Rent out commercial space. Commercial real estate as a business: what you need to know

Dreaming of making money in real estate? Do you want to know how to rent commercial real estate, what to look for when buying it and where to look for tenants? "M16-Nedvizhimost" equips all potential businessmen and tells what is needed to get a stable and high income.

At the end, a profitable bonus: the most promising commercial objects for further rent or resale.

Commercial real estate: where to start?

To begin with, we advise you to once again decide on the final choice of real estate: are you sure that you want to deal with commercial premises? To the question of what is more profitable to rent - an apartment or commercial real estate - the answer is unambiguous. Commercial objects pay off several times faster than residential premises, that is, the benefit is much higher. In addition, the rental rate for commercial space is growing steadily (for example, the January-July 2017 period showed an increase of 10%).

However, keep in mind that you will have to spend much more effort. First, make sure that your initial capital is enough to purchase the object that you intend to rent out in the future. It is no secret that in order to purchase commercial real estate, you need to have a much more significant financial condition than to purchase an apartment, including a multi-room apartment.

At the same time, keep in mind that non-residential premises are also considered differently in legal terms: the tax rate in this case is several times higher, the registration mechanism is also somewhat different.

In addition, in order to successfully conduct business on commercial premises, you need to navigate the specifics of your potential tenant's activities, understand his needs and opportunities. This means that more is required of you than with a simple apartment rental.

Weigh everything again before moving on to choosing a room. If at least one of the points is in doubt, it is better not to take risks and consider residential rent. Remember that in case of failure, the losses can be enormous.

Let's summarize what you need to buy commercial real estate: start-up capital, a good understanding of the market and orientation in the area with which you plan to cooperate.

How to choose the right commercial property for subsequent lease?

As we have already said, the first thing to decide is what kind of tenant you are counting on.

Designate for yourself the possible parameters of your future counterparty: is it a small entrepreneur or a branch of a large network? How long has it been on the market or is it just coming out? Is it a production or point of sale? What is the competition in this area, what location will be the most successful for it, what capacities are needed for a full-fledged business, etc.

In a word, be guided by a specific tenant, then you will not only easily select the most suitable premises, but you will also be able to easily find people who want to run their business with you in the future.

Based on the choice you have made, you can understand what specific object you should look for: a warehouse, an office or a retail space in a modern street retail format.

Win-win options and mandatory requirements

We note right away that the safest option in terms of demand will be a room that already has a permanent tenant. In this case, you will be able to make a profit from the first month of owning the premises and will not lose precious time searching.

Believe that the tenant (provided that he already has an established and profitable business) is interested in staying in your premises. Under favorable circumstances, you can even raise your rent.

Another advantage of such a solution will be the fact that the premises with a permanent tenant, most likely, have already been “combed” in accordance with all the requirements of the supervisory authorities, namely the Sanitary and Fire Services.

The last fact should be taken into account. Special attention, because in case of violation of any rules, you will have to spend a lot of money to correct the current situation.

Choice in terms of location

If you plan to work with the owner of a grocery store, then the best place the choice will be a densely populated sleeping area. In such a place, there is high traffic, in addition, convenience stores are always in high demand among residents, which means that such an object is especially attractive from the point of view of the business owner.

Are you planning cooperation with a larger tenant? Consider the option with a fashion boutique. Obviously, for such a business, a prerequisite is also a location in a passing place, but the audience should be different. Focus on such a buyer if you are ready to offer him a large premise on the first line in the historical or business center of the city.

When you see only production as a potential tenant, then the best solution in terms of location would be an industrial zone of a sleeping area or a suburb.

Another common option is catering. If we are not talking about a gourmet restaurant (and in this case the premises should be located in the center and have good view characteristics), then you should focus on places near business centers or educational institutions.

Focus on profit and demand

It seems that everything is obvious here and is also tied to the location of the premises: objects in the center will cost more, and in "bedrooms" or in the countryside - cheaper.

This, of course, has its own truth. However, the success of your rental business will depend on more than just your rental rate.

