Letter of recommendation for renting an apartment. How to officially rent out an apartment: step-by-step instructions. Apartment rental agreement between individuals. Advantages of legally renting an apartment. We draw up an apartment acceptance certificate

Before answering the question “How to officially rent out an apartment,” we suggest you first answer another one.

Why should I officially rent out my apartment?

We will not appeal to your conscience and tell you that breaking the law is not good. Instead, let’s outline the main risks faced by a person who illegally rents out his property:

1. Scam. If you rent out housing illegally, you may end up with people in your apartment that are completely different from the ones you originally rented out the apartment to. Or, worse, you may even lose your home;
2. Unexpected expenses. If you do not determine in advance the procedure for paying all expenses (utilities, telephone, etc.), then it will not be easy, for example, to get money from the employer to pay for his telephone conversations with relatives from a distant but native city;
3. Damage to property. Without a contract, how can you then prove that before the tenant arrived, there was another TV in the apartment, there were not 4, but 5 shades on the chandelier, and there were no stains on the carpet?
4. Problems with law. The current legislation does not provide for liability for “renting out an apartment without a contract,” however, there are rules providing for liability for failure to submit a tax return ( Art. 119 Tax Code of the Russian Federation) and non-payment of taxes. Moreover, we draw your attention to the fact that for non-payment of taxes there is a fine ( Art. 119 Tax Code of the Russian Federation), and criminal liability ( Art. 198 of the Criminal Code of the Russian Federation).

We hope that you are now inclined to rent out apartments legally.

But before you start offering your apartment to your friends or posting ads on the Internet, we advise you to familiarize yourself with some regulatory documents and make certain calculations.

Analysis of income, expenses and taxes

Income

Everyone wants to earn income from their activities, rent is no exception. In order to determine potential income, you can look at similar rental offers: apartments in your area are in approximately the same condition, for example, using our .

Taxes

So, the amount of income is approximately clear, now let’s decide on expenses: , and property (if you see fit), and of course, . As for taxes, to get a complete picture we can suggest you read the articles on this topic on our portal. Here we simply note that when renting an apartment there is several tax options, so it’s quite possible to choose the best option for yourself:

1. Individual paying;
2. Individual entrepreneur under the general taxation regime (payment of personal income tax);
3. - Ch. 26.2 Tax Code of the Russian Federation;
4. Individual entrepreneur using - Ch. 26.5 Tax Code of the Russian Federation.

For simplicity and clarity, you can use the one we prepared by entering the data that is relevant to you.

As you can see, in terms of taxation, more choice is provided to individual entrepreneurs. More detailed information You can find out about the features of renting out an apartment for individuals and individual entrepreneurs in our article .

Relations with tax authorities

After receiving payment under the rental/lease agreement, you become obligated to pay tax. It is necessary not only to pay the amount itself, but also to submit it to the tax authorities documentation, confirming that this amount has been calculated correctly.

Tax return forms are approved Ministry of Finance of the Russian Federation. Tax authorities may also require you to provide the agreement itself and documents confirming receipt of payment.

Neither an individual nor, in some cases, even an individual entrepreneur is required to keep “full” accounting records like legal entities. But there are still accounting requirements. For example, individual entrepreneurs using the Simplified Taxation System are required to keep a book of income and expenses ( 346.24 Tax Code of the Russian Federation). In any case, the fact of receipt of payment must be recorded with a receipt or bank account statement if payment is made by bank transfer.

To avoid this being a problem, you can always use our services:

• for individuals and

Not only harm, but also benefit

By renting out real estate legally and paying taxes on it, you not only incur the costs of the taxes themselves, but also... get the opportunity to get out of a completely different zone of risks that arise with “black rent” when you are in conflict situation You can’t go to the police or court. Appeal to laws and their violation.

By renting legally, you are not afraid of threats from the tenant that he will report to the Federal Tax Service that responsibility for the fact that 40 illegal immigrants live in the apartment will be placed on you, and not on the responsible tenant, that in the event of damage to your property or belongings your neighbors, you will be able to resolve this issue through the courts, etc.

In addition to indirect situations, there are also direct benefits from the formalization of rental relations. So, for example, in certain situations you can apply for or tax breaks on real estate used in commercial activities.

other expenses

Now that we have dealt with taxes, these are not the only costs. Which is worth evaluating, direct swarming about renting out real estate. When you decide to rent out real estate, you become an entrepreneur, and therefore you need to treat it like a business.

