Business for renting apartments. Business for daily rent of apartments: all the subtleties

In the last 10-15 years, the market for short-term rental apartments has been gaining momentum. This is directly related to the fact that the mobility of the population is increasing: tourism, business trips, business trips, forums, conferences, exhibitions.

Business - apartments for rent, where to start

A normal business starts when an entrepreneur has at least 5 apartments at his disposal. Moreover, there are different classes - economy, business and luxury apartments. In order not to miss a single client if possible.

Taking possession of several apartments is not an easy task. Many are wondering why not take a mortgage for this case. This idea is not entirely suitable from a business point of view. Firstly, taking out a mortgage is not so easy. An initial payment is required and the person to whom the mortgage will be issued. At the same time, it is necessary to provide a certificate of official income - 2NDFL, which must be significantly higher (50% or more) than the interest on the loan. Secondly, the bank will have to pay a large interest on the mortgage. Taking taxes and other expenses into account, the income from the daily rent will turn out to be quite ridiculous. And thirdly, the owner of such an apartment will be the person for whom the loan is being issued, and it is good if it is a close relative. Otherwise, the relationship with the owner of the home in the future may be completely unpredictable.

Therefore, the best option in the absence of property is to sublease housing. It is very difficult to find those wishing to conclude such an agreement. For those who are inexperienced, it is practically impossible to solve. It is important to interest the apartment owner not only financially. The first thing that worries the owner is the safety of his property, since many believe that daily rent is very harmful to the condition of the apartment. And here it is important to convince the owner that major repairs will be made in the house, that it will undergo thorough daily care and that there will be only decent visitors. Complementing their dialogue with the fact that long-term rent is no better, since permanent tenants are also different - they just monitor the condition of the apartment to a lesser extent.

Serious business, as a rule, cannot do without state registration. If one or two apartments still somehow manage to work "in black", then with the enlargement of the business, registration is required. Moreover, the legal status is convenient for many clients making payments by bank transfer... Registration of both ordinary individual entrepreneurship and registration of an LLC (legal entity) is suitable here. Which is better - read the article: individual entrepreneur or LLC.

Which taxation system to choose

Now about taxes. Since 2012, an entrepreneur has been free to choose by himself which system to work: STS, UTII, or buy a patent. The most optimal taxation system for "daily business" is patent system... This is when an entrepreneur pays a one-time tax payment (buys a patent) and works quietly for 365 days. However, each specific region may have its own prices and conditions. You can also consider the option with the choice of a simplified taxation system (STS), 6% of revenue or 15% of the company's profit. UTII, according to entrepreneurs, is not entirely profitable for business on the daily rent of apartments.

If an entrepreneur decides to work in the "white", then in addition to the main taxation system, it is necessary to pay the income tax of the owner of the apartment (personal income tax) - 13% of income per month. If, of course, the businessman is a sub-tenant and this is agreed upon by an agreement with the owner. Otherwise, the owner must pay this tax himself.

Advertising - business promotion

The advantage of apartments over hotels for a certain category of clients is quite reasonable. Firstly, it is more low price... Secondly - comfort, as many apartments are equipped with modern household appliances. Thirdly, comfort, apartments are somewhat closer to people, because they are used to living in them, which cannot be said about hotel rooms. According to business representatives, advertising is important in this matter. The client flow directly depends on this. Advertising on the Internet is popular today - through a personal website, Yandex-Direct, advertising on message boards and specialized resources. Now they are looking for an apartment for a day mainly on the Internet. Traditional newspaper advertising is not bad either. You need to unwind to the maximum, otherwise the apartments will be idle, which is not good.

Business profitability is highly dependent on the region. In some cities, the competition in daily rent is very high, large players can manage up to 50 apartments and, due to advertising, crowd out small entrepreneurs.

The main clients are business travelers and tourists. They are considered the most "not problematic". Another thing - locals, youth and cheerful companies renting an apartment not for good purposes. Such clients should be avoided, or the payment should be increased significantly.

The main season is spring and autumn. The decline is observed in summer time... This rule does not apply, perhaps, only to resort towns, where the main season for daily rent is the warm season.

Video - analysis of a real business for daily rent of apartments

Conditions for settling apartments by clients

In order to avoid problems and disputes with clients about the time of check-in and check-out, so-called hotel days are established. This is when a client checks in after 13 noon and leaves before 12 noon the next day. For early check-in, an additional fee should be charged and taking into account the fact that the apartment is vacant. Late check-out - up to a maximum of 6 pm with payment from 12 noon. Further, if the client has not left, the payment should go as for a whole day. That is, even if the client arrived at 22:00, the day is counted to him until 12 noon the next day. There is no other way to put things in order.

Financial calculation

Let's give an example. Let's say the income from renting an apartment per month is 30 thousand rubles. We use the simplified taxation system of 6% of the proceeds, which means the tax will be 1800 rubles. We pay 5 thousand rubles for renting an apartment to the owner, hence the personal income tax (13%) will be 650 rubles. The total amount of taxes will be: 1800 + 650 = 2450 rubles.

