme will work if decent tenants are found and the apartment will not be empty. This may take several years. Let’s look in detail at how to properly organize a business renting apartments.

Where to start a business: what documents are needed and what can be rented

How to make money renting housing? First of all, let's figure out what can be rented:

• a room in an apartment;
• apartment;

If you have property that was inherited, then you can start renting it out. If there is no available apartment, you can purchase it with your savings, or take out a consumer loan or mortgage.

A consumer loan is a loan provided to citizens for the purchase of various items or large things: a mobile phone, household appliances, furniture, cars, housing.

A mortgage loan is a targeted housing loan issued against purchased real estate as collateral. You can also mortgage your existing property. A mortgage is several times the amount of a consumer loan. If the borrower cannot pay the debt, then the bank becomes the owner of the mortgaged property.

Can't get a mortgage, but want to increase your savings by investing in real estate? We suggest you familiarize yourself with such a strategy as . From one apartment you can receive several times more than the amount you pay for its rent.

We legalize business

You have an apartment, all you have to do is start renting it out. You should take into account that you will have to pay tax for renting an apartment. If you hide income, you will not only have to pay tax, but also a fine of 40% of it. Plus for failure to submit a tax return - 5-30% for each month of delay.

There are several ways to process tax payments:

The first is to enter into an agreement as an individual . In this case, you will pay 13% on the income received.

The second is to register an individual entrepreneur:

1. By simplified systemthe tax will be 6%. By April 30 of each year, you will need to file an income tax return and pay tax every quarter.
2. Get a patent. It is purchased for a calendar year. Its cost is not fixed, it is calculated individually as a percentage of expected income. However, the final amount depends on the area of ​​the apartment and the region.

For example, in Moscow, a patent for a one-room apartment with an area of ​​50 square meters costs 12,600 rubles. The tax will also be 6%. In this case, the tax is paid in advance. Within 90 calendar days it is necessary to pay 1/3 of the amount from the date of purchase of the patent, until the end of the patent's validity period - the remaining 2/3.

Basically, earnings from renting apartments are legalized in Moscow and St. Petersburg. If you live in another city and think that submitting information to the tax office is a waste of time, it would be a good idea to play it safe. Envious neighbors or even friends or relatives can tell you where to go. When your income is legalized, you don't have to worry about this.

Select the required OKVED codes

When registering an individual entrepreneur, you need to indicateOKVED codes(all-Russian classifier of types of economic activities). The following codes will suit you:

• 68.20 - Rent and management of own or leased real estate;
• 68.20.1 - Rent and management of own or leased residential real estate;
• 70.20 - Renting out your own real estate;
• 70.20.1 - Renting out your own residential real estate.

Find out how else you can get real estate income.

Preparing the apartment for rent

Most often, apartments are rented furnished. Some have a complete set necessary for a comfortable life, while some have a minimal set. Empty apartments are less often rented out, but they are also in demand.

Let's figure out what should be in the apartment so that you can rent it out.

A fresh finish is desirable. If you don't have one now, make sure it's in good condition. If you are making repairs, then take materials with a reserve. In some places, the wallpaper may lose its appearance and even peel off, and the tiles may break off. In such cases, you can quickly eliminate the resulting defects.

Interior doors can be supplied both cheap and expensive. In the first case, replacing them will not require a lot of money, but in the second, it will be difficult to damage them. It is better to install an expensive entrance door; it will last longer.

Install foreign plumbing, preferably Finnish brands. They have budget options that will last a long time.

At a minimum, the apartment should have the following household appliances:

1. Fridge;
2. Kitchen stove;
3. Washing machine.

With this set you can already look for tenants. You will find them faster if the apartment also has:

1. Microwave;
2. Iron and ironing board;
3. Electric kettle;
4. TV;
5. Wi-Fi router;
6. Hairdryer

The Internet is an integral part of life. You can provide the apartment you will be renting out with Internet and television or just the Internet and install a Wi-Fi router. It’s better to hide the wires right away. Select the tariff with the maximum speed. If residents have several computers and phones, then the speed will not drop so much. New residents will not need to think about what kind of Internet to install, and new wires will not be constantly installed in your apartment.