So, for example, do not forget that a tenant can be found many times faster for a small premises located in a peripheral area of the city than for a large-scale area in the very center. This is especially noticeable in times of crisis.

In addition, the chances that a grocery outlet in a sleeping bag will be in high demand are higher than those of a fashion boutique. This means that the business owner will stay in your premises for a long time, while tenants of more expensive properties may leave more often, and, on the contrary, come less often.

In other words, pay attention to what demand your premises will use. It is better to have a smaller but steady income than to have a large but irregular income.

Where to find a tenant?

For a quick and efficient search, you need to use the communication channels that are available to you as much as possible. Start with the Internet: online aggregators, message boards, forums, social networks, contextual advertising - there are plenty to choose from. Although, as we have already said, you should choose as much as possible, and if your budget is enough, do not limit yourself to one source.

It would be useful to conclude cooperation with a real estate agency. Firstly, realtors have their own channels for finding tenants. Secondly, even if you prepared in advance, specialists still have more experience and understanding of what strengths and weak sides near your premises, as well as among entrepreneurs of which sphere it is better to promote this object. Also, realtors will help you set the right price tag for rent: on the one hand, so that you don’t sell too cheap and don’t lose money, on the other hand, an exaggerated rental price will scare off potential tenants, and you will sit in the “waiting room” for a long time.

Cooperation with real estate agencies also brings other advantages, including, for example, wider advertising opportunities. A nice bonus is that realtors take care of all the hassle of concluding a deal: compiling the necessary documentation, helping to negotiate with the employer, etc.

Features of tenants

So, the advertisement has worked and several potential entrepreneurs have already appeared on the threshold of your premises, who are ready to “register” their brainchild on your commercial area. And then another difficult question arises: who to choose?

Oddly enough, network companies, with rare exceptions, are also not the most desirable employers. Companies put pressure on their authority and stability (the latter is far from always true), as a result of which they require special treatment. "Networkers" for the most part insist on reducing rent, and to formalize your cooperation, they use only their own contract, which, of course, protects their rights to a greater extent, while you lose the opportunity to quickly change the tenant or increase the rate in accordance with the market price.

In addition, in the case of large-scale business employers, you will have to contact the staff occupying the premises directly for all contentious issues. And this staff is often incompetent person.

However, for the sake of a really good rental object, some "networkers" are ready to make concessions and may even offer a higher payment.

It is best to focus on those entrepreneurs who already have one well-established business and in this moment open a second point. Such entrepreneurs are the most reliable, thorough and responsible employers.

Top objects of commerce for investment purposes

Managers of the commercial real estate department have selected for you the best properties to purchase for the purpose of investment. The presented objects are the most attractive in terms of popularity among tenants and profitability.

Building 284.5 m2 on Voskresenskaya embankment

Separate commercial one-story building in the heart of the city! There are two exits - to Voskresenskaya embankment and Shpalernaya street. The main advantage of this object is a reliable tenant who has been renting a room for a long time and does not plan to move out. At the moment, the contract has been concluded for the amount of 483.6 thousand rubles a month!

All communications are connected, power supply is 30 kW with the possibility of increasing power. Utility bills are paid by the tenant.

Another bonus - together with the building you can purchase land plot. In the neighborhood there are other premises that are also for sale. Details will be prompted by our managers.

Premises 702 m2 in the center of Kingisepp

A unique offer: the payback of the premises is only 6.5 years (with an average payback of 10-12 years)! The object is located in the new LCD "Karat" on one of the main streets of Kingisepp. Already, large tenants are interested in the premises - Okay, Pyaterochka, Lenta, etc.

The monthly profit of the object is estimated by our managers at the level of 561.6 thousand rubles. Advantages of the premises: display windows overlooking the main street of the city, large parking in front of the premises, ceilings - 4.5 m, 5 separate exits, high power.

Premises 535 m2 on Korpusnaya street

The facility is located in the new luxury complex Lumiere in historical center city (Petrogradsky district). This already guarantees high traffic and a solvent public. Less than 5 minutes walk from Chkalovskaya metro station.