The costs don't end there. There are also extra-budgetary funds - the Pension Fund of the Russian Federation and the Social Insurance Fund, to which the entrepreneur pays insurance annually - a little more than 17 thousand rubles (2014), if his annual income does not exceed 300 thousand rubles. If the income exceeds 300 thousand rubles, then to 17 thousand you need to add 1% of the income exceeding 300 thousand rubles. The total amount of insurance, in this case, cannot exceed 129,916, 80 rubles per year.

According to practitioners, this business has many difficulties. Moreover, they start from the very start. The very first difficulty is the selection of apartments. Here, a novice businessman is waiting for communication with non-professional real estate agencies, with apartment owners who are afraid of daily rent, or who increase the rental price by 50-60%. And even if you manage to get an apartment, other problems appear, such as disgruntled neighbors, inadequate HOA chairmen who do not want to see a "hotel" in their home and other individuals. The biggest headache is the client. Here you will find people bargaining for 100 rubles, not fulfilling the living conditions, booking, and then "throwing", etc. So, for all its profitability, it cannot be called easy bread. In other matters, everywhere you need a competent approach and the desire to work - and the devil will not be so terrible as he is painted.

Selecting an apartment for daily rent, choosing your target audience and calling competitors, working with incoming traffic. Who is better to rent an apartment for rent? In which areas to look for rent? Analysis of the real estate market.

I offer a ready-made business scheme "Renting apartments by the day". Basically, this is a ready-made business plan.

1. Apartments.
   • What to rent: apartments, houses, rooms, beds.
   • For how long to take: long-term, daily, by the hour.
2. Where to find apartments.
   • Your own home. These are the minimum costs, including utility bills and electricity.
   • Rented housing. You pay rent and utility bills.
   • Adjacent lease. Costs 50/50 and only cleaning costs.
3. What should be in the apartment.
   • Required: kettle, mug, plates, tablespoon and dessert spoon, fork, knife and cutting board, soap, toilet paper, blanket and pillow, clean bedding, towel, bed.
   • Additionally: stove (electric or oven), shower or bath, microwave oven, iron and ironing board, washing machine, clothes dryer, pots and additional utensils, wardrobes, cabinets and dressers, sofa, armchairs, TV, heater, tea, coffee, sugar, salt,
     sunflower oil, air freshener, shampoo, shower gel.
   • Lux option: bathrobe, slippers, extra towels, cable / satellite TV, internet (wi-fi), toothpaste and brush, org. appliances, flowers, things that complement the interior.
4. Cleaning.
   • Who is cleaning. If she is a maid, she is paid monthly, piecework (for the work performed), hourly, per apartment. Or you clean up yourself.
   • What you need: detergents, cleaning instructions, list of property.
5. Competitors.
   • Types of competitors: hotels, mini-hotels and houses, apartments for rent, hostels, hostels.
   • How to interact: cooperate (exchange customers, negotiate prices), compete and feud, ignore (work alone).
6. Reception and execution of the order.
   • Find out by phone: the date of arrival and departure, the number of people arriving, what is required (room, apartment, room, bed),
     necessary amenities.
   • Check out what I have to offer.
   • Call back: specify the date and time of arrival / departure, tell about required documents+ deposit, agree on the price of accommodation per day,
     make an appointment to hand over the keys, propose free arrival dates, tell about additional. options.
   • Meeting: take a 100% advance payment, take a deposit, take a copy of your passport, conclude an agreement, talk about the rules of conduct, hand over the keys, make an appointment and call.
   • Acceptance of the apartment: call and clarify the extension, meet, check the apartment (if deficiencies are found, draw up an act and take the amount of damage, if everything is in order - return the deposit), arrange a new meeting.
7. Advertising: Internet, newspapers, TV, business cards, banners and banners, advertisements on poles and message boards.
8. Tax.
   • Legal entity: 6% or 15%.
   • Phys. face: 13%.
   • Patent.

Step 1: Choosing a Strategy

I suggest that you choose one of the two existing strategies and stick to your choice in the future.

Slow start- through a daily rental agent. You launch traffic, create a one-page website (landing page) and drive traffic to the affiliate network.

Main advantages:

• Less risks. You start a business with little or no capital investment.
• You get experience without getting bogged down: experience of communicating with clients, experience of interacting with partners.

Fast start. This is a start with an investment. It can be either personal funds or borrowed funds (for the launch of the first object). I advise you to use this path, because you will come to success much faster.

Step 2: Determine the target audience

The next step is to define your target audience.

Most newbies make the same mistake all the time - they don't select their target audience, adjusting the business for all people at the same time. It is not right. Constantly work on your client's portrait.

• Decide on the category of client: business traveler, city guests, local couples, companies (parties, events - it's more difficult to work with them). It is possible to define several groups by priority. I recommend that you focus primarily on business travelers, because they rent for a day or two, pay well, have fewer risks, and are stable.
• If you have a choice of who to populate - business travelers or guests of the city - populate the first. They are less demanding, do not ask for discounts and additional benefits, plus earnings on documents for reporting on business trips (our margin).