You need to minimize the risks of damage to the condition of the apartment, property, as well as possible damage to third parties. You can manage this risk either by contacting an insurance company (only when purchasing an insurance policy, be sure to make sure that the rented apartment is covered by the insured event) or by independently creating a reserve for unforeseen events. You can read more about this in a separate article.

And also, when renting out your property, you should keep in mind that tenants, while living in the apartment, subject it to natural wear and tear and, no matter how neat and decent they are, and after several years of renting out the property, the apartment will require cosmetic repairs. It’s up to you to decide whether to create a reserve for these purposes, but keep in mind that such a need will arise, in any case, it is necessary.

Rental approval

We hope that as a result of the calculations made above, you are in profit and we can move on to the next point. Decide what needs to be agreed upon and with whom in order to obtain the right to rent out housing. We discussed this topic in articles and . But in order not to burden you with a lot of links, below is a table that clearly demonstrates what kind of consent is required in which case.

More details about the agreement

Which contract to choose?

You have determined whose consent is needed and, probably, already know how to get it. Now it’s time to move on to perhaps the most important part of the lease registration - the agreement.

Of course, you will agree and sign the contract itself with the employer/tenant. But it will be useful to determine in advance what kind of agreement will need to be concluded.

Summary

In order to legally rent out your home, you will undoubtedly need to study some legal norms, in particular the Civil and Tax Codes. Perhaps look for answers to your questions on specialized forums.

But on the other hand, the legislation is written to protect our legal rights and interests, and by applying it correctly, we can benefit ourselves and reduce risks.

In this article, we tried to tell you how to properly rent out an apartment from making the decision to do so until the time of paying taxes. Unfortunately, it is impossible to present all the nuances of all private rental cases in one article; the amount of information is too significant. But more detailed information can be obtained on the relevant sections of our portal.

Owners who rent out apartments know from their own experience how difficult it can be to do this on their own. You need to submit the right advertisement, communicate on the phone with potential tenants, show the apartment and do much more. I have been renting apartments for over 10 years. I rented to a completely different crowd: from couples with children to the Chinese and Vietnamese. Many of my former tenants want to come back to me, I continue to communicate with some: I get their hair cut, consult with them, call them to do repairs.

I am often asked questions:

• How to find good tenants?
• How not to get confused in the procedure for renting an apartment?
• What needs to be provided?

I suggest using step-by-step instructions.

Step one. Researching the market

Before renting out an apartment, you need to research the rental housing market and do at least a minimal analysis of competitors.

When studying the main real estate rental sites, pay attention to prices, photographs of apartments, ad text, what kind of furniture and Appliances is in the apartment.

The rental price is affected not only by the quality of repairs. The cost is determined by the location, quality and condition of the house itself, transport accessibility and a number of other factors. It is advisable to compare the level of housing prices with the location of the apartment in your city/district and the presence of furniture and household appliances in it. Also, you most likely know what type of apartment your apartment is: economy class, business class or luxury.

Taken together, the research you conduct will help determine not only the rental price of the apartment, but will also paint a portrait of potential tenants.

Step two. We are preparing the apartment for rent

How to prepare an apartment for new tenants?

If we talk about an economy-class apartment, the main thing is to make it presentable, but not to overdo it with renovations, because your costs may not pay off for a long time.

The first thing to do is take out all the trash. Then check the plumbing and electrics: this will protect both yourself and your tenant from possible problems. Have you changed your wallpaper for a long time? The linoleum is no good, and are there stains on the ceiling from old leaks? Change it!

Even with minor cosmetic repairs, your apartment will take on a more well-groomed and tidy appearance, which will have the best effect on finding tenants.

Be sure to wash, iron and polish everything you can until it shines - let it shine and sparkle!

Furnish your apartment with the essentials and don’t forget about household appliances: refrigerator, washing machine, TV. But remember, if you rent out a budget apartment and install expensive household appliances in it, then the rent will not increase much. But if the tenants break your super electronics, then you will suffer significant losses. However, in any case, you should not fill the apartment to capacity. There are often cases when tenants do not need any furniture or household appliances - they move in with everything of their own.

If there are any of your personal belongings left in the apartment, then it is better to take them. Pay off all your existing utility debts, turn off your landline phone or at least your 8 dial.

If the conversation is about an apartment more high class, then it is advisable to put it in complete order. This way you will increase its status and be able to find suitable tenants.

Step three. Taking a photo of the apartment

Choosing an apartment begins with photographs, so this step is extremely important. The kind of pictures you accompany your advertisement for renting an apartment largely determines how quickly you will find tenants. It is necessary to very competently show the advantages of the apartment for rent. I don’t insist on professional photos, for which you have to pay money. But if you want, you can take great pictures yourself.