The room is equipped with panoramic windows. All communications are carried out, power supply capacity is 62 kW. The monthly profit from renting out the object will be about 650 thousand rubles.

Do you have any questions? Leave your contact details and our specialists will call you back.

A variety of offers on the retail real estate market, a clear decline in business activity due to the crisis, the volatility of the national currency - these factors affect the terms of any lease, and even more so if it is planned to lease the premises to networkers.

Official statistics show a clear predominance of supply over demand. Moreover, linking the rent to the currency does not help legal entities working in the field of network trade to seize any offer "on the go".

Features of network trading

Domestic retailers are promptly introducing into their own practice the methods used by foreign retail chains. Undoubtedly, it is difficult to fight, because on the side of foreign "guests" and developed infrastructure, and solid investments, and a reliable "airbag" in the form of a certain stabilization fund.

Therefore, there are difficulties for the landlord in order to rent out the premises to networkers. Foreigners prefer to build from scratch or use the services of developers working according to Western standards.

All these shortcomings are more than offset by the advantages of online trading:

large suppliers always strive to work with large customers;
both purchase prices and delivery conditions for the central office of chain trading are always more attractive than those offered by any isolated outlet.

Drawing up a commercial proposal for the lease of premises to networkers

A well-written commercial offer increases the attractiveness of hiring a certain premises. The following tips may help you find a reputable tenant:

It is necessary to determine the list of potential tenants by making your offers individually.
It is recommended to contact by name, and the potential client should also know the name of the landlord.
A positive aspect is acquaintance, albeit a "capped" one.
Do not use the phrases “we have free space” or “we offer free area under…". They should be replaced with “We have freed up space”, “A new space has been rented out”.
It is recommended to interest the client in figures, statistical data, indicating the development of the infrastructure of the area where the premises are located, and demonstrate the dynamics of changes in purchasing power.
Indicate neighboring brands whose offices and sites are located nearby.
No long texts, such as the history of the company, the date of foundation.
You should try to describe the essence of the lease in numbers, indicating the expected benefits that the client will receive from renting the premises.
Describe the services that can be provided if needed.
Assess and indicate the strategic value of the leased area.
It is highly recommended to be objective, pointing out not only the obvious advantages of the proposal, but also the existing shortcomings (a couple of minuses will add sincerity to the description).

Elena Zemtsova, managing partner of Delta Estate

The rental business, based on leasing premises to large grocery chains, as well as chain catering, is one of the most popular ways to invest in real estate today.

Perekrestok, Victoria, Magnit, Pyaterochka, KFC, McDonald's - any major chains are always in demand, as they are stable and committed to long-term cooperation.

What areas are in demand by networkers

As for the size of the premises, the area primarily depends on the profile of the tenant. For grocery supermarkets, the optimal area is 350-500 sq. m, for specialized stores such as Vkusvill, Myasnov - from 100 to 300 sq. m. Beauty salons, pharmacies, medical centers, clothing and footwear stores are looking for areas from 80 to 200 square meters. m. In the catering segment, everything depends on the format. So, restaurants need an average of 300-700 square meters. m, fast food, cafes and coffee shops - 100-300 sq. m, and small coffee-to-go establishments need 10-40 sq. m.

Specifications - the main thing that an investor pays attention to

The premises are then investment attractive when there is a large pool of alternative potential tenants. And this is primarily determined by technical specifications. The most demanded premises are located on the first floors, with an open layout and display windows, as well as several entrances, at least the main one. main street and additional "from the yard" for unloading and evacuation. The presence of several main entrances will also allow, if necessary, to divide the room into blocks and subsequently rent it out more expensive. In addition, the volume of electrical power is important, the minimum value is 0.2 kW per 1 sq. m. But it is necessary to take into account the specifics of a potential tenant. For example, grocery stores and catering establishments have an increased rate of electricity consumption due to refrigeration and kitchen equipment. A plus for the room is the presence of a hood for catering or the ability to equip it.

As for complex premises, these are primarily basements and basements, with an office or multi-level layout, especially if all the walls are load-bearing and it is impossible to redevelop. And of course, premises located in places with a lack of traffic are not in demand.