Step 3: Calling competitors according to the compiled legend

For example, you want to work with people on business trips. Write your story on a piece of paper that you have a business trip and you choose your own home for a couple of days. Those. you "probe" the market in your city.

Choosing top sites: Avito, Yandex.Real estate in the region where you live, choose the best areas placements where the concentration of your target audience is greater. And then form your own housing stock in this radius- this will be the most correct strategic decision. You will receive more money.

Always proceed from what the client wants!

So, we call competitors on a fictional story, ask for discounts, additional services. It is better to turn on the recording of the conversation so that later you can record what competitors will say.

It is better to start calling with small agencies, owners who have a couple of apartments. This will help you “get your hands on it” and start talking with top competitors more confidently.

Use a fake SIM card so that later you cannot be found that you are renting out real estate.

Step 4: probing incoming traffic

The price should be set at 200-300 rubles. cheaper than competitors. And measure the incoming call flow.

At this stage we partner(with competitors). Those. people come, we give them to partners - we call from a fake SIM card and agree on accommodation + a discount. If there is a difference, we put it in our pocket.

Step 5: Finding an apartment

At this stage, we are looking for and buying (renting) housing in the desired area. Consider the influence of seasonality on the flow of customers to certain areas of the city.

Pay special attention to apartments near large enterprises, bus routes, near large shops, near the metro, where fairs and exhibitions are held.

At first it will be very difficult to find necessary apartments for rent - the entire market was flooded with agencies. Therefore, we are looking for friends, acquaintances, relatives. As a last resort, we turn to agents.

Outcome: according to this scheme (in 5 steps) you choose each apartment for rent. Test different apartments (studios, kopeck pieces, treshki).

Always keep track of expenses and income for each residential property. From free and convenient applications, I advise you to use google word and google excel.

1-room apartment = 2 rental studios

A very unusual solution would be to buy a 1-room apartment according to the scheme of dividing the apartment into 2 studios.

Business idea: dividing apartments, houses, townhouses into studios and renting them out.

We take one 1-room apartment and divide it into two hotel-type rooms. It is possible to rent it as two separate rooms or as a 2-room apartment with a bathroom and a kitchen in each room.

In this case, your profitability rises by 80% than if you just rented out a 1-room apartment.

It is impossible to do this with a rented apartment, but with your own or taken on a mortgage it is possible. But there is a significant disadvantage here - this is soundproofing... Your guests will hear loud conversation, TV and music from the adjacent studio. Here you need to think in advance about the sound insulation between the studios inside the apartment.

Landlord Toolkit

Nuances of work

• Test demand: list one apartment as 1-room, 2-room, and 3-room.
• Display the same apartment with different photographs. Those. you have one apartment, you just make a few rental announcements.
• Be ready to rent a kopeck piece or three-ruble note for the price of a one-room apartment or at a discount for regular customers.
• The purpose of the daily rental is not a day of downtime. Always accommodate the client, make discounts, but do not dump the local rental market.
• Make friends with your competitors. You can always negotiate prices with them (not dumping) or transfer “extra” people to them in the event of an explosive demand for apartments.
• The apartment should meet its price in terms of amenities. You cannot rent for 1000r. apartment for a vip client who is used to living in expensive apartments.
• Constantly monitor the cleanliness of the apartment, for extraneous odors.
• Look for creative ways to advertise your home.
• Do not rush to populate youngsters and young people, they will destroy your entire apartment. Better pass them on to your competitors, let them decide for themselves whether to populate them or not.
• We spend 30% of the profit on advertising and improvement of rented apartments.
• I recommend taking a deposit of 1500-2000 rubles, so that the client will then return the keys to you + protection against theft and damage to property.
• Use the panic button in every apartment.

Life hack

With the installation of online cash registers, you can sell checks to others. And believe me, there will be many such appeals to you. For example, you have an individual entrepreneur with 6% taxation. You can sell checks for 15-20% of the amount, i.e. 9-14% you put in your pocket. This money will more than cover all additional costs associated with the installation of online cash registers.

No need to think that if you have small city, you won't have a job. There is work even in towns of 30,000 or more people, but often even less if city-forming enterprises and factories operate in the city.

V big cities there will always be customers, even if the market is full of competitors. Know how to negotiate, exchange clients, and the work will go.

One more point. Homeowners (if you are renting an apartment) are often afraid that you will arrange a brothel from daily rent: debauchery, discos, youth, garbage, complaints from neighbors. First, weed out the "bad" customers, and secondly, ensure that the apartment is clean and quiet. Many owners are accommodating and hand over for a "trial period" - 1 month. As a rule, they are satisfied with everything and the lease is extended.

Always work formally, keep your business documents ready. Vigilant neighbors may call the precinct or management company when they see constantly new tenants. Especially grandmothers. Keep track of your customers, who arrived and when.

Better to conclude with the owner lease for 11 months with the right to prolong, so as not to expose the owner himself once again. In the event of an incident, you will be insured.

