Lease trust management. How can you trust the management of an apartment? Features of compilation and sample

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13.04.2015
Today, the share of the so-called double lease, when the owner is both the tenant and the lessor, is about 20% of the total number of market participants and continues to grow.
“This phenomenon is explained by economic realities: due to the strengthening of negative trends in the Russian economy and the decrease in the solvency of the population, a temporary exchange of “extra” square meters for a guaranteed monthly income is a good opportunity to survive a difficult period,” comments Galina Kiseleva, director of the Apartment Rental Department at INCOM-Real Estate . – For example, the cost of renting a one-room economy class apartment in Maryino can now be found for 20 thousand rubles. A “kopeck piece”, for example, in Maryino, can actually be rented out for about 35-42 thousand rubles. That is, even without taking into account completely different class proposals, such as moving from the center to the Moscow region, the income from such an operation will be about 70-100%.”
The unclear situation in the field of mortgage lending also contributes to “double renting”: a grown family can rent a larger apartment.
With this decision, there are no risks associated with the loan, and there is an opportunity to “win back” the situation by simply returning to your previous home. In addition, you can rent an apartment next door. For example, in the area of ​​the Yugo-Zapadnaya metro station, the average rental rate for a one-room apartment is 33 thousand rubles, and a similar three-room apartment nearby will cost 50 thousand rubles per month: there is a significant increase in living space for a moderate 17 thousand rubles.
One of the permanent categories of participants in “double rental” are owners of a modest economy-class apartment (for example, inherited), who want to change their quality of life and rent a more high-status living space.
For a mobile young family, “double rent” allows you to find housing closer to work, and free time spend on interesting leisure time or hobbies, and not on standing in traffic jams. According to the Apartment Rental Department INCOM-Real Estate, in March the average rent for one-room properties ranged from 27 thousand rubles in the South-Eastern Administrative District and the Southern Administrative District to 35 thousand rubles in the Central Administrative District. The difference in the cost of hiring two-room apartments amounted to 8 thousand rubles: the rate in the South-Eastern Administrative District and the Southern Administrative District is 35 thousand rubles, in the Central Administrative District - 43 thousand rubles. Average price indicators for “three rubles”: 40 thousand rubles in the South-East Administrative District and Southern Administrative District, 56 thousand rubles in the Central Administrative District.
As part of the trend under consideration, another group is formed by “tired city dwellers” who are renting out their apartments in order to move to rented housing outside the city, closer to nature. Typically their numbers increase between May and October. Most owners of “summer” apartments are pensioners or families with small children. You can rent for 40–60 thousand rubles small dacha at a distance of 15–30 km from the Moscow Ring Road. Traditionally inexpensive options they are looking for in the Gorky, Shchelkovsky, Egoryevsky or Ryazan directions.
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Rental business becomes a hobby
Not only investors, but also realtors are leaving the market

The crisis has caused not only private investors to become disillusioned with the rental business - the payback period for metropolitan apartments purchased for rental has increased to 20 years - but also professional realtors. The reduction in income is forcing specialists who worked in the rental market to retrain to support transactions for the purchase and sale of housing.
Investments: better to forget for now
It’s better to forget about buying apartments in the Moscow region for the purpose of later renting them out, realtors say. And before the crisis, this business brought a good profit of 6-7% per annum, excluding housing maintenance costs, but now, due to lower rental rates, increased exposure time, etc., the market average yield has decreased to about 4- 6%.
“It’s more profitable to put money in the bank,” says Roman Babichev, head of the rental department of the Azbuka Zhilya company. - In 2011-2014 It was possible to recoup the money invested in the apartment by renting it out in 10-12 years. Now it’s about 20 years, regardless of the location - Moscow or the Moscow region.”
And this is still a fairly optimistic assessment. According to calculations by the World of Apartments portal, Moscow is the most unsuitable for rental business region of the country: the payback period for capital housing is 27 years, the yield is 3.7% per annum. But the Moscow region, according to the portal’s specialists, is not so hopeless: World of Apartments estimates the profitability of renting housing near Moscow at 6.6% per annum, with a payback period of 15.3 years. These figures are close to the Russian average: 6.4% and 16.2 years. For comparison: in 2013, according to the portal, the profitability of Moscow apartments was 4.8% per annum, and those near Moscow - 7.5%.
The most highly profitable, according to the portal, are apartment investments in Yekaterinburg (7.9% per annum), Kemerovo (7.8%), Sochi (7.8%), Magnitogorsk (7.8%) and Komsomolsk-on-Amur ( 7.8%).