Furniture in the apartment should include:

1. Sofa bed or double bed. If the area is large, then it is better to install a bed. If the apartment is small, then the sofa will come in handy.
2. Spacious closet.
3. Desk and chair.
4. Wall shelves for little things.
5. Kitchen set, table and chairs.
6. Bedside tables. An optional element, but it creates comfort.
7. Dresser. Also an optional element, especially if the closet is large.

If you do not have the opportunity to renovate the apartment and buy new furniture, rent out the apartment in the condition and with the furniture that you have. The main thing is that it is in good condition and can be used.

Where to buy an apartment for rent

Are you buying an apartment to rent it out? First of all, pay attention to the area and study the “tenant” market. This way you will have a constant flow of tenants, and the apartment will not be empty.

For example, in Moscow people prefer to rent apartments in the east, southeast and south of the city. Experts explain this by the fact that rent there is inexpensive compared to other areas of the capital.

“Districts occupy such a low rating,first of all, because of difficult transport accessibility and because they were built, and are still being built, in territories “reclaimed” from industrial zones,” she explainedMaria Zhukova, first deputy director of the MIEL-Arenda company.

Source

It is not necessary to have several apartments to generate income from rent. If you have a country house, rent it out. There are several ways to make a stable profit: find out how to make apartment building business plan.

How to compare income and expenses

If you take out a mortgage on an apartment, the rental amount must be such as to cover the monthly payment and utilities. Otherwise, this business will work at a loss. If you doubt that this method of earning money is suitable for you, we suggest that you familiarize yourself with otherideas for generating income from real estate.

Protecting ourselves from risks

Any business is associated with risks, including the apartment rental business. To protect yourself from them, you need to know them by sight.

“A landlord’s biggest fear is fire or flooding. A common situation that homeowners have to deal with is property damage. For example, a family moves into an apartment in which the children are allowed to do everything: draw on the wallpaper, ride a bicycle along the corridor, cut furniture. Or another real case - students who rented housing managed to break not only some of the equipment, but also all the dishes, toilet bowl and stained glass windows in all the doors. After such residents, they have to make cosmetic repairs in the apartment and change the furniture,” notes General Director of VSN Realty Yana Glazunova.

Source

Necessarily create a rental agreement template. It will allow you to avoid many difficult moments. Indicate the security deposit amount and in what cases it is returned to the tenants. If you were warned 2 or 3 months in advance that they would be moving out, there are no debts for the guests, and the furniture and equipment in the apartment remain in good condition, you can return this money.

In it, indicate the cost, payment term, all furnishings in the apartment and fines for damage to property. Residents will be careful during their stay, and you won’t have to guess what condition the apartment is in if you couldn’t check it this month. Experts recommend getting to know people better before renting out housing to them and drawing up a contract.

For better clarity, we have summarized all the risks and tips for reducing them in a table:

“It is very important to know employers well, to know who lives and how, including taking into account the mentality of different peoples. It is also important to understand that much depends on the class of housing. If an apartment costs 100 thousand a month, then, most likely, these are completely different Asian residents than those for 20-30 thousand,” noted the owner of his own apartment bureau, Alexander Kharybin.

Source

We have discussed in detail how to rent out an apartment, what pitfalls you may encounter and what you need to pay attention to. Let us give you some more tips:

1. Consider the location and tenant needs. Is the housing located far from the bus stop, but is there a kindergarten and school nearby? Indicate in the ad that you will rent out housing to a married couple with children. The apartment will not be empty for a long time.
2. Three-room apartments are the most difficult to rent out. If it sits idle for a long time, renovate it and rent it out room by room. Young people cannot always afford to rent a one-room apartment, but a room may be affordable for them.
3. Do not delay repairs before renting out the apartment. Every month of downtime is lost money for you.