Pros and cons of working with competitors

Competitors can give you "extra" clients when all of their apartments are occupied. This is possible if you have a reciprocal exchange arrangement.

You can analyze the work of competitors: the cost of occupancy, the flow of customers, which apartments are popular (in which districts), how long the customers are moving in.

You will always be aware of the price fluctuations in the market. Are your competitors lowering rental prices? So the market is worth it, and you should follow their example. Have the prices gone up? Don't yawn and raise prices in your region, don't dump the market.

Exchange a "black list" of unwanted guests. Take a pledge of some amount when you check in. Also, with some competitors, you can maintain a common base of clients of different categories: business travelers, vip clients, city guests, budget.

Always mutually beneficial work - revenue in downtime. Usually competitors pay you a commission for the client they refer.

The main disadvantage: if you relocate your clients to competitors, they can stay there for a long time, extending and extending their stay. And competitors refuse to pay you a commission (the client is ours!). Then you lose a lot of profit, some clients go to competitors and live only with them.

Competitors can share with you "bad" clients - noisy companies who steal on trifles, young people. You will settle such people at your own peril and risk.

Competitors can dump the rental market (sites on booking and airbnb), offering prices 1.5-2 times lower than the market price.

We study the demand, supply and prices for apartments

Before renting out apartments for rent, you need to decide what price is acceptable for you (taking into account all costs + sublease, if you also rent), what is the demand for apartments in your region, price policy competitors.

Consider the example of Yekaterinburg, Avito website, property section.

A more objective rental site is Airbnb. Here photos of apartments cannot differ from the original. And if the owner writes a low price, he must surrender for it, an increase in price after booking is unacceptable. Post only real ads on this site. For market research (fake ads), Avito is better suited.

In the final setting of prices for apartments, you must understand that you should actually pay for it, and not be involved in charity work. Therefore, we set a standard price, do not dump the market for the sake of getting economy clients.

Deficit and high cost of hotels in the capital and others large cities made daily rent for visitors one of the most convenient options for temporary accommodation. It's a paradox, but renting a separate apartment with a kitchen and everything you need for life costs less than a decent hotel room. Demand naturally spurs supply as well. Therefore, is it any wonder that more and more private investors are engaged in short-term renting of apartments, having in their arsenal a single "odnushka", and also specialized companies offering clients in addition to a dozen or more apartments additional service, there are plenty of them in the capital. The days when the only realtors who rent out "an apartment for the night" were grandmothers at the station are over.

Rent without a future

“In terms of price, the cost of apartments rented out is the same or cheaper than a hotel room of the corresponding level. The difference can reach 20-30%, - says Dmitry Taganov, head of the analytical center of the company "Inkom-real estate". “In addition, a tourist or a business traveler who has come to the capital for several days has a fully equipped kitchen where you can prepare lunch or dinner on your own. And when placing in a hotel, you will either have to leave a lot of money in a restaurant every time, or look for a decent cafe or restaurant nearby. And it is not a fact that a worthy institution will be a stone's throw away. " The hotel will have to pay for each additional service- shirt washing and ironing, shoe care, etc. In a rented apartment, no one will present an additional bill for the fact that the employer used an iron, washing machine or shoe brush.

As for the lessor, for him the main advantage of a short-term business is the ability to "exit the project" at any time without prejudice. For example, if the apartment is needed for personal needs - the residence of the owner himself, his children or parents, the landlord does not need to wait several months before the contract with the tenant ends, as is often the case with long-term rentals. Moreover, a long-term lease agreement often provides for the payment of a penalty to tenants in the event that it is torn apart due to the fault of the owner of the apartment. Renters of daily apartments rarely stay in for more than ten days.

Daily rent makes sense if you are looking to sell an apartment. The time for exhibiting apartments may take several months, especially now, when the demand even for liquid housing is at an extremely low level, but do not miss the opportunity to make money on an apartment that is idle while waiting for the buyer. Daily rent will make it possible to organize displays of the object almost at any time, with long-term rentals, you will have to coordinate the time of visits with the tenants. Also "business for a day" is justified as an option for diversification. If you own two or more apartments, then it is advisable to rent one of them for a long term, and the other for daily rent. Moreover, in Moscow, the seasonality of tourism is less pronounced, and the flow of visitors is stable all year round.

At first glance, daily rent seems to be even more profitable than long-term. “The cost of a small two-room economy class apartment with good cosmetic repairs, necessary household appliances and furniture will be about 3-4 thousand rubles. per day. It turns out that when renting such an apartment for 20 days a month, you can count on income in the amount of 60-80 thousand rubles. While for a long-term lease, its cost will be in the region of 35-45 thousand rubles. per month ”, - Dmitry Taganov gives an example. At the same time, the rates on the long-term rental market have been steadily decreasing recently, and the profitability from it today does not exceed 4–5%.