In order to get an idea of ​​the approximate level of income from renting out a specific apartment, the director of the MIEL-Arenda company, Maria Zhukova, suggests using the following formula: (monthly rental cost X 12 - 13% personal income tax) X 100 / (purchase cost + cost of additional investments). Utility payments and property tax, which since 2015 have been calculated not from the symbolic inventory value, but from the cadastral value, close to the market value, of real estate, are not taken into account in this formula. Additional investments include renovations, purchase of furniture and household appliances. Thus, by purchasing a three-room economy class apartment for 10 million rubles and renting it out at an average rate of 50 thousand rubles/month, you can get an annual yield of 5.22%, or 522 thousand rubles. Such an investment will pay off in approximately 19 years and 2 months. Over 5 years, the profitability will be about 2.6 million rubles, provided that the apartment does not stand idle.
However, the latter is hardly possible: the volume of supply on the market, according to various estimates, is now 1.5-2.5 times higher than demand, which has the most fatal effect on the period of exposure of housing. According to the INCOM-Real Estate company, in the economy class this figure has increased 24 times – for those apartments that are eventually rented out. In the elite segment, according to Blackwood, the exposure period for liquid apartments has increased from one to three days in 2013 to 1-2 weeks now (see “Housing rentals in Moscow and the Moscow region: owners are not renting out, and apartments are empty” ).
It is noteworthy that, unlike other market segments, the profitability of renting luxury apartments and apartments in Moscow has increased compared to the pre-crisis period, since rental rates have fallen less than prices for luxury apartments. Thus, if the average supply budget in the elite market in dollar terms from 2013 to the second quarter of 2016 decreased by half, then the average rental budget decreased by only 26%, notes Alexander Shibaev, director of the consulting, analytics and research department at Blackwood.
But the game is still not worth the candle. According to the same Blackwood, as of the end of the second quarter of 2016, the average rental yield of luxury apartments and apartments in Moscow is about 4.6%. And the real one, taking into account the downtime of the premises, is even less - about 4%. For comparison: even at the super-reliable and low-income Sberbank, deposit rates now reach 6.8% per annum, another state bank - VTB24 - offers up to 8.65% per annum, Gazprombank - up to 9%.
It is not surprising that there are almost no pure investors left on the market - those who buy apartments for rent and/or resale. “Today in the rental housing market, as well as in the real estate market as a whole, the share of private investors tends to zero: since supply in all segments significantly exceeds demand, it is extremely difficult to sell a property profitably today,” says Oksana Polyakova, deputy director of the company’s apartment rental department "INCOM-Real Estate".
According to Anna Rtishcheva, head of the office “Century 21 Rimarkom Troitsk” (partner of the Realtor Corporation “Megapolis-Service”), “such a business was profitable before the crisis, that is, until about 2014, and now, when prices for housing is declining and it is difficult to predict the exact timing of a change in this trend to the opposite; few people consider such investments interesting.” As Roman Babichev explains, previously it was possible to make money not only from rent, but also from rising housing prices - especially if you bought an apartment in a new building at the initial stage of construction. In 2012-2013 the price increase as the stage of home completion increased was 25-40% - see “What to do if you really want to invest in real estate.” “But now such a global rise in prices is not happening. The new tax aggravates the situation: when selling, it does not allow you to earn anything on resale,” adds Babichev.
We are talking about changing the mechanism of tax benefits for the sale of housing, provided on the basis of the period of ownership of real estate. Until 2016, the minimum period for resale of real estate without paying personal income tax was three years or less if the transaction price specified in the contract did not exceed 1 million rubles. Now the minimum tenure has been increased to five years (an exception is made only for real estate received by inheritance or as a result of privatization). Understating the transaction amount in the contract will also not help evade tax. If the official income from the sale of real estate is less than 70% of the cadastral value of the property, determined as of January 1 of the year in which the transfer of ownership was registered, income subject to personal income tax is recognized as 70% of the cadastral value of the property as of that date.
Of course, the crisis will not last forever, someday demand in the rental market will increase, the exposure period will decrease, and rental rates and apartment prices will go up. But when this will happen and at what pace positive changes will occur, no one really knows yet. Therefore, it is probably better to hold off on buying apartments for rent.
If you still buy
However, if for some reason there is a need for such an investment - say, an apartment is bought for children, and until they grow up, the property is planned to be rented out - when choosing a suitable option, you should first of all pay attention to transport accessibility. Namely, proximity to the metro or, at worst, to the railway station.
“Many tenants are not concerned about the comfort of living, but specifically transport accessibility, the opportunity to the maximum short time get to work,” explains Anna Rtishcheva. “Of course, if the apartment is in frankly terrible condition, then the rent is lower, but even for such housing, in the end, a tenant will still be found.”
