Apartment rental management company. Apartment rent: trust management. Additional services for you

From

13.04.2015
Today, the share of the so-called double lease, when the owner is both the tenant and the lessor, is about 20% of the total number of market participants and continues to grow.
“This phenomenon is explained by economic realities: in connection with the strengthening of negative trends in the Russian economy and a decrease in the population's ability to pay, a temporary exchange of“ extra ”square meters for a guaranteed monthly income is a good opportunity to survive a difficult period,” comments Galina Kiseleva, Director of the Department of Apartment Rentals, INKOM-Real Estate ... - For example, the cost of renting a one-room economy-class apartment in Maryino can now be found for 20 thousand rubles. "Two-room apartment", for example, in the same Maryino, really can be handed over for about 35-42 thousand rubles. That is, even without taking into account completely different class proposals, such as moving from the center to the Moscow region, the income from such an operation will be about 70-100%. "
The ambiguous situation in the field of mortgage lending also contributes to "double rent": a grown family can rent a larger apartment.
With such a decision, there are no risks associated with a loan, and there is an opportunity to "play" the situation back, simply by returning to the previous housing. In addition, you can rent an apartment in the neighborhood. For example, in the area of ​​the Yugo-Zapadnaya metro station, the average rental rate for a one-room apartment is 33 thousand rubles, and a similar one in the "three-ruble" class next door will cost 50 thousand rubles a month: there is a significant increase in living space for a moderate 17 thousand rubles.
One of the permanent categories of participants in the "double lease" is the owners of a modest economy-class apartment (for example, inherited), who want to change the quality of life and rent a more high-status living space.
For a mobile young family, "double rent" allows you to find housing closer to work, and spend your free time on interesting leisure or hobbies, rather than standing in traffic jams. According to the Department of Apartment Rentals INKOM-Real Estate, in March the average rate of one-room properties was in the range from 27 thousand rubles in the SEAD and the Southern Administrative District to 35 thousand rubles in the Central Administrative District. The difference in the cost of hiring "kopeck pieces" was 8 thousand rubles: the rate in the SEAD and the Southern Administrative District - 35 thousand rubles, in the Central Administrative District - 43 thousand rubles. Average price indicators of "three rubles": 40 thousand rubles in the South-Eastern Administrative District and the Southern Administrative District, 56 thousand rubles in the Central Administrative District.
Within the framework of the trend under consideration, another group is formed by "tired townspeople" who rent out their apartments in order to move to rented housing outside the city, closer to nature. Their number usually increases between May and October. Most of the owners of "summer" apartments are pensioners or families with small children. For 40-60 thousand rubles, you can rent a small cottage at a distance of 15-30 km from the Moscow Ring Road. Traditionally, inexpensive options are sought in the Gorky, Shchelkovsky, Yegoryevsky or Ryazan directions.
deleted

From

The rental business is becoming a hobby
Not only investors leave the market, but also realtors