No guarantees, no insurance

But it cannot be said that the business of renting housing for a short period is simple. There are many more complexities associated with it than it seems at first glance. The main problem of the daily landlord is the lack of a guaranteed income. With a long-term lease, it is enough to find a client once, conclude a contract - and you can live in peace for a year, receiving a stable monthly income. And in the case of a short-term search for new guests is ongoing.

Since the fall, Dmitry K. decided to rent out his apartment in the center of St. Petersburg for daily rent. And from my own experience I was convinced that in practice this business is not as profitable as it seems in theory. “When I rented it under a long-term contract, I always had a guaranteed 30 thousand rubles. per month. Now there is more trouble and less payback, ”he says. Month by month does not come. Once Dmitry was very lucky: one family rented an apartment for 20 days, which was doing repairs in their own housing, and, since it was delayed, they had to extend the rent for the same period. But this was the only case. The rest of the time the apartment is occupied on average ten days a month. “However, there are quite objective reasons. Firstly, winter is not a tourist season for St. Petersburg. Secondly, the crisis. The main contingent of clients is tourists and business travelers, and the number of both has decreased significantly in recent months, ”Dmitry said.

Svetlana Aleksashina, the manager for renting the housing stock of the Petersburg Real Estate company, notes that the demand for daily housing is uneven and really depends to a large extent on the season: “Before the New Year there was a sufficient number of people who wanted to rent an apartment for several days: many people from other cities came to their friends, relatives to spend the holidays here. Now the market for daily rent is calm, but it is traditional for this time of year. Revival, as always, will come in May-June: the season of white nights annually attracts tourists to the city on the Neva ”. However, recently the competition in the daily rent market has become even tougher: numerous mini-hotels have appeared, and many visitors preferred this segment to apartments.

There are, of course, alternative ways to ensure a more stable flow of tenants. But these are already options for an amateur. You can, for example, rent an apartment for holidays and parties - for this purpose, real estate in convenient areas is always in demand. But here you need to be aware of the consequences for the condition of the apartment. No one, having paid money, will take care of the property of the owners. Another option is to rent apartments for female leisure employees. It also guarantees stable profits. “But such apartments quickly deteriorate,” notes one of the landlords. “Besides, when an apartment is located in a decent house, you absolutely don't want to spoil relations with neighbors.”

The constant search for clients is by no means the only problem that awaits the landlord. An apartment for daily rent requires much more attention. After each client, the owners need to bring housing to full order, do cleaning, provide fresh bed linen, etc. In this case, such objects lose their appearance much faster. “Guests are constantly changing, and it’s not at all a fact that all of them will be extremely sensitive to new furniture and household appliances. Therefore, the owner of a daily apartment will have to make cosmetic repairs much more often than in an apartment rented out for a long time. And also pay for insurance against the risk of damage, ”says Dmitry Taganov. However, as noted by the St. Petersburg landlord Dmitry K., buying insurance is too much of a luxury: the insurance companies either refuse to insure such apartments at all, or break too high rates.

With short-term rentals, the risk of facing fraud or crime is much higher. Dmitry K. had already had such an experience. New Year he came to visit the apartment, which at that time was empty, but found that he could not get inside: the key, for some unknown reason, did not fit the lock. Looking closely at the door, Dmitry discovered that the lock had simply been replaced. I had to call an employee of the Ministry of Emergencies, who opened the door and let in the rightful owner. Once in the apartment, Dmitry found many other people's things, a decorated Christmas tree, bottles of alcohol - in a word, clear signs that the apartment was inhabited. After a while, a new "tenant" appeared, who met the real owner of the apartment with indignant questions about the reasons for the latter's stay on the territory of someone else's apartment. It turned out that he rented an apartment through a real estate agency and paid immediately for three months in advance. Gradually, the details of the fraud also became clear: shortly before the New Year, a woman rented an apartment for a couple of days, who, according to her, arrived from Sochi. In such a short time, she managed to make duplicate keys, and after her official "departure" she returned, changed the lock and disguised as a realtor, she agreed to rent the apartment to another person. She took an advance payment from him - and disappeared in an unknown direction.

Dmitry was lucky: the illegal tenant vacated the apartment without claims, and, apart from time and nerves, the owner did not suffer any losses. But in a different scenario, the fraudster might not have bothered with the retake, but simply take all the valuable property and equipment out of the house. To minimize risks, you should at least make a copy of the client's passport, but this will not insure you 100% against fraudsters.

Trust or independence?

If you want to rent out your apartment for daily rent, there are two ways in front of you: to transfer the apartment to trust management to a real estate agency or to hand over it yourself.

With trust management, on the one hand, the owner is relieved of all the hassle. On the other hand, there remains the risk of fraud on the part of realtors. Agents can simply cheat by underestimating the number of days during which the apartment was rented out, and keep part of the income for themselves. You won't go to the apartment every day and check.