Before taking photos, take a look around the apartment again, create comfort. Make yourself want to rent your apartment! It is better to take photographs in sunny weather. Don't skimp, take a lot of pictures, good and different. Don't forget about the bathroom with toilet, kitchen and hallway. The more quality and beautiful photos you add to your ad, the easier it will be for residents to make a decision and rent your apartment!

Step four. Making an ad

Our goal is to write a great ad for renting an apartment. Almost a masterpiece. To do this, we indicate all the advantages in the ad. And more details. Be sure to write if you did any repairs. Balcony, separate or combined bathroom, kitchen area - all this must be reflected in the ad. In order not to reinvent the wheel, select the five best, in your opinion, advertisements posted on the site. Take from them what suits your apartment and add Additional information about the furniture, appliances and excellent neighbors in the apartment.

If you are not ready to rent out your apartment to tenants with children, animals, smokers, or prefer tenants of a certain nationality - all this must also be indicated in the advertisement.

Your ad should ideally follow the AIDA formula (attention, interest, desire, action). It should be such that tenants not only want to rent your apartment, but want to urgently grab the phone and call you, fearing that the apartment will be taken away from under their noses.

When you compose your ad, be sure to check the text for grammatical errors and typos.

Step five. We place an ad on the website

I advise you to place your ad on top sites. They are all heard. If in doubt, ask your friends or colleagues what databases they use when looking for an apartment or renting out their own. There is no need to place an ad on dozens of sites. Usually placement on several rating resources is enough.

We usually do not pay money for posting an ad. But, as practice shows, given the current state of the housing rental market, it is worth placing paid advertisements. In this case, the rate of renting out an apartment increases significantly.

Yes, and don’t forget about the photo! The best. And more.

Step six. We communicate by phone

And now you have waited for the first calls. Speak calmly and confidently. Not only answer the questions yourself, but also clarify information about potential tenants. Perhaps you are not satisfied with something about the tenants already during the telephone conversation, so why then waste time inspecting the apartment? Be sure to inquire about the composition and number of residents. Don't be afraid to ask about what's listed in the ad. If you do not want to allow tenants with a dog, then it would be a good idea to check again if there are any pets.

If you and the potential tenants are happy with everything, arrange to view the apartment.

In my experience, it is better to schedule meetings at approximately the same time with a difference of 10–20 minutes for several tenants at once. Not everyone comes to the meeting. Can you imagine how frustrating it can be when you waste time, arrive, and no one shows up? So don't be shy: it's a market. I assure you, residents negotiate in the same way for one day with several apartment owners at once and choose what suits them.

Step seven. Showing the apartment

It is advisable to arrive a little earlier than potential tenants. Ventilate the apartment, open the curtains or turn on the light, add pleasant music - create a feeling of warmth and comfort.

If you like the tenants, make them fall in love with your apartment. Don't follow them around silently, only answering questions. Talk, show, tell short stories related to the apartment, give arguments in your favor. Try to please yourself. In other words, be a good salesman of yourself!

If tenants trust you, they will be much more likely to rent your apartment.

If visitors are not ready to make a decision right away, do not mutter something inarticulate under your breath: from my own experience I know that many of those who leave later return.

Step eight. We sign the agreement

Our ideal tenants have been found! Well, or not ideal, but quite suitable for us. It's a matter of contract. Prepare it in advance in duplicate. There are many forms of contracts. Which one to choose is up to you. Just remember to include in the contract the necessary items, the amount security deposit, take readings of all meters and take a photo of the tenant’s passport.

Conclusion

The apartment is rented. Open a bottle of champagne. You may find some of these points unnecessary. But I assure you, I have been doing all this exactly for many years (except perhaps for repairs) and I can say that following the instructions step by step does not take much time, but on the contrary, it structures the work and facilitates the process of renting out the apartment.

I will be glad if this helps you too.

Do you own a vacant apartment that no one lives in? Is it idle and you spend a lot of money, time and effort on its maintenance? It's time to stop this and make real estate a source of income! How to officially rent out an apartment and what is needed for this? You will find answers to these questions in this article!