Do you want to ensure a comfortable old age for yourself? Buy an apartment, for example, in Berlin and also rent it out. In Germany, it is not customary to have your own home; about 80% of Germans live in rented apartments.

There is a room. What business to open? Most businesses, regardless of their size, require specific premises to provide their services or produce their products. Any premises in good condition are suitable for running a business - be it a garage, hangar, basement, country house, apartment or something else. This article takes a closer look at running an apartment and basement rental business.

In order to start your own business, you will need to purchase an apartment or a basement, which will already become a fairly large investment. Do not forget that buying real estate is one of the best types of investment instruments and that is why the cost of ready-made apartments is quite high. The best options for purchasing would be real estate at the initial stage of construction. At this point, the real estate will save from 20 to 40% of the cost in the future.

Purchase and registration of real estate

Of course, the most popular option for opening an office remains business centers, whose infrastructure is entirely aimed at optimizing the work process. However, the cost of premises in such centers is quite high and many medium and small businesses cannot afford such acquisitions.

The second most popular option is renting premises on the ground floors of residential buildings and the so-called street-retail (premises on the ground floors with a separate entrance and their own showcases). Former utility premises are also in high demand. Very often you can find various businesses in the basement. Often these are grocery stores, cafes and restaurants, beauty salons and small household appliance stores.

When considering the option of opening a business for renting premises, you should familiarize yourself with the demand and supply of the real estate rental and sales market, the infrastructure of the area in which the planned purchase is located and the “traffic rate” (approx. the coefficient shows a value based on the number of people visiting the adjacent territory over a certain period of time).

Buying real estate involves manipulating large sums of money, and such transactions are often targeted by scammers.

You must buy real estate either from a trusted person (relatives, friends or colleagues), or from agencies (the least profitable option), or with the participation of a realtor (in this case, you will have to pay for his services in the amount of a certain percentage of the purchase amount). To protect yourself when purchasing, you should carefully read all documents and become thoroughly familiar with the seller himself. Safety in such a business should come first. After purchasing real estate, you should register it so that you can rent it out on a commercial basis.

The final stage of preparation will be the renovation of the premises. Rich filling is not required, since many companies redesign the premises to their liking. It should be taken into account that the transformation of an ordinary apartment on the ground floor into a street-retail class premises will require documentary evidence, since the installation of a street door or large shop windows will affect the integrity of the building.

Renting out premises

Almost any room in the street-retail category is suitable for the central part of the city. Such premises are gladly rented by various shops or restaurants. In residential areas, apartments on the first floors do not have an established list of tenant companies, which is why the demand here, although lower than the central areas, remains at a decent level.

From time immemorial, advertising has been the engine of business. To find clients for your real estate, one of the best ways is active advertising. Placing advertisements on Internet resources or in newspapers, placing an advertising sign on the building in which the premises are located, or submitting information about your services to target agencies (although in this case there is a chance that you will have to share a percentage of the income).

The amount of rental income depends on the premises and its location. For example, from a small two-room apartment in the center of Moscow you can get from 100,000 rubles per month. According to statistics, most rental apartments pay for themselves in about eight years. When buying an apartment on credit, monthly payments will be almost the same amount as income, which will allow you to own an apartment with virtually no costs.

Daily rental

Daily rental of apartments as a business arose not so long ago. The main difference from regular rentals is a more frequent change of clients, which will ultimately require greater advertising activity. Initially, daily renting was not considered as a type of business and was exclusively a way to earn money periodically.

Now renting out your own housing stock is one of the easiest ways to obtain financial resources in a commercial way without much effort. Long-term rent provides constant income, but in this case the level of profitability is lost. Daily rental will give a good daily profit, but there are a lot of worries with the constant search for clients and more time spent on arranging short-term rentals.