If you take matters into your own hands, you will have to use as many channels of information as possible to find clients. However, this is not too difficult. It is worth typing in "Yandex" or another search engine the words "daily rent" - and there and then you will have a choice of dozens of websites of agencies offering apartments for rent. Almost all of them cooperate with apartment owners. You will need to make a standard description of the proposed housing, indicate all its basic parameters and take a few photos (kitchen, bathroom and bedroom). Photos and descriptions are posted on the agency's website. The owner of the apartment indicates how much he would like to receive per day, and realtors add their wrap on top of this figure. For example, if an apartment "from the owner" costs 2 thousand rubles, then the agency will offer it for 2.5-3 thousand. In this case, deception on the part of intermediaries is hardly possible, since the agency plays exclusively the role of a connecting link. It directs the client, and the owner of the home is already in contact with him: he shows the apartment, and change of linen, and cleaning, and the most pleasant thing is getting paid. Then he already gives the commission to the agency.

In the presence of several apartments, daily rent turns into a full-fledged business, which requires not only initial investments, but also regular expenses. Either outsourcing cleaning services will be required, or the creation of our own operation unit, which will take over the cleaning of apartments, washing and changing bed linen, minor repairs, etc. In addition to the service personnel, an accountant is also needed. You will need to establish relationships with people who are able to resolve any conflict situation with the tenants. An important element this business is the creation and promotion of an effective website on the Internet. “It looks very difficult, but in practice it may turn out to be the opposite. In the course of the activity, business relations are established with certain organizations, for example, with representative offices of Western firms, as a result of which this business becomes more stable and secure. Moreover, you can receive additional income by providing related services: transport, tourist, etc. ", - says the managing director of the company" Century 21 West "Evgeny Skomorovsky.

Recipe for success

Not every apartment will be rented equally well. There are a number of parameters on which its demand from potential tenants will depend. First, the location of such housing is important. “For short-term rentals, small apartments in Central District Moscow, for example, in Stalinist houses. Areas with large exhibition centers are also popular, ”says Vadim Lamin, head of the exclusive department of the Penny Lane Realty luxury apartment rental department. At the same time, the parameter “walking distance of the metro” remains an important parameter - just like when buying or long-term lease.

If an apartment rented for a long time can be minimally furnished, then in the case of a short-term rental such a number will not work. Everything should be here in order to provide residents with a comfortable alternative to a hotel room. A person arriving at a hotel does not bother to take soap, a towel, toothpaste, or linen with him. All this he receives on the spot. For daily rentals, you need to ensure the same.

The room should have a comfortable wardrobe and sleeping place... The kitchen must be equipped with a refrigerator, kettle and microwave. The latter is a more indispensable element than a plate. “Few of the visitors are involved in serious cooking. They either eat in a cafe, or prefer to buy ready-made food and warm it up, ”says realtor Sergei. A TV must be present in the room, and a DVD player has also become popular recently. Such trifles often play an important role, especially since the competition in the daily rental market is great, and there is practically no difference in prices.

Short term rent: PRO & CONTRA

1. Potentially higher income than long-term rentals.

2. The ability to go out of business at any time.

3. Free disposal of the apartment (you can sell, settle relatives, etc. at any time).

1. Lack of guaranteed income.

2. The need for constant search for new customers.

3. The apartment often requires repair, it loses its presentation faster.

4. More labor-intensive business: the apartment needs to be put in order after each client, it is necessary to provide residents with a complete "hotel" set - linen, dishes, furniture and household appliances.

• 1 How much can you earn on rent
• 2 Where to start a business: what documents are needed and what can be rented
  • 2.1 Legalizing business
  • 2.2 Selecting the required OKVED codes
• 3 Preparing an apartment for rent
  • 3.1 Where to buy an apartment for rent
• 4 How to correlate income and expenses
• 5 Protecting ourselves from risks
• 6 Tips for Running a Successful Business

Planning to rent out an apartment but don't know where to start? Or are you looking for a way to make money on renting real estate and thinking about possible strategies, but nothing attracts? Afraid that there will be no permanent income?

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

How much can you earn on 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 one million and around a million, 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. V 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 it has a modern renovation, then its rent is more expensive. So, 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 next to a university, then you can take it to students. This will help you find permanent residents and receive a regular income.

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

To cover the costs of one person, you need to take:

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

This scheme will work if decent tenants are caught, and the apartment will not be empty. This can take several years. Let us analyze in detail how to properly organize a business for renting apartments.

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

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

• a room in an apartment;
• apartment;

If you have inherited property, then you can start renting it out. If there is no free apartment, then you can buy it with your savings, or take 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.

Mortgage loan is a targeted loan for housing, issued against the security of the acquired real estate. You can also mortgage existing real estate. The mortgage is several times the amount of the consumer loan. If the borrower cannot pay the debt, then the bank becomes the owner of the pledged property.

Can't take out a mortgage, but want to increase your savings by investing in real estate? We suggest that you familiarize yourself with such a strategy as making money on sublease an apartment... From one apartment you can receive several times bigger than that the amount that you give for its rent.