But realtors do not recommend buying apartments for rent, although they are cheaper than apartments with almost the same rental rates. The fact is that due to the unsettled legal status, the apartments are difficult to sell.
Realtors are leaving the rental market
Private investors were not the only “victims” of the crisis. The fall in rental prices, the huge excess of supply over demand and other negative factors have intensified competition among professional brokers. As a result, the real estate commission, previously stable equal to the monthly rental rate, decreased not only in absolute but also in relative terms.
“In conditions of reduced demand, the size of the realtor commission, along with a direct reduction in rental rates, is one of the ways to attract clients. Today, realtors have a more flexible approach to this issue and are ready to give in in the fight for the client,” says Alexander Shibaev.
According to Maria Zhukova, commissions on the rental market can currently range from 100% to 20% of the cost of renting housing. “The cost of a realtor’s service depends on many factors: the time spent on the service, the list of services. After all, spend full complex services (including search, negotiations, inspection, conclusion of an agreement) or simply showing an apartment and drawing up an agreement - these are completely different services that cost differently,” notes Zhukova.
The problem is that clients are becoming more and more independent, showing less and less interest in the services of real estate agencies. Increasingly, potential tenants are contacting the company with a formed request regarding a specific residential complex, notes Shibaev.
As a result, realtors' incomes are falling, and many companies are forced to dump. Roman Babichev estimates the decrease in profitability from professional activities at 20-25% compared to 2014, “and the number of transactions has practically not decreased.”
The worst situation is outside the Moscow Ring Road. In New Moscow and surrounding cities of the Moscow region, realtor commissions have been reduced to 5 thousand rubles, says Anna Rtishcheva. “A similar situation, according to colleagues, has developed in other cities of the Moscow region,” continues Rtishcheva. - In general, for the majority of real estate companies in New Moscow and the Moscow region, real estate rental has become far from being part of the main business. In the rental market for realtors, as a rule, one-time earnings remain. Therefore, many NAs stopped seriously doing this, switching to supporting traditional purchase and sale transactions...”
Read in full: http://www.irn.ru/articles/39403.html
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Exactly so, and also: “If you can’t handle it in a week, then I have someone to rent it to without you, people were interested from the first floor, or “My relatives want to rent it from me, but I think it’s better to rent it to strangers, but if no one wants You won’t find 50 thousand, they will arrive in a month and I will rent to them,” “there is another agent, but he is on vacation”... And so on. We sometimes hear this and similar things from owners, both those who applied for the first time, and so on. and those who have already worked with us. Why do they say this? What motivates them? Often this is true, sometimes in this way the owners of the apartments try to “spur” the agent. In any case, the owner makes a big mistake when starting such a conversation. teeth and with a smile on my face, I try, after such words, to still do everything humanly, although thoughts appear to do it faster, and not better. Some Vasya agent will quickly forget (if he had any) any desire to find good tenants. , but refuse the bad ones and will push anyone around, as long as you don’t rent out your home to a friend from work, who doesn’t know anything yet, but is actively looking. So I ask you! Don't tempt the agent! Tell him that he will work alone, WITHOUT COMPETITORS. Let him do his job well. Refusing those who he thinks might bring problems and populate those he considers good people. And for this we don’t need much... It’s enough for us to know (it’s better to say this right away) that you value our work and, with the right approach on our part, you won’t go to the left. You won’t regret dropping five thousand for peace of mind. Say: Sasha, Volodya, Yulia, Lesha, Sveta, Yura, etc. “If you really know and can rent out my apartment good people, for a normal price - you have the cards in your hands, no one will get here without you and I will work ONLY with you! Then we, in turn, will do everything to ensure that you are satisfied. We will organize everything calmly and efficiently , knowing that they won’t drive us away from behind! Let’s drive away the insolent people and settle in with honest people, feeling the rear is protected by the owner. We won’t be afraid to send freeloaders away at the show, being sure that you are on our side, after all, an agent is not a machine, if only! clients begin to “press” him at the apartment about the commission, or he doesn’t like people for some reason, he must know that the owner is on his side and will not betray him, he must be sure that the owner supports him and, by sending clients that are unpleasant to him, that the owner will not open the door for them without him if they return. The agent will work for himself, too, knowing that next time you will contact him again. Let the agent work calmly, do not bother him or blackmail him. You don’t always pay for our services (by the way, this is welcome, but not required). So at least don’t tempt the right word. Thanks a lot! I love all! Take care of each other)
Ps an agent, like any other person, can make a mistake, but its likelihood will be much less if he is not haunted by the fear of losing you. Thank you for your attention.
Notes not from a theorist, but from practice. Sincerely, Alexander.