The second most popular way to make a profit from a business based on renting premises is the targeted purchase of real estate for subsequent rental. The process of purchasing, registering and searching for clients is almost identical to the acquisition of premises for conducting commercial activities with other entrepreneurs and companies. However, in this case, you will need an apartment in a prosperous area, with good infrastructure and within walking distance of public transport. All this will have a positive effect on the amount of profit generated.

The third option for creating a rental business is the so-called subleasing. In essence, the entrepreneur will become an intermediary between two links - the landlord and the clients. This method is suitable for those who do not have enough funds to purchase real estate and do not have their own. The essence of the process is to register housing for a long-term lease and then re-let it on a daily basis. In this way, it is possible to “recoup” rental payments for the first ten days. The income for the remaining twenty days will become the entrepreneur’s net profit.

Organization of the process

In addition to the availability of real estate, several aspects will need to be taken into account. Firstly, any commercial activity requires mandatory registration with the tax authorities of the Russian Federation. When registering an enterprise, two types of legal forms are suitable - individual entrepreneurship and limited liability company.

Secondly, documentary registration of real estate for the possibility of conducting commercial activities. If we are talking about sublease, then all agreements with the owner of the apartment should be notarized and all points should be taken into account - cost, terms, possibility of re-letting, etc. It is better to make any transfer of funds in the presence of a notary.

Third - arrangement of living space (minor repairs, purchase of consumables, furniture, etc.) and start of an advertising campaign. Advertising should be maximized - active work with newspapers, Internet resources and third parties. Third parties can be understood as various legal entities and individuals through which information about services is distributed (for example: placement of business cards and booklets at train stations or transport agencies).

The business of renting apartments by the day is quite a difficult task in terms of the time spent.

A large number of clients will require a lot of attention and caution. In order not to make mistakes and not miss payment deadlines, you should sign an agreement with each new client. The keys to the rental property are handed over after signing. Upon completion of the contract, the apartment should be inspected for damage or theft of property.

Any enterprise is created in order to bring profit to its owner. And a higher level of profitability will only be available if the entrepreneur is interested in its development and modernization. There are two ways to increase profits - updating the housing stock (purchase of modern household appliances, repairs, improving apartment infrastructure, etc.) and purchasing additional real estate. In the first method, an increase in amenities will cause an increase in rental costs, but the number of clients may decrease due to the high cost. The second method is guaranteed to increase profits, but will also add more work.

Developing a client base

The best client is a regular client. The apartment rental business confirms this rule like no other. The constancy of the client base will reduce the time spent on rent registration and downtime.

The first thing you need to pay attention to when selecting clients is the condition of the proposed premises. If the stated characteristics do not correspond to reality, the entrepreneur will most likely lose the client.

Under no circumstances should communication opportunities be lost. Daily rental of apartments as a business is quite dynamic and clients should be given the opportunity to contact them at almost any time. Timely provision of information and the ability to book premises in advance will play a positive role in the growth of business reputation.

If the business is not limited to one or a couple of apartments, it makes sense to sign up for a client program.

Various promotions, such as free transfer, 2+1 or discount periods will give an increase in customers, as well as increase the number of regular tenants.

Short-term rentals are popular among those who come to the city for short periods. From this we can conclude that the client may be new to the city. This is another plus for an entrepreneur. The release of your own products, which include a logo, contact information and price list, will be a good step in developing a customer base. All this can be combined with the necessary things in an unfamiliar city - printing information on city transport maps, calendars, etc.

Instructions

It is not always possible to rent out premises at an inflated price, even for large ones. The fact is that such square meters are in demand among a narrow number of tenants. That is, if your premises meets all the requirements of the tenant (as a rule, these are some specific features), then he may agree to your offer. But you can wait a very long time for such a customer. Therefore, it is better to start from the average market price when evaluating yours.
As for the preservation of the premises in their original form, this is unrealistic. Even the most careful tenants will inevitably cause at least some damage to it while using it (from basic dirt to damage to the finish). If your premises are very dear to you, then stipulate compensation for damage to it in the contract.
It follows from this that by registering with a tenant, you will no longer be able to avoid taxation of your income from renting out the premises.
And in order to quickly find a tenant who will suit you and who will be satisfied with your premises and its price, and avoid a lot of problems, go to a proven agency with at least 5 years of experience.