Investors are not interested in office space

Clean office space located in residential buildings, especially economy class, are not very in demand today. More in demand are retail and free-use premises with a separate entrance, which can be used for different business formats. Often they attract tenants from the service sector: beauty salons, fitness clubs, medical and educational centers - what will be in demand among residents residential complex and district. For example, we rent out our own premises in the residential complex "La Defense" at the 3rd Frunzenskaya 19 school of intellectual development for children, and the premises on Nezhinskaya 1 - the Montesorri school.

How the purpose of the premises affects the type of rental business

Naturally, the purpose of the premises affects the types of rental business that can be organized in it. Thus, the cultural, educational and medical purpose of the areas clearly requires a change in purpose to use them for public catering. But it should be borne in mind that there are certain restrictions on opening certain types of business. For example, you can not open alcohol stores near educational institutions. Also, obtaining an alcohol license for a bar or restaurant in this case will be impossible, and for many catering establishments, the sale of alcoholic beverages is a significant share of the revenue. In addition, it is not always possible to equip a hood for catering, if this is not provided for by the developer in advance.

What determines the liquidity of the rental business

First of all, the location affects the liquidity of the rental business. The greatest demand is for premises located on the first line of busy streets with high efficient traffic. The liquidity of the premises for investors is increased by a free layout with the possibility of dividing into blocks, several entrances, display windows, as well as the presence of a hood for catering and a large amount of allocated electric power.

As for the rental business in new buildings, the liquidity of such objects largely depends on the stage of development of the project, so the occupancy of the complex is an important factor that must be taken into account. The larger the project, from 2,500 apartments, the more actively it is populated, and this directly affects customer traffic. It is also necessary to take into account the location of the premises in relation to pedestrian traffic and access roads, to assess whether the situation will change in a few years. It is possible that the project is planned to build shopping center, so grocery stores that generate stable traffic today will not be so liquid in a few years.

What about payback?

The average payback of a rental business in Moscow is 7-10 years, with a yield of 8 to 15% depending on the location. So, in the center, a yield of 10% per annum is considered good, in the area of the TTK - 12%, and in the area of the Moscow Ring Road and New Moscow - 13-15%.

What to look for when studying the offer on the market

When deciding on the purchase of a rental business in a new residential complex, it is necessary to take into account such factors as the stages of construction and the occupancy of the complex, the timing of registration of ownership. It would be useful to familiarize yourself with the layouts of the building area in detail in order to assess the location of the premises relative to houses and pedestrian flows. It is also necessary to look into the future: what other commercial facilities are envisaged in the project, whether the direction of traffic will change, for example, if a metro or laying is planned to be opened soon new road. It is important to get acquainted with the competitive environment today and tomorrow, to find out the interest of potential tenants in this location.

It's no secret that there are unscrupulous sellers artificially inflating the rental rate and blurring vacations and indexation. It is also possible to simply “paint on” the numbers in the lease agreement. In addition, if we are talking about buying a room already with a tenant, then the seller may deliberately keep silent about the tenant's desire to reduce the rent or that he will soon move out of the premises. Therefore, in addition to location and general characteristics premises, it is necessary to study in detail the tenant himself and the contract with him.

Is the offer on the market getting better?

In new buildings, of course, the quality of the proposed space becomes an order of magnitude higher. Even economy-class housing developers began to think about the effectiveness of retail. In many projects, the first floors are initially designed with an open layout, a minimum of load-bearing walls, separate entrances and display windows, high ceilings, an exhaust hood for public catering, and more electrical power is allocated to the premises.

It is worth noting that not only in new buildings, there is a noticeable improvement in the quality of street retail premises. For example, in the center, ancient buildings are adapted for modern use: separate entrances and shop windows are organized.

Where can I rent commercial non-residential premises or a warehouse? How to rent trading area under the shop? How to rent out commercial real estate?

Hello to everyone who looked at the site of the popular online magazine "HeaterBober"! With you expert - Denis Kuderin.

The topic of today's conversation is the lease of commercial real estate. The article will be useful to businessmen, owners non-residential premises and all those who are interested in topical financial issues.