We legalize business

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

There are several ways to register the payment of taxes:

The first is to conclude an agreement as an individual ... In this case, you will pay 13% of 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, pay tax - every quarter.
2. Get a patent... It is bought for a calendar year. Its cost is not fixed, it is calculated individually as a percentage of the estimated income. In this case, 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 must be paid in advance. Within 90 calendar days, you must pay 1/3 of the amount from the date of purchase of the patent, until the end of the term of the patent - 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 will not be superfluous to play it safe. Envious neighbors or even friends or relatives can report “where to go”. When your income is legalized, you don't need to worry about this.

Selecting the required OKVED codes

When registering an individual entrepreneur, you need to specifyOKVED codes(All-Russian classifier of economic activities). The following codes will work for you:

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

Find out how else you can get real estate income.

Preparing an apartment for rent

Most often, apartments are rented furnished. Some have a complete set necessary for a comfortable life, some have a minimum set. Empty apartments are rarely rented, 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 do not have this opportunity now, then make sure that it is in good condition. If you are doing repairs, then take materials with a margin. In some places, the wallpaper may lose its appearance and even peel off, and the tiles will chip 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, and in the second, it will be difficult to damage them. It is better to put the front door expensive, it will last longer.

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

Household appliances in an apartment should at least have:

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

With such a set, you can already look for tenants. You will find them faster if the apartment still has:

1. Microwave;
2. Iron and ironing board;
3. Electric kettle;
4. Television;
5. Wi-Fi router;
6. Hair dryer.

The Internet is an integral part of life. You can take the Internet and TV or just the Internet to the apartment you will be renting and install a Wi-Fi router. It is better to hide the wires right away. Choose the tariff with the fastest speed. If the tenants have several computers and telephones, then the speed will not drop so much. New tenants will not need to think about what kind of Internet to use, and new wires will not be constantly brought into your apartment.

The furniture in the apartment should be:

1. Folding sofa or double bed... If the area is large, then it is better to put a bed. If the apartment is small, then the sofa will come in handy.
2. Spacious cupboard.
3. Writing desk and chair.
4. Wall shelves for little things.
5. Kitchen set, table and chairs.
6. Bedside tables... Optional element, but it creates a cozy feel.
7. Dresser... Also an optional element, especially if the wardrobe is large.

If you do not have the opportunity to make repairs in the apartment and buy new furniture, rent the apartment in that 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

Buying an apartment to rent it out? First of all, pay attention to the area and study the “tenant” market. So you will have a constant stream 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 is inexpensive there compared to other areas of the capital.

“The districts have such a low rating,primarily due to the complex transport accessibility and because they were built, and they are being built, on the territories "recaptured" from the industrial zones ", - explainedMaria Zhukova, First Deputy Director of MIEL-Arenda.

A source

It is not necessary to have several apartments in order to put income on rent on a stream. if you have Vacation home, hand it over. There are several ways to make consistent profits: learn how to make apartment building business plan.

How to correlate income and expenses

If you took out an apartment on a mortgage, then the rental amount should be such as to cover the monthly payment and utilities. Otherwise, this business will work negatively. If you doubt that this way of earning is suitable for you, we suggest that you familiarize yourself with otherideas for generating income on real estate.

Protecting ourselves from risks

Any business is associated with risks, including the business of renting apartments. To protect yourself from them, you need to know them in person.

“The 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 children are allowed to do everything: paint on wallpaper, ride a bicycle down the hall, and cut furniture. Or another real case - students who rented housing managed to break not only part of the equipment, but also all the dishes, a toilet bowl and stained-glass windows in all the doors. After such tenants, you have to make cosmetic repairs in the apartment and change the furniture, ”says Yana Glazunova, General Director of VSN Realty.

A source

Necessarily Create a template for your lease. It will allow you to avoid many poignant moments. Indicate the security deposit, and in what cases it is returned to 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 appliances in the apartment remained in good condition, you can return this money.

In it, indicate the cost, payment deadline, the entire furnishings in the apartment and fines for damage to property. Residents will be neat during their stay, and you will not have to guess what condition the apartment is in if you were not able to check it this month. Experts recommend getting to know people better before renting them out and drawing up a contract.

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

Risk	Advice
Sublease	You can be contacted by realtors or entrepreneurs planning to rent out your apartment for rent. If this option suits you, draw up a contract. Are you being asked not to draw up a contract? Disagree. In case of disagreement or problems, you will not do anything without a contract.
Several tenants instead of one	Write down the passport details of the tenants and their full name in the contract. For example, if a young man lived in an apartment, and a girl moved in with him, re-draw up a contract.
Tax	If you do not pay taxes on your rental earnings, you may be fined. Registration of an individual entrepreneur or the conclusion of an agreement for an individual will help to avoid this.
Utility debts	Write in the contract that tenants are required to transfer meter readings and pay utility bills. If you have time, come every month to the tenants to take meter readings, pick up all receipts and money for utility services.
Spoiled furniture and appliances	In the contract, write down what furniture and appliances are in the apartment, and also indicate the fines for their damage. Additionally, print and laminate information with fines and post it in a prominent place. For example, if the tenants break the washing machine, you can take the money from the security deposit. If the contract states that the tenants pay for the repair of the equipment, then you have the right to demand this money from them.
Failure to pay rent	If tenants are just moving in and ask for a grace period until next month, do not agree. It is highly likely that they will move out without paying, and leave behind debts for housing and communal services. If tenants have been renting an apartment from you for a long time, take a receipt from them, in which they will indicate the date of debt repayment. Specify such cases in the contract. You can also specify a penalty for late payment. Such measures discipline the tenants.