Video on the topic

Sources:

• how to rent out offices

To submit to rent any free area, whether residential or commercial, you can contact a real estate agency or find a tenant yourself. In the second case, it is effective to post information in print media and on the Internet on those resources that are visited by potential tenants from the area where the property is located.

You will need

• - documents confirming your ownership of real estate;
• - computer with Internet access;
• - money to pay for the services of realtors and/or posting ads on paid resources;
• - telephone and email for communication.

Instructions

Even if you don’t want to resort to the help of realtors, it wouldn’t hurt to visit several agencies and consult about your rental price and the factors influencing it. It may not be superfluous to take certain measures that give grounds to request more. For example, connect additional telephone lines, wired Internet, etc., depending on the situation and nature area.

If you prefer to entrust the responsibility of finding tenants and initial contacts with them to intermediaries, meticulously ask about the terms of cooperation: price, payment procedure for agency services (ideally after moving in, in other cases you should think about it), etc.

When searching on your own, prepare ad texts of varying lengths. Your task is to contain as much essential information as possible in a minimum amount of text, giving a complete picture of the areas for rent. Often its solution is facilitated by generally accepted, understandable abbreviations.

A separate issue is contacts. A separate SIM card will help you save your nerves and insure yourself against untimely calls. You can insert it into your phone only at the time when it is convenient for you to receive calls, and for others (which there will definitely be) an answering machine.
This function is also convenient after squares. It will be enough for you to turn off the phone and write on the answering machine that it has been submitted.
A separate email address for correspondence with tenants will also be useful.

As you receive calls from tenants, arrange viewings and rental periods with them. Be prepared to accompany them as they tour your premises and answer a variety of questions, including awkward ones.
Try to look at the premises through the eyes of a potential tenant: what suits you about it, what doesn’t and why, think about how you can minimize the negative aspects.
Prepare also for your area, confirming your right to legally dispose of them (certificate of ownership, power of attorney from the owner, etc.) in order to present them upon request.

With a tenant who is suitable for your option, enter into an agreement, which specifies the rental period, the possibility of extension, the amount, procedure and terms of payment.
And, of course, do not forget to accept payments, reminding them, if necessary, that it is time to make another one (although it is preferable, of course, for those with whom this procedure is not required).

Before starting a store selling food products, you should know what it requires. Learning the basics of opening a grocery store is the first step. But it's not as difficult as it seems!

You will need

• - Business plan;
• - financing;
• - equipment;
• - suppliers;
• - licenses;
• - employees.

Instructions

Decide whether you will open the store as part of a franchise, or whether you want to be an independent owner. Belonging to has its benefits, but it can also limit what, how you sell and how you run your business. Although a grocery store does not always fit this rule, since it offers products that people will always purchase regardless of economic conditions.

Learn all the information about starting your own business before you start. First, consider what type of financing you will need and what paperwork you will need to complete. By following the instructions, obtain all the necessary papers and, above all, a business license.

Make sure there is a need to open in the location where you plan to do so. If you open a store in a busy area, this will have a more favorable effect on business than in other places, especially outside the city. Due to competition from large stores nearby, you may run into some difficulties. However, the food business will find its consumer in any case, and this is one of its main advantages.

Decide how large a room you will need. It depends on your products and store location. If you don't want to compete with larger chains, you'll have to add elements that will make you stand out from them. For example, natural products are popular today, but many retail chains often neglect them. This is something worth thinking about at the planning stage of your food business.

Consider what equipment should be installed in a grocery store. For example, you will definitely need cash registers, price tags, a scanner and shelving. Trolleys are necessary for a large store, and baskets for a small store. If you plan to open a warehouse for inventory, then you need to install a loading platform, buy a loader and shelving.