The crisis made not only private investors disillusioned with the rental business - the payback period for apartments in the capital, bought for rent, increased to 20 years, but also professional realtors. The decline in income is forcing specialists who worked in the rental market to retrain to support transactions for the purchase and sale of housing.
Investments: Better Forget For Now
For the time being, it is better to forget about buying apartments in the Moscow region for the purpose of subsequent leasing, realtors say. And before the crisis, this business brought in well if 6-7% per annum, excluding housing maintenance costs, and now, due to a decrease in rental rates, an increase in the exposure period, etc., the average profitability in the market has decreased to about 4- 6%.
“It’s more profitable to put money in a bank,” says Roman Babichev, head of the Azbuka Zhilya lease department. - In 2011-2014. the money invested in the apartment could be recouped by surrender in 10-12 years. Now it is about 20 years, regardless of the location - Moscow or the Moscow region. "
And this is still a rather optimistic assessment. According to the calculations of the portal "World of Apartments", Moscow is the most unsuitable region for the rental business in the country: the payback period of the capital's housing is 27 years, the yield is 3.7% per annum. On the other hand, the Moscow region, according to the portal's experts, is not so hopeless: The World of Apartments estimates the profitability of renting out housing near Moscow at 6.6% per annum, the payback period is 15.3 years. These indicators are close to the national average: 6.4% and 16.2 years. For comparison: in 2013, according to the portal, the profitability of Moscow apartments was 4.8% per annum, and those in the Moscow region were 7.5%.
The most highly profitable, according to the portal, are apartment investments in Yekaterinburg (7.9% per annum), Kemerovo (7.8%), Sochi (7.8%), Magnitogorsk (7.8%) and Komsomolsk-on-Amur ( 7.8%).
In order to get an idea of ​​the approximate level of income from renting a particular apartment, the director of MIEL-Arenda, Maria Zhukova, suggests using the following formula: (monthly rental cost X 12 - 13% of personal income tax) X 100 / (purchase cost + cost of additional attachments). Utility bills and property tax, which since 2015 has been calculated not from the symbolic inventory value, but from the cadastral, close to market value of real estate, are not taken into account in this formula. Additional investments include repairs, purchase of furniture and household appliances. Thus, buying a three-room economy-class apartment for 10 million rubles and renting it out at an average rate of 50 thousand rubles per month, you can get an annual yield of 5.22%, or 522 thousand rubles. Such an investment will pay off in about 19 years and 2 months. For 5 years, the profitability will be about 2.6 million rubles, provided that the apartment is not idle.
However, the latter is hardly possible: the volume of supply on the market, according to various estimates, is now 1.5-2.5 times higher than demand, which has a most fatal effect on the duration of housing exposure. According to the company "INKOM-Real Estate", in the economy class this indicator has grown 24 times - for those apartments that are eventually rented out. In the elite segment, according to Blackwood, the exposure period for liquid apartments has increased from one to three days in 2013 to 1-2 weeks at the present time (see "Rentals in Moscow and the Moscow Region: the owners do not rent, but the apartments are empty" ).
It is noteworthy that, unlike other market segments, the profitability of renting elite apartments and apartments in Moscow increased compared to the pre-crisis period, as rental rates fell less than prices for elite apartments. So, if the average budget for supply in the elite market in dollar terms from 2013 to the II quarter of 2016 decreased by half, then the average rental budget - only by 26%, says Alexander Shibaev, director of the consulting, analytics and research department at Blackwood.
But the game is still not worth the candle. According to the same Blackwood, as of the end of the second quarter of 2016, the average rental yield of luxury apartments and apartments in Moscow is about 4.6%. And the real one, taking into account the downtime of the premises, is even less - about 4%. For comparison: even the super-reliable and low-yield Sberbank has interest rates on deposits now reaching 6.8% per annum, another state bank - VTB24 - offers up to 8.65% per annum, Gazprombank - up to 9%.
It is not surprising that there are almost no pure investors - those who buy apartments for rent and / or resale - on the market. “Today in the rental housing market, as well as in the real estate market as a whole, the share of private investors tends to zero: since the supply in all segments significantly exceeds demand, it is extremely difficult to sell an object profitably today,” says Oksana Polyakova, Deputy Director of the company's apartment rental department INCOM-Real Estate.
According to Anna Rtischeva, head of the office of Century 21 Rimarkom Troitsk (partner of the Megapolis-Service Realtors Corporation), “such a business was profitable before the crisis, that is, somewhere before 2014, and now, when prices for housing is declining and it is difficult to predict the exact timing of the change in this trend to the opposite; few consider such investments interesting. " As Roman Babichev explains, earlier it was possible to earn not only on rent, but also on the rise in housing prices - especially if you buy an apartment in a new building at the initial stage of construction. In 2012-2013. the rise in prices as the stage of completion of the house increased was 25-40% - see "What to do if you really want to invest in real estate." “And now there is no such global rise in price. The new tax exacerbates the situation: when selling, it does not give anything at all to earn on resale, "Babichev adds.
We are talking about changing the mechanism of tax incentives for the sale of housing, provided on the basis of the period of ownership of real estate. Until 2016, the minimum period for the resale of real estate without paying personal income tax was three years or less if the transaction price specified in the agreement did not exceed 1 million rubles. Now the minimum tenure has been increased to five years (an exception is made only for real estate inherited or as a result of privatization). The underestimation of the transaction amount in the agreement will also not help to avoid tax. If the official income from the sale of real estate is less than 70% of the cadastral value of the property determined as of January 1 of the year in which the transfer of ownership was registered, 70% of the cadastral value of the property as of that date is recognized as income taxable with personal income tax.
Of course, the crisis will not last forever, someday the demand in the rental market will increase, the exposure period will decrease, and rental rates and prices for apartments will go up. But when this will happen and at what rate the positive changes will take place, no one really knows yet. Therefore, it is probably better to postpone the purchase of apartments for the purpose of renting them out.
If you still buy
However, if for some reason there is a need for such an investment - say, an apartment is bought for children, and until they grow up, the property is planned to be rented out - when choosing a suitable option, first of all, you should pay attention to transport accessibility. Namely - the proximity to the metro or, at worst, to the railway station.
“Many tenants are not worried about the comfort of living, but about transport accessibility, the ability to get to work as soon as possible,” explains Anna Rtischeva. - Of course, if the apartment is in a frankly terrible state, then the rent is lower, but even for such housing, in the end, there will still be a tenant.
But realtors do not recommend buying apartments for rent, although they are cheaper than apartments with practically the same rental rates. The fact is that the apartments are difficult to sell due to their unsettled legal status.
Realtors are leaving the rental market
Private investors were not the only "victims" of the crisis. The fall in the cost of rental housing, a huge excess of supply over demand, and other negative factors have intensified competition among professional brokers. As a result, the real estate commission, which was previously consistently equal to the monthly rental rate, decreased not only in absolute but also in relative terms.
“Given the reduced demand, the size of the realtor's commission, along with a direct reduction in rental rates, is one of the ways to attract clients. Today, realtors are more flexible about this issue and are ready to yield in the fight for a client, ”says Alexander Shibaev.
According to Maria Zhukova, the commission on the rental market at present can range from 100% to 20% of the cost of renting housing. “The cost of a realtor's service depends on many factors: the time spent on the service, the list of services. After all, to carry out a full range of services (including search, negotiations, verification, conclusion of an agreement) or simply show an apartment and draw up an agreement are completely different services that cost differently, ”Zhukova notes.
The problem is that clients are becoming more and more independent, showing less and less interest in the service of real estate agencies. Increasingly, potential tenants turn to the company with a formed request for a certain residential complex, Shibaev notes.
As a result, realtors' incomes are falling, and many companies are forced to dump. Roman Babichev estimates the decline in profitability from professional activities at 20-25% compared to 2014, "and the number of transactions has practically not decreased."
The worst of all is outside the Moscow Ring Road. In New Moscow and adjacent cities of the Moscow region, the commission of realtors has been reduced to 5 thousand rubles, says Anna Rtischeva. “The same situation, according to colleagues, has developed in other cities of the Moscow region, - continues Rtischeva. - In general, for the majority of real estate companies in New Moscow and the Moscow region, real estate lease has become far from part of the main business. In the rental market for realtors, as a rule, one-time earnings remained. Therefore, many of the Academy of Sciences have ceased to seriously engage in this, switching to the support of traditional transactions for the sale and purchase ... "
Read completely: http: //www.irn.ru/articles/39403.html
Information taken from
deleted