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

A source

We have analyzed in detail how to rent out an apartment, what pitfalls you can encounter and what you need to pay attention to. Let's give you some more tips:

1. Consider the location and needs of the tenants. The property is far from the bus stop, and close to Kindergarten and school? Indicate in the announcement that you will rent out a house 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. If it has been idle for a long time, make repairs in it and hand it over from room to room. Young people cannot always afford to rent a one-room apartment, and they can afford a room.
3. Do not delay repairs before renting out an apartment. Every month of downtime is lost money for you.

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

Real estate is a good way not only to preserve your savings, but also to increase. You just need to know how to do it correctly. You will have a permanent passive income that you can increase, because you already have all the necessary knowledge!

Professional business plans

What to do if you have no money savings? Many believe that for investment in real estate you need to have a large initial capital. In fact, this is not the case. Business for daily rent of apartments is a real estate investment strategy that can be started without any initial capital.

• How to make money on daily rent of apartments?
• What determines the efficiency of daily rent?
• One of the ways to invest in real estate on the example in Zelenograd
• How to test the location of an apartment?
• Rental business - What to invest in Moscow and Moscow region?
• Tips from seasoned investors:

Let's figure out how to work with the market for daily rent of apartments.

The rental business is all about playing with numbers. Most people think that renting an apartment every 25 days is impossible. However, these are real numbers for this market. If you rent an object for a smaller number of days, then the profit will be minimal. After all, there are expenses for rent, advertising and salaries of service personnel.

How to make money on daily rent of apartments?

If no savings and you cannot take out a mortgage. There is a simple and effective way - you can make money on daily rent housing.

Yuri Medushenko is a professional investor, an expert on Apartment Buildings No. 1 in Russia. Recently, he and his partner Matvey Nadezhny organized business for daily rent of apartments.

We take and rent an apartment or townhouse for a long time, let's say for 30,000 rubles a month. Of course, having warned the owners in advance that you are going to sublet your home.

And we rent it daily, for example, for 3,000 rubles, and you get profit from the difference. If you rent an apartment 25 days a month, you can ensure a cash flow of 35,000 rubles. per month.

What determines the efficiency of daily rent?

First of all, on the occupancy of the selected object.

The average occupancy rate of the facility must be at least 80%. Because getting only such numbers, you can recoup your own investment.

In a classic business, the scheme is quite simple: today you can sell two pairs of boots, and tomorrow - twenty. At the expense of the next day, you make a profit. V hotel business everything is different: if you have not completed two studios today, then tomorrow you will not be able to rent two more. Therefore, this month the profit will be lower.

One of the ways to invest in real estate on the example in Zelenograd

Andrey Zelensky's case

How to test the location of an apartment?

Very simple, you place a selling ad on the rental of housing and indicate the desired area. And then look and count how many calls a day are received for this ad.

• For those schemes when you indicate not a specific address, and the nearest large object, it is better to select clients with a car. When a person realizes that he can rent a house for 1000 rubles cheaper than the average market price, then it will not be difficult for him to drive the extra 2-3 kilometers.
• There is the following scheme: the test is considered successful when thirty-eight clients a day expressed a desire to rent our apartment.

There is no such thing that number of clients is stable at ten people a day. Fifteen people called today, and thirteen tomorrow. These downturns are unacceptable for quality business. Therefore, for a full-fledged result, we accept there are more applications than we have tools.

If occupancy rate started to make up 70%, then sooner or later this company will leave the market. The market also becomes ineffective if you set your price slightly higher than your competitors. Thus, we can lure clients to ourselves if we make the price even lower... The flow of people will increase, and the apartment will not be left without tenants. All these points need to be tested.

Rental business - What to invest in Moscow and Moscow region?

Case of Tatiana Khmelnitskaya participant a live meeting of investors in the Investment Territory

• When you have 1-3 apartments, then you can debug this process yourself. And it is much easier than being hired because it does not require your constant presence in the office for eight hours a day.
• When we rent out an apartment for rent, then you need to constantly manage business processes. It would be better to have ten studios in one place, because this object is much easier to control than ten apartments in different places... Moreover, you can reduce costs as a minimum number of maintenance personnel will be required.
• To receive passive income, need to find manager, to establish a flow of customers. Also take care of quality advertising. Select an employee who will update the ads on the site, as well as a manager who will control the direction of service.

This is just one of the strategies you can increase your income... This method assumes that you are acting with the help of foreign objects. Look from a different angle. You can buy objects and pay off your mortgage at the expense of other people's funds. That is, combine business with investment strategies. More on this in the next article.