Let's consider the advantages of legally renting out an apartment

1. Conclusion of an agreement. This will help you avoid many unexpected expenses and can even save you from big problems. We all know that employers are different. Some are very clean, honest and neat. Others are careless and irresponsible, and there are even scammers. It is the last category of people that can cause you a lot of problems. Therefore, take a close look at the personality of the employer. There are cases when tenants remove property and equipment from the apartment, damage repairs and furniture. To prevent this from happening, it is necessary to conclude an apartment rental agreement between individuals. It must be accompanied by a detailed inventory of the property that is located in it at the time of delivery of the apartment, and a description of any shortcomings that exist. It is also important to indicate in it who will be responsible in case of equipment breakdown, damage to repairs, and so on. It is important to indicate the employer’s passport details in this document!

2. No additional costs. Who should pay utility bills? Phone bills? Internet? Did you write this down in the contract? If not, then you will have to deal with your employers after the fact. Please note that not all of them are willing to pay these costs if you have not discussed this in advance. Your tenants could budget the amount you agreed on and save it from their paychecks. And when a kilometer-long telephone or utility bill arrives, they will refuse to pay, or they will not have money, because they plan all expenses in advance. And you will be left with nothing.

3. Impossibility of scam. You rented out an apartment to a girl student, and 15 workers live there? If you decide to officially rent out an apartment, then you will not face such a situation. Otherwise, anything is possible!

4. You are clean before the law. What could be better? Russian legislation states that if you want to rent out an apartment, you must pay tax on income from renting the apartment. If you want to avoid paying, you will face a fine, and in some cases even criminal liability! Don't let it come to this. Rent out your apartment legally!

We've sorted out the advantages. It's time to move on to step-by-step instructions.

Step 1: Preparing the room

First, you need to assess the degree of readiness of the premises for delivery:

• Check all the equipment you have. Perhaps something is not working and needs to be replaced. So that later there will be no showdowns with employers.
• It is also worth assessing whether there is enough furniture in the house and what condition it is in. You may need to buy something additional. Because the more equipped the apartment is, the more expensive it can be rented out, which means the income from renting out the apartment will be greater.
• If the apartment has not been renovated for a long time, do it. You don't have to buy expensive materials. The main thing is that they are reliable. Pay attention to wiring and plumbing! Protect yourself and future residents. Situations are different; no one is immune from shorted wiring and burst pipes. But you can make a little effort and minimize the risks. Think about the consequences. It is unlikely that anyone will want to rent an apartment that has been damaged by a fire or flood. This means you will lose income from renting out the apartment. And also the money you will invest in repairs. Because it is not a fact that the employer will want to compensate you for the damage. Be sure to include in the apartment rental agreement between individuals a clause dedicated to such circumstances and indicate the responsible persons!
• Take all your valuables. Do the cleaning to make the apartment look clean and comfortable. Nowadays there is a very high demand for cozy apartments.
• Prepare everything Required documents, and also eliminate utility debts, if you have any.

Step 2: study the real estate market

The apartment is ready to receive new residents. But what price should I set? The task is not easy for those who do not know what to rely on. But we will tell you!

So, everything is very simple. You need to open several sites on which people post advertisements that they want to rent out an apartment for long term. Next, find apartments located in the area in which you rent the premises. Find options that are similar in renovation, interior decoration and content. And based on the prices set by other owners, set your own.

Step 3: Finding an Employer

There are two options:

• You can rent out an apartment without intermediaries. In this case, you will have to independently search for a tenant, answer all calls regarding the apartment rental, and, as a rule, there are many of them.
• The second option is to rent out an apartment through a real estate agency. In most cases, agents will not charge you for this service. Nowadays, the commission to intermediaries for finding housing is usually paid by the employer. What are the benefits of renting apartments through intermediaries? The advantages of this method are that you save your time on finding clients and talking with them. There is one minus, but a significant one. You will have to wait a long time, since not all potential tenants are willing to pay a considerable commission to realtors, as a rule. If you still decide to rent out an apartment without intermediaries, then place an advertisement in the newspaper about renting out an apartment on your page in social network, on popular Internet sites. Be sure to include high-quality photographs of the premises. In the advertisement, indicate that you want to rent out the apartment for a long term. And wait for calls.

Step 4: showing the apartment to potential tenants. Discussion of all the nuances

After you find potential tenants, you will need to meet with them so that they can look at the apartment and understand whether it is suitable for them or not. You should also evaluate future landlords and understand whether you want to rent an apartment to these people, or whether it is better to look for others.

If you and your future employers are satisfied with everything, then it’s time to discuss all living conditions. Amount and date of payment. The procedure for paying for utilities, Internet, communication services and others, if necessary.

If you have definitely decided to rent out an apartment to these people, then it’s time to move on to concluding an agreement.