From

That's right, and also: "If you can't cope with it in a week, then I have someone to hand it over without you, people were interested from the first floor, or" My relatives want to rent it, but I think it's better to hand it over to strangers, but if no one for You will not find 50 thousand, they will arrive in a month and I will give them "," there is one more agent, but he is still on vacation "... And so on. We sometimes hear this and the like from the owners, who applied for the first time, so and those who have already worked with us. Why do they say this? What motivates them? Often this is true, sometimes in this way the landlords try to "spur" the agent. In any case, the owner makes a big mistake starting such a conversation. And if I still, creaking with my teeth and with a smile on my face, I try, after such words, to do everything humanly anyway, although thoughts appear to do it as soon as possible, and not better. , and the bad ones will refuse and will shove anyone, so long as you do not surrender whether a friend from work, who does not know anything yet, but is actively looking for a place to live. Therefore, I ask you! Don't tempt the agent! Tell him that he will work alone, WITHOUT COMPETITORS. Let him do his job well. Deny those who, in his opinion, can bring problems and populate those whom he considers to be good people. And for this we do not need much ... It is enough for us to know (it is better to say about this right away) that you appreciate our work and with the right approach from our side, you will not go to the left. You will not regret throwing five thousand for the sake of peace of mind. Say: Sasha, Volodya, Julia, Lesha, Sveta, Yura, etc. "If you really know and can rent out my apartment to good people, for a normal price, you have cards in your hands, no one will get here without you and I will work ONLY with you"! Then we, in turn, will do our best to make you satisfied. We will organize everything calmly and efficiently, knowing that they will not drive us in the back! We will drive out the insolent people and settle honest people, feeling behind the back the rear protected by the owner. Let's not be afraid to send freeloaders away at the show, being sure that you are on our side! After all, an agent is also a person, he is not a machine, if clients begin to "pressurize" him at the apartment about the commission, or he does not like people for some reason, he must know that the owner is on his side and will not betray him, he must be sure that the owner is supports and, sending unpleasant clients to him, that the owner will not open the door for them without him, if they return. The agent will work as for himself. And for yourself too, knowing that the next time you will turn to him again. Let the agent work calmly, do not pull or blackmail him. Moreover, you do not always pay for our services (by the way, this is welcome, but not necessary). So at least don't tempt the right word. Thanks a lot! I love all! Take care of each other)
Ps agent, like any other person, can make a mistake, but its probability will be several times less if he is not haunted by the fear of losing you. Thank you for your attention.
Notes not a theoretician, but practice. Sincerely, Alexander.