If you dream of your own business and want to open your shop, you need to know some nuances in order to implement your idea in accordance with the law. In addition, having as much information as possible about this type of business is the key to success in the future.

Instructions

Create a business plan. Take into account the costs of renting premises, purchasing goods, purchasing commercial equipment, salaries for sellers and an accountant. Calculate the minimum amount of daily revenue at which shop will not operate at a loss.

Find future suppliers. In addition to a competitive purchase price, pay attention to the quality of the product and check all licenses. Discuss options for possible cooperation and clarify all the nuances.

Choose a room. At the location shop but there should be good cross-country ability of the people of your target contingent. Make sure there are no competitors nearby. Of course, you can figure out how to attract buyers, but some of them will still go elsewhere shop.

Come up with a name for your shop A. It must be relevant to what you are selling. In addition, choose a name with a positive meaning, original and easy to remember.

Register shop as a limited liability company or individual entrepreneur. Collect all necessary documents. To register an LLC, it is necessary to draw up a constituent agreement and register the share in the authorized capital of each member of the company. Write an application, pay the state fee for registering a legal entity with Sberbank and submit all documents to the tax office.

Purchase commercial equipment and a cash register, which must be registered with the tax office.

Select your sales staff and create a work schedule. Remember that employees must be registered in accordance with the law. If you work as an individual entrepreneur, you just need to enter into a contract with your employees. Find a reliable, competent accountant if you cannot do your own bookkeeping.

Food trade is considered one of the profitable areas for small and medium-sized businesses. With the correct assessment of purchasing power and choice of assortment, this business brings good profits.

Instructions

First you need to choose a place to trade and an assortment. For example, it is profitable to sell near business centers, enterprises, and government agencies. Dairy products, bakery and confectionery products, cereals, alcohol, and cigarettes are popular in the residential area. At a store on the outskirts of town, customers often ask for vacuum-packed soft drinks, sandwiches and hamburgers. Expensive products may be popular in the square.

The next step is to obtain all the necessary documents for selling food and a license to sell alcohol. Write a statement to the SES and fire inspectorate. Specialists from these departments will check the premises for professional suitability and issue an appropriate conclusion.

Now you need to choose a suitable name for the outlet. It should be bright, memorable and clearly reflect the store’s assortment. For example, “Yummy”, “Sweet tooth”, “Avoska”, “Meat feast”, etc. It is necessary to make a sign for the outlet to match the name.

You will also need commercial equipment - shelving, refrigerators, and a cash register area. Before purchasing all this equipment, you need to determine what type of trade will be in your store - self-service or over the counter. For self-service, you need racks, shelves, freezers from which it will be convenient for customers to take goods, and for the seller to keep order in the sales area. When selling over the counter, it is important that all products are clearly visible to customers.

Then you need to provide the outlet with goods. Today, many suppliers bring the goods to the store themselves. Call the manufacturers of the goods you need, check the contacts of suppliers in your city. Contact them and order products. Some goods, such as fruits and vegetables, can be purchased at wholesale markets.

Renting non-residential premises, for example, for a store, involves searching for a suitable property and concluding a written agreement. It is necessary not only to fill out all its sections correctly, but also to follow the exact sequence of actions. How to rent out non-residential premises correctly from a legal point of view?

Legislation

Issues of leasing non-residential properties are regulated by the Federal Law “On State Registration of Rights to Real Estate and Transactions with It” and the Civil Code of the Russian Federation. According to the law, non-residential objects include those that are part of buildings, but are not suitable for living.

The owner can independently rent out non-residential premises on a contractual basis. It can only be in writing. If the lease is for a period of up to 12 months, the agreement does not have to be registered. If the lease is issued for a period of more than 1 year, the agreement should be registered in the prescribed manner with Rosreestr. Landlords undertake to pay taxes on rental income within the time limits established by law.

Sequencing

The owner has the right to rent out non-residential premises in an apartment building, office or shopping center. It is necessary to know the sequence of actions that must be followed by both parties to the transaction.