Step 5: conclusion of the contract

It is very important to correctly conclude a rental agreement and write down all the nuances. The contract is your “safety cushion”. Because it states your rights and responsibilities as a tenant. That is, if anything happens to your property, you will not have to spend personal savings on restoring the original furnishings of the apartment. Because it is the employer who will compensate for the damage and bear all costs if the damage occurred through his fault.

What points are important to include in the contract?

1. Last name, first name and patronymic of the employer.

2. His registration address and all passport details.

3. Who can live together with the tenant in this apartment.

4. Can the tenant re-let the apartment to someone else (sublease).

5. Who is responsible for damage to property.

6. In which court to resolve controversial issues.

7. Be sure to carefully fill in the address of the object to be hired. It is better to write it off from the certificate of registration of rights.

8. Your passport details, registration address.

9. Number of the certificate of state registration of the right.

10. Also indicate contact numbers so that there can be instant communication between you and the tenant. Because situations are different.

11. An inventory of the apartment and the property located in it must be attached to the contract. List any shortcomings, if any.

12. It is also important to determine how often you can check the condition of the apartment (usually no more than once a month).

13. It is important to provide for the basis on which the contract can be terminated or extended.

Attention! Before filling out, carefully study the tenant's passport. What you should pay attention to?

Validity. You can enter into an agreement with a person whose passport is invalid, and then it will be difficult to prove anything.

If you doubt the integrity of a citizen and want to make sure that there are no problems with the passport, you need to go to the website of the Federal Migration Service and check the document for authenticity. Anyone with access to the Internet can do this. For free!

You can also check the tenant on the bailiffs website for debts. It's completely legal and free.

The next step is to compare the passport photos with the face of the real employer. There are situations when people try to draw up an agreement in the name of another person by taking possession of his documents. Be carefull!

If you still have doubts, then you can ask the future tenant for a copy of the income certificate to make sure that he is able to bear the cost of paying for the apartment.

It is advisable to make a copy of the employer's passport. If any other people will live with him, then it is important to indicate their passport details, as well as full name. Be sure to take a copy of their passports.

How to officially rent out an apartment if it has 2 owners?

It often happens that several people own one apartment. What to do in this case?

First, obtain the consent of all owners to rent. Then there are two options for the development of events.

Let's consider the least expensive option that does not require additional costs. Proceed according to the algorithm given above, but remember that the agreement must be signed by all owners with their own hands!

For a number of reasons, for example, if one of the owners lives in another city and cannot come to sign an agreement, you can use option 2 for renting out the apartment. How to officially rent out an apartment in this case?

Act according to the algorithm given above. However, you will need an additional document, i.e. a notarized power of attorney from the owner. It will state that you can individually rent out an apartment and receive for it cash.

Please note that such a power of attorney is not done for free! You will have to pay. And as a rule, a fairly significant amount.

Is it possible to rent out an apartment with a mortgage?

Indeed, this is a fairly popular question among owners of an apartment purchased under a mortgage lending program. How to officially rent out an apartment in this case? First, you need to obtain permission from the bank for such actions. If it is received, then act according to the algorithm. In this case, no difficulties will arise.

However, there are situations when borrowers hide the fact of renting out an apartment that is under mortgage. What threatens them?

Firstly, a fine from the state for non-payment of taxes. Secondly, bank sanctions. He may demand early payment of the loan. Or give you a fine.

Taxes paid by the owner of a rented apartment

In the Russian Federation, the tax on leasing property is equal to the tax on personal income and is 13%. If the rental period does not exceed 11 months, the individual does not pay state duty.

What to do if you own several apartments intended for rent?

IN in this case you should register as an individual entrepreneur. In this case, the tax amount will be different. You can choose the tax system that you like best. Namely:

• Simplified system. In this situation, the tax will be 6%.
• General system. In this case, the tax amount will be calculated as follows: 15% x Income from renting out an apartment - Expenses.

What documents are needed to rent out an apartment?

1. Passport of the owner/owners of the premises.

2. Certificate of state registration of rights.

3. Two printed contracts.

4. If your choice is to rent an apartment through an intermediary, then you need an agreement if you signed one with him.

How to collect money from tenants?

• The easiest way is cash payment and handing over money. But he is not the most reliable. Because you may make a mistake when recalculating funds. Sometimes there is counterfeit money in circulation. In addition, with such a transfer, it is necessary to draw up a document stating that the tenant transferred the funds to the owner, and the owner received them. Simply put, an act of acceptance and transfer of money or a receipt. Therefore, it is better to automate this process.
• Bank transfer. Agree with your tenants to transfer rent money to your account on a certain date. It is very comfortable. You can always take a bank statement and resolve controversial issues regarding finances if any arise. In addition, you will reduce the errors that can occur when paying in cash.