At the end of the article, you will find an overview of the most reliable Russian real estate companies that provide intermediary services when renting objects for commerce.

So let's get started!

1. Why rent commercial property?

Successful entrepreneurial activity largely depends on a well-chosen premises for doing business. This is especially true for trade and services. A cozy, well-equipped store in a busy part of the city attracts customers in itself.

The same can be said about offices. Every self-respecting company should have a good place to work and receive visitors. Even if you sell goods through an online store, you need a place to complete and issue orders, as well as resolve disputes with customers.

Not every businessman, especially a beginner, can afford to buy non-residential premises. In such cases, renting commercial real estate comes to the rescue.

We list all the advantages of renting:

relatively low financial costs;
a simpler procedure for paperwork in comparison with the purchase;
the ability to change the landlord at any time and move to another building;
a large selection of real estate, especially in metropolitan areas.

The reverse process - renting out premises - also has many advantages. First of all, it is a reliable source of passive income. The acquisition of commercial space (retail, office, industrial and others) is a good investment option.

As long as there is a private business, its representatives will constantly need premises for doing business, which means that property owners will have a stable profit without much labor.

Finding suitable premises for business is a troublesome event. The fastest and most reliable way to find an object is to use the services of professional intermediaries.

There is a detailed article on our website about how modern ones work.

2. How to rent a commercial property - 5 useful tips

When renting commercial properties, you need to be as careful as possible when choosing them. It depends on the parameters and functional characteristics of the premises how soon you can start a business, and whether the object will fully meet the goals of your business.

First, decide how you will look for a suitable room - on your own or with the help of an agency. The first method involves the presence of an unlimited supply of free time and is associated with a variety of risks. The second option is safer and more reliable.

You will find additional information on the topic of working with intermediaries in the article "".

Expert advice will help you avoid common tenant mistakes.

Tip 1. Carefully study the hood and ventilation systems

You yourself or your employees will work in the room, so the presence of serviceable ventilation systems is the most important point. The lack of powerful and autonomous ventilation in the building is a real obstacle to the normal operation of a cafe, restaurant, grocery store.

Food should be stored in appropriate conditions, and visitors and vendors should not be bothered by odors. Moreover, the sanitary authorities simply will not allow you to use the facility for a catering or grocery store if it has only general house ventilation.

Tip 2: Focus on loading and unloading areas

A convenient area for loading and unloading goods is another key point for owners of cafes, restaurants, canteens and shops.

It is important that the area where loading and unloading operations will be carried out does not go into the courtyard of a residential building or onto the roadway. You will interfere with residents or motorists, you will be tortured with complaints.

The issue of full-fledged power supply is especially relevant for tenants whose business involves the use of energy-intensive equipment - refrigerators, electric furnaces, machine tools, etc.

Make sure that the electrical cables in the room are capacious enough to meet the needs of the enterprise in full.

Tip 4. Carefully read the terms of the contract

Before putting your autograph on a lease, carefully read the terms on which you conclude a deal.

The contract must contain the following clauses:

lease terms, cost and method of payment;
if the premises are rented with equipment, then an inventory of the property must be drawn up;
liability of the parties for breach of contract;
conditions for terminating the agreement.

The costs of utility bills, garbage collection, maintenance of the fire system and security alarm are usually borne by the tenant. However, the landlord pays, if necessary, for major repairs, including the replacement of plumbing communications and electrical wiring if they fail.

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

It is imperative to check the title documents of the owner - the contract of sale, an extract from the State Register for the right to own.

Make sure the property really belongs to the person who rents it to you. Otherwise, one fine moment will be announced real owner object with the appropriate permissions. It is also important that the premises are not pledged, not arrested for debts, and not have other encumbrances.

A person who is far from the intricacies of housing law should take advantage of professional assistance when renting or buying non-residential premises. For example, you can clarify for yourself all the unclear points on the Lawyer website - a resource that employs specialists from all areas of jurisprudence.