Selection of real estate

Finding a suitable property is the most difficult stage. The tenant selects premises based on parameters such as transport accessibility, infrastructure and traffic. The search can be carried out through real estate agencies and specialized websites. Experienced businessmen devote a lot of time to this process.

The non-residential real estate market is divided into premises for the following purposes:

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

It is necessary to initially decide on the type of property, location, number of floors and area. It is easier to formulate a query when this data becomes clear. After selecting several options, the future tenant inspects the premises. This is a necessary step. The landlord must present the premises from its advantageous perspective. But you should not hide existing shortcomings, as they may appear later. This could lead to the termination of the lease agreement.

If there is no time to search for premises, the tenant can delegate this work to a trusted person or intermediary. All details and required parameters are provided. These are paid services that are paid in the amount of 50 to 100% of the monthly rent. An agreement must be concluded with the intermediary. Payment must be made after selecting a suitable premises.

Conclusion of an agreement

It is better to involve a lawyer in this process. He will help you draw up the contract correctly and explain controversial issues, as well as check the legal purity of the transaction. You can do this work yourself. Before signing the contract, you must request the following documents:

1. property documents;
2. floor plan;
3. owner's charter documents.

After checking the documents, you should discuss the terms of the lease. They may relate to the following points:

• payment of utility bills;
• the amount of rent;
• deadline for delivery of the premises;
• availability of telephone communication and Internet access;
• carrying out repair work;
• conditions for termination of the contract.

It is important to discuss which party is assigned each item and within what time frame the obligations are fulfilled. The agreements reached are stated in the contract or in the form of additional agreements to it.

It is important to include a clause in the contract regarding actions in the event of force majeure.

It is better if the tenant and the landlord sign the agreement in person without intermediaries. In this case, it is easier to resolve controversial issues; the parties can make some concessions. When drawing up a contract, it is important to fully include information about the property. They must include the full address, floor, area of ​​the premises. The agreement should be accompanied by a floor plan. Only in this case can the agreement be considered valid.

The agreement is signed in 2 copies if the lease is provided for a period of up to 12 months. If a long-term lease of 1 year or more is planned, 3 copies of the agreement are signed. One copy each remains with the landlord and the tenant. Another copy remains with the registrar.

Transfer of premises

After signing the contract, a transfer deed is drawn up from the landlord to the tenant. The day it is signed will be considered the beginning of the lease. The act is signed only after the premises have been completely inspected. If a malfunction is discovered during inspection, it is recorded in the report. This allows you to avoid unnecessary expenses in the future.

The analysis allows you to require the tenant to eliminate defects and malfunctions and reduce the rent. Therefore, it is better for the owner to tidy up the premises and communications in advance. After signing the transfer deed, the tenant can fully use the premises and conduct business activities.

According to current legislation, the contract must contain the following basic conditions:

1. The parties to the agreement are the tenant and the landlord. In accordance with Art. 608 of the Civil Code of the Russian Federation, the right to rent out non-residential premises belongs to the owner.
2. Subject of the agreement. Detailed characteristics of the premises are indicated. In accordance with paragraph 3 of Art. 607 of the Civil Code of the Russian Federation, in the absence of them, the agreement is considered invalid.
3. Terms of use of real estate. They can be recorded in as much detail as possible. It is indicated who is obliged to carry out cosmetic and major repairs.
4. Payment. The payment amount is fixed. Without this, the contract is considered gratuitous, and this is not permissible for rental agreements.
5. Validity. It is determined by the parties by mutual agreement. If it is not specified, the contract will be considered concluded for an indefinite period.

An agreement whose validity period is less than 12 months is not subject to mandatory registration. If, after its expiration, another agreement is concluded for a similar period, registration is also not required. An agreement for a period of 12 months is subject to mandatory registration. But it is important to take into account that, based on Articles 619 and 620 of the Civil Code of the Russian Federation, early termination of the contract is possible.