Helpful Tips:

• Insure the apartment and the property in it before renting! This does not require a large investment, but it can save you from many troubles and additional expenses in the future. Currently, there are many companies on the market that are engaged in this type of activity. If you wish, you can even insure civil liability.
• Pay close attention to your tax due date. You must do this before April 1 of the next calendar year. Otherwise, you will have trouble with the tax office, fines and penalties. This means you will incur additional costs. You need it?
• Be sure to send a copy of the agreement to the tax authority immediately after signing the document!
• And most importantly - do not violate the laws of our country!

Renting apartments in Moscow brings their owners an average of 7-10% per annum. But the amount of profit depends not only on the demand for it, but largely on how competently you approach the rental of housing

“If you are just planning to buy an apartment and start a rental business, then it is better to invest your money in a more profitable business,” was the advice given to me by one of the realtors with whom I spoke. Indeed, it is much easier to deposit money and receive 12-13% per annum than to get involved with the rental business. But perhaps you already own one or more apartments. In this situation, almost everyone wants to turn housing into a source of income - albeit small, but stable. How to ensure maximum profitability of the rental business for yourself and what the level of profit depends on, D’ looked into it.

Not for Sensen's hat

In Moscow today there is practically no housing that cannot be rented out. The only question is the duration of the exposure (the time spent searching for a tenant) and the price. Some mistakes of an inexperienced rentier can lead to delays or the apartment being rented at a price other than what he could have expected. “Today, in the economy class segment, an apartment costs 20-25 thousand rubles. it takes a few hours a month. An elite, correctly priced apartment should not stand idle for more than a few weeks,” says Olga Sugonyaeva, head of the rental department of the Polyanka office at DOKI. If the apartment delivery deadline is longer, it means that you or your real estate consultant have miscalculated something.

The most common mistake is an inadequate assessment of the apartment. Often, homeowners do not see a problem in the fact that the apartment remains unrented for several months, and do not even adjust the rate. However, a simple calculation shows that the benefits from such a “business” are doubtful. “The owner of the apartment wants to receive $6.5 thousand per month for its rent (that is, $78 thousand per year). But the tenant asks for a $200 discount. If the owner makes concessions, he will lose $2.4 thousand in a year. However, if he continues to insist on his way, the property may remain undelivered for two to three months. Then the lost profit will be more significant - $13-19 thousand,” says Vadim Lamin, head of the exclusive real estate department at Penny Lane Realty. Often, the location of the house and (or) the quality of the apartment itself does not meet the price requirements of the landlord. Thus, the delivery of apartments in old houses with wooden floors is often delayed. Even if they are in a popular center. “Wealthy clients prefer to live either in reconstructed or newly built houses,” explains Vadim Lamin. This does not mean that it will not be possible to rent out such an apartment, but the owners will have to curb their appetite. The same problem can arise in objects with incorrect distribution of footage or poor layout. “It happens that an apartment has a good square footage - about 200 square meters. m, and it is located in a new house, and there is security, but it only has two, albeit huge, living rooms. The housing is excellent, but from a rental point of view it is practically unrentable. It happens on the contrary, a huge living room and dining room and... three tiny bedrooms of 10-12 m2,” says Olga Sugonyaeva. This problem can be solved through proper redevelopment.

Investment in renovation

Good repairs and redevelopment can significantly increase the value of an apartment on the rental market. But it should be borne in mind that the value of repairs in the rental price differs markedly depending on the class of housing. It plays a lesser role for economy class apartments. "If studio apartment with cosmetic renovations costs $900-1000 per month, a similar apartment with major renovations and new furniture can be rented out for $1200-1300, and with European-quality renovations - for $1600-1800,” Maria Zhukova, deputy director of the Miel-Renta company, gives an example. And the managing director of the Century 21 West company, Evgeniy Skomorovsky, believes that the condition of economy class real estate affects primarily not the cost, but the speed of exposure. An apartment with poor repairs will remain without a tenant for several days instead of several hours. Business class and luxury housing is another matter. If the apartment is located in good location, a European-quality renovation has been made, it can be rented at 15-30% more expensive, and a designer European-quality renovation in an elite complex will allow you to ask for 50% more. Light cosmetics in the luxury housing and business class segment are an indispensable condition when concluding a new contract. But spending money on an exclusive design project is not practical. Surprisingly, apartments with such renovations are less liquid. It is very important, experts say, that the rental price does not outweigh the market price. “It is not necessary to put Karelian birch parquet throughout the apartment or fill it with antique furniture: it will be very difficult to rent out such an apartment above the market price. By the way, the idea that a jacuzzi adds value to an apartment is also a myth,” says Olga Sugonyaeva. And even more so, you shouldn’t hope to increase rent due to expensive renovations in an economy class apartment. The level of finishing and furnishings must correspond to the quality of the house, the prestige of the area and the size of the apartment. Furniture from Bizzarri, Gaggenau household appliances and inlaid parquet are unlikely to significantly increase the cost of renting housing in a panel house near the Moscow Ring Road. Before making repairs, it doesn’t hurt to consult with realtors who know the needs of their clients.