You can ask your question even without registration, right on the main page. You will receive a legally correct and competent answer in a few minutes, and completely free of charge. If your problem requires in-depth study, you will need to pay for the services of professionals, but you can set the amount of the fee yourself.

Step 2. Determine the amount of rent

To find out the best rental price, use one of the two options. The first is to personally look through the databases of your city and determine the approximate range of prices for renting similar premises. Second - delegate this task to the realtor.

By the way, in addition to real estate agencies, intermediary services are provided by private brokers. They usually charge 25-50% less for their work than companies. However, private professionals working with non-residential real estate, even major cities- units.

5. If you're renting out commercial property, the top 3 risks for a landlord

Each landlord worries about the condition of his object and wants to make a profit from the lease, not losses.

We list the main risks of commercial real estate owners and show you how to avoid them.

Risk 1. Use of the premises for other purposes

Each well-written lease agreement specifies for what purpose and how the leased premises will be used. This also applies to equipment that you rent out along with the lease.

If the tenant promised to use the premises as a warehouse, but set up a retail store in it, you have the right to fine him or terminate the agreement without a refund of the rent.

Risk 2. Damage or loss of property

You handed over the facility and equipment to what you thought was a respectable citizen, but he, speaking diplomatically, did not live up to your expectations. Namely, he brought the room to a state of devastation, broke the equipment, unscrewed the light bulbs and, in general, behaved like a pig.

In such cases, the owner has the right to demand compensation for damage in full. Moreover, not only repair costs should be reimbursed, but also the market value of the damaged equipment.

Liability is not provided if the object and property were damaged as a result of unforeseen circumstances - for example, from a fire or flood.

Risk 3: Tenant Refusal to Pay Monthly Fees

Sloppy payers should be punished with a ruble. However, this is possible, again, if the lease agreement is drawn up in accordance with all the rules. That is, the document should clearly stipulate the terms and amount of monthly payments.

6. If you rent a commercial property - 3 main risks for the tenant

The tenant can also suffer as a result of illegal or unauthorized actions of the landlord.

Risk 1. Lease of premises to which the “landlord” has no legal rights

If the premises are rented to you by a person who does not have the legal rights of the owner to the object, the contract will be considered invalid. To avoid this, require the presentation of title documents.

You can independently obtain an extract from Rosreestr by contacting the Multifunctional Center. The service is paid, but you will reliably know "who is the boss in the house."

Risk 2. Changing the locks in the room immediately after making an advance payment

Yes, such situations still occur in nature. You sign a contract, make an advance payment, receive keys from hand to hand, and when you want to enter the premises with your property, it turns out that the locks have been changed, and the “owners” have disappeared.

There is only one way out in such a situation - to contact the police and initiate a criminal case on the fact of fraud.

Risk 3. Sublease

Here it is best to explain the essence with a simple example.

Example
Tenant Andrei, a novice entrepreneur, rented a room for a store for a year, paying half a year in advance. At the same time, the businessman did not check the title documents, relying on the honesty of the landlord.
After a month of successful trading, the real owner showed up in the store with a full set of original documents. He politely asked the tenant to move out of the occupied area. Andrei tried to find a subtenant in order to at least return his money paid in advance, but the enterprising intermediary did not give an answer to calls or SMS.
Conclusion: deal directly with the owner. At the very least, he should be aware of all the manipulations that occur with his property.
7. Professional assistance for tenants and landlords - an overview of the TOP-3 real estate agencies
Finding a qualified intermediary is a difficult task. To help readers, we have compiled an overview of the most reliable companies in Russia working with commercial real estate.
1) Agency.net
Real estate management agency. Will help landlords and tenants rent and rent: office, retail space, workshop, warehouse, mansion and any other commercial property. The company employs only experienced and qualified lawyers and realtors.
A significant plus of the company is a professional approach, the availability of a detailed website, the development of an individual strategy for each client of the office. There are no real estate services that the company's specialists could not provide to users.
commercial real estate in Moscow and the region - the main specialization of the company. Respect has been operating on the market since 2004. The agency initially set its goal to provide customers with the most a wide range services related to renting, buying and selling real estate.