The tenant can transfer the real estate under a sublease agreement. But this is only possible with the consent of the landlord, who is the owner of the property. The sublease agreement must also be registered in accordance with the procedure established by law.

But it is important to consider that early termination of the lease agreement is possible. Both the landlord and the tenant have this right. In fact, the parties to the transaction have complete freedom of action. But the contract must contain the grounds on which early termination is possible.

There are the following features of sublease:

• The validity period is limited to the duration of the lease agreement with the owner;
• If the lease agreement is terminated, the subtenant has the opportunity to renew the agreement with the owner before the end of the sublease period on the same terms;
• If the contract is concluded for a period of 12 months or more, it must be registered.

The following rights and obligations of the tenant are highlighted:

1. Monitoring the use of premises for their intended purpose.
2. Timely payment of rent.
3. Carrying out repairs by agreement of the parties.
4. Maintaining the premises in proper order.
5. Drawing up a transfer deed with the subtenant.

In case of any violation of accepted obligations, each party to the transaction has the opportunity to terminate the obligation before the end of the contract.

Required documents

For contracts concluded for a period of 12 months or more, state registration is carried out. To do this, the following package of documents is generated:

• application of the established form;
• lease agreement with all attachments;
• cadastral passport;
• Russian passports - for individuals, title documents - for legal entities;
• power of attorney, if the documents are submitted by a representative;
• notarized consent of the spouse, if the object is jointly owned or was acquired during marriage;
• permission from the guardianship and trusteeship authority, if the property is registered in the name of an incapacitated or minor citizen;
• written permission from the pledgee if the property is pledged;
• receipt of payment of state duty.

Taxes

Taxes are provided for the rental of non-residential premises. The optimal tax regime is a simplified taxation system. Special tax regimes not only make accounting easier, but also have a lower tax burden. The following features apply:

1. if the cadastral value is determined and a special regional law is in force, tax is paid on office, administrative and retail real estate;
2. locally the rate is 2%.

If a special law has not been adopted at the local level, the following rates are established for entrepreneurs using the simplified taxation system:

• simplified tax system 6% - from total income;
• STS 15% - from income minus expenses.

If the organization is on the general taxation system, a high tax burden is established. In this case, the rental business is not profitable. Traditionally, three main taxes are established:

1. on the profit of the organization and personal income tax for individual entrepreneurs - 20% for legal entities and 13% for entrepreneurs;
2. for property - 2% based on the cadastral value and 2.2% when calculating the residual value;
3. on added value - 18%, if quarterly revenue is more than 2 million rubles.

How to avoid paying taxes on income received from renting non-residential real estate? On the one hand, the legislation establishes the obligation to pay taxes on all lease agreements. If the contract is drawn up for a period of 1 year or more, it is registered in Rosreestr. This information is transferred to the tax service in accordance with the information exchange agreement. If the agreement is drawn up for a period of up to 1 year, the tax service will have to prove the fact of lease, which is not always possible.

Current legislation provides for administrative and criminal liability for carrying out illegal business. Criminal liability is established if illegal business activities are carried out or large profits are made in the amount of 1.5 million rubles.

When a violation is found, judges take into account the person’s specific circumstances and many other factors. As a rule, there are no problems when renting out an apartment or a country house. If a non-residential property is for rent, several signs of entrepreneurial activity can be identified. If the premises are purchased directly for rent, the activity requires registration, as it is recognized as entrepreneurial.

The same applies to long-term leases or contracts that are renewed multiple times. This sign is interpreted as a fact of systematic and intentional profit-making from the ownership of a non-residential property. If these signs are detected, the citizen is recommended to register an individual entrepreneur. In this case, the tax is 6% of the total income. Personal income tax is 13%.

The owner of the premises must file tax returns annually.

Thus, renting non-residential premises has its own number of features. It is necessary to draw up a legally competent agreement, provide for all the specifics of the agreement and pay taxes on time. This will allow you to avoid problems in the future and legally make a profit.