Safety precautions

The rental business involves various risks. One of the most likely ones involves tenants causing damage to your property or the apartment itself. For example, I remember the experience of parents who, having moved out of town, rented out their three-ruble ruble to a young family. In two years, the cozy, clean apartment turned into something like a barn. And when the parents decided to sell it, they also had to do repairs at their own expense in order to restore the marketable appearance of the home. Tenants can also cause damage to your neighbors, such as flooding them. If this happens, a claim for damages will be brought against you as the owner of the apartment. “Once the claim is successful, you, of course, have the right to demand compensation from the tenants (if a lease agreement was concluded). But is there a guarantee that you will technically be able to get this claim satisfied? Residents can move out and disappear in an unknown direction. Most likely, even if there is an appropriate court decision, it will not be possible to return the money for repairs,” says Irina Perevoznikova, chief specialist of the liability insurance department of the Soglasie company. There are also risks such as late payment, use of your apartment for any illegal activity, etc.

Such risks should be foreseen. The main thing is to enter into an agreement with your tenants. Oddly enough, many landlords do not do this, believing that the agreement limits their rights as apartment owners. This is partly true. If the contract specifies a minimum rental period, the owner will not be able to get rid of the tenants immediately. But he can stipulate in advance the conditions under which early termination of the contract is possible. For example, late payment, damage to property, etc. The agreement can also stipulate the degree of responsibility of the tenants for the apartment, furniture and equipment.

Many owners do not worry about their property because they take a deposit from tenants in the amount of a month’s rent. But the damage caused may exceed this amount. If tenants pay 20-25 thousand rubles for an apartment. per month, and after they move in you will have to make repairs for a couple of thousand dollars, then the rentier will be a loser. Of course, the practice of collateral as a security tool is widespread throughout the world, and this should not be neglected.

It makes sense for the landlord to consider insurance options - property and civil liability to third parties (neighbors). Property insurance protects against a standard set of risks that may arise, including due to the negligence of tenants: fire, domestic gas explosion, natural disasters, flooding, accidents of engineering equipment, theft, robbery, etc. Third party liability insurance implies that if your tenants cause any damage to their neighbors (for example, flood them), then it is not you who will pay for the repairs, but the insurance company. “The landlord needs both types of insurance, especially if the owner’s property remains in the rented apartment. After all, the fee for the policy is not comparable with the cost of possible losses,” says Tatyana Moiseeva, deputy director of the property and personal insurance department of Rosgosstrakh. Tariffs are really low: about 0.5-1% of the insured amount. But keep in mind that insuring rental property usually costs the client 5-10% more.

Unfortunately, insurance is also not a universal protection tool for the landlord. Since damage caused to housing is often not covered by any insurance event. “Landlord clients often ask whether it will be considered an insured event if the tenant causes any damage to the decoration or steals home contents. We do not insure against such a risk, since the landlord himself allows the tenant into his apartment,” explains Lyudmila Karpova, head of the property insurance department for individuals at AlfaStrakhovanie. By the way, some landlords shift the responsibility for insurance to the tenants, but the latter agree to this if these costs are included in the rent.

Using someone else's hands is more reliable, but more expensive

Experience shows that finding tenants on your own is not a problem. Firstly, there are a lot of sites on the Internet that provide a direct connection between those who rent out housing and those who want to rent it. Secondly, it is usually enough to spread the information among your circle of friends and colleagues so that applicants for the apartment will immediately be found. On the other hand, both resources and word-of-mouth advertising are suitable mainly for economy class. Tenants of more expensive housing prefer to entrust the hassle of finding an apartment to realtors. Therefore, it makes sense for owners of business-class and “elite” apartments to go to a real estate agency (NA). Some agencies are ready to take responsibility for the reliability of the referred tenants. “The realtor takes all the blows from the client. If the tenant does not pay, then the agency is responsible to the landlord, that is, it is involved in the investigation of the situation that has arisen. If it is not possible to collect money from the tenant, then the commission is returned to the owner. Or the subsequent search for a client is carried out at a discount,” says Tatyana Vakulenko, head of the city real estate department at HomeHunter. Large NAs also offer a wider range of services for the landlord. At the request of the owners, realtors can almost completely take over the management of the apartment - until the end of the contract with the tenants. “In this case, you will be deprived of the need to communicate with tenants, and you will not have to solve everyday problems related to your housing,” explains Vadim Lamin. Realtors can provide legal support, technical support throughout the entire rental period (a special team carries out minor repairs), and assistance in negotiations with potential tenants. It is also important that large agencies have corporate service agreements with many foreign companies that rent housing for employees. Since the company pays for the tenant, the apartment owner will receive payments guaranteed and on time. True, this approach is practiced only by those companies that work with the elite sector. For many small NAs, the landlord/tenant relationship ends immediately upon receipt of the commission. If you are counting on some further assistance from the realtor, it is worthwhile to write this issue down in the contract in advance: in what cases will the agent intervene in the situation and what responsibility does he bear for the clients he finds?

The cost of real estate services differs both by package and by company. Most agencies charge the landlord a fee equal to the monthly cost of renting an apartment for finding a client. If we are talking about the possibility of trust management and attracting large independent companies, then such services will cost from 8 to 50% of the monthly rental payment (depending on the number of options).

Tricky way

If the indicated level of profitability from renting out an apartment does not suit you, you can try to increase profits in two ways: rent out the apartment daily or transfer it to non-residential use and rent it out as an office.

Given the Moscow shortage and high cost of hotels, daily apartment rentals are in great demand. Especially among those who come to the capital not for a day or two, but for a month or two. In addition, according to realtors, this market is poorly developed and supply is severely limited.

But by renting out his apartment as an alternative to a hotel room, the owner takes upon himself the responsibility of maintaining it in proper order. After each tenant, the apartment must be put in order and thoroughly cleaned. The costs of preparing housing for delivery will also be higher than in the case of long-term rent. After all, such apartments cannot be rented without furniture, dishes and bed linen. A separate issue is finding clients. This requires a certain debugged service. Unless, of course, you plan to stand on the station square every day with a sign in your hands. In addition, when renting out apartments on a daily basis, their owner a priori bears greater risks than with long-term rentals. In the event of a conflict, the owner of a daily rental apartment has much fewer ways to influence the guest. Therefore, the rental of housing, even for a short period of time, must be confirmed by an agreement drawn up in writing, and monetary payments must be confirmed by receipts. You can make your life easier by contacting a specialized NA, which has a solid client flow and the necessary human resources to maintain your apartments in a suitable condition. However, such an agency still needs to be found. None of the seven large NAs that I applied to are engaged in daily housing rentals.

According to realtors, the most popular property for daily rental are one- and two-room business class apartments located within the Circle Line of the Moscow Metro. They are most in demand by business tourists from foreign countries. The average daily rental price for one-room business class apartments is $80-150, two- and three-room apartments - $120-250. Daily rental yield including payments management company is 15-20% per annum, but provided that the apartment does not stand idle for a long time.

The second option is to transfer the apartment to non-residential use and rent it out as an office or store. “The need for such facilities is very great, and the amount of rental payments compared to renting out housing is two to three times higher,” says Evgeniy Skomorovsky. The main problem with this method is that it only makes sense to use it with a certain type of housing. First of all, the object should be located on the ground floor or above non-residential premises, be able to arrange a separate entrance. It is desirable that the house has good transport accessibility, and that there is a parking lot nearby that could be used by office employees. Official expenses for the translation procedure housing stock in non-residential ones are small: state duty in the amount of 500 rubles. for an individual and 7.5 thousand rubles. for legal entities. However, experts warn that this is a rather complicated legal procedure, which almost never takes place without the participation of realtors. In this case, the apartment owner's expenses can reach up to $500 per square meter. m. Separately, it is worth taking into account the costs of repairs and losses due to downtime of the apartment. The fact is that the translation process can take many months. A stumbling block could be, for example, the disagreement of one of the neighbors. Until all your neighbors unanimously vote in favor, you will not receive permission to transfer. And the consent of your neighbors sometimes becomes another, and very large, expense item in your budget.