Management companies for daily rent of apartments. Trust management

From

13.04.2015
Today, the share of the so-called dual lease, when the owner is both a tenant and a landlord, 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 the decrease in the solvency of the population, the 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 for renting apartments at INCOM-Nedvizhimost . - For example, the cost of renting an economy-class one-room apartment in Maryino can now be found for 20 thousand rubles. "Dvushka", for example, in the same Maryino, it is realistic to rent 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 state of mortgage lending also contributes to “double renting”: a grown family can rent a larger apartment.
With such a solution, there are no risks associated with a loan, and there is an opportunity to “win back” the situation by simply returning to your previous home. In addition, you can rent an apartment next door. For example, in the area of ​​​​the Yugo-Zapadnaya metro station, the average rental rate for a one-room apartment is 33 thousand rubles, and a similar one in the “three rubles” class nearby 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 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 activities or hobbies, rather than standing in traffic jams. According to the INCOM-Nedvizhimost Department of Apartment Leasing, in March the average rate for one-room properties ranged from 27,000 rubles in the SEAD and SAD to 35,000 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 SAD - 35 thousand rubles, in the Central Administrative District - 43 thousand rubles. The average price 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.
As part of the trend under consideration, another group is formed by “tired city dwellers” who rent out their apartments in order to move to rented housing outside the city, closer to nature. Usually their number increases from May to October. Most 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, Egorevsky or Ryazan directions.
deleted

From

Rental business becomes a hobby
Not only investors, but also realtors are leaving the market

The crisis made not only private investors disappointed in the rental business - the payback period for capital apartments bought for rent increased to 20 years, but also professional realtors. The reduction in income is forcing specialists who worked in the rental market to retrain to support transactions for the purchase and sale of housing.
Investments: for now it is better to forget
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 lower rental rates, an increase in the exposure period, etc., the average profitability in the market has decreased to about 4- 6%.
“It is more profitable to put money in the bank,” says Roman Babichev, head of the rental department at Azbuka Zhilya. - In 2011-2014 It was possible to recapture the money invested in the apartment by renting for 10-12 years. Now it is about 20 years, regardless of the location - Moscow or the Moscow region.
And this is still quite an optimistic assessment. According to the calculations of the World of Apartments portal, Moscow is the most unsuitable region for the rental business in the country: the payback period for capital housing is 27 years, the yield is 3.7% per annum. But the Moscow region, according to the experts of the portal, is not so hopeless: the profitability of renting out housing near Moscow is estimated by World of Apartments at 6.6% per annum, the payback period is 15.3 years. These indicators are close to the average Russian level: 6.4% and 16.2 years. For comparison: in 2013, according to the portal, the yield of Moscow apartments was 4.8% per annum, those near Moscow - 7.5%.
According to the portal, the most highly profitable investments are apartments 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: investments). Utility payments and property tax, which since 2015 is calculated not from the symbolic inventory, but from the cadastral, close to the 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 yield 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, now exceeds demand by 1.5-2.5 times, which has the most fatal effect on the exposure time of housing. According to INCOM-Nedvizhimost, in the economy class this figure has grown by 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 present (see "Renting housing in Moscow and the Moscow region: owners do not rent out, and apartments are empty" ).
It is noteworthy that, unlike other market segments, the profitability of renting out luxury flats and apartments in Moscow increased compared to the pre-crisis period, as rental rates fell less than prices for luxury apartments. So, if the average supply budget 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 profitability of renting out luxury apartments in Moscow is about 4.6%. And the real one, taking into account the downtime of the premises, is even less - about 4%. For comparison: even at the super-reliable and low-income Sberbank, deposit rates now reach 6.8% per annum, another state-owned 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 housing rental market, as well as in the real estate market as a whole, the share of private investors tends to zero: since supply in all segments significantly exceeds demand, it is extremely difficult to profitably realize an object today,” says Oksana Polyakova, Deputy Director of the company’s apartment rental department "INCOM-Real Estate".
According to Anna Rtishcheva, head of the office "Century 21 Rimarkom, Troitsk" (partner of the Corporation of realtors "Megapolis-Service"), "such a business was profitable before the crisis, that is, somewhere before 2014, and now, when prices for housing are declining and it is difficult to predict the exact timing of the change in this trend to the opposite, few people consider such investments interesting.” As Roman Babichev explains, earlier it was possible to earn not only on rent, but also on rising housing prices - especially if you buy an apartment in a new house at the initial stage of construction. In 2012-2013 the increase 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 aggravates the situation: when selling, it does not allow you to earn anything 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 tenure 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 contract did not exceed 1 million rubles. Now the minimum period of ownership has been increased to five years (an exception is made only for real estate received by inheritance or as a result of privatization). Understating the amount of the transaction in the contract 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 is registered, 70% of the cadastral value of the property on the specified date is recognized as income subject to personal income tax.
Of course, the crisis is not eternal, someday demand in the rental market will increase, the exposition period will decrease, and rental rates and prices for apartments will go up. But when this will happen and at what pace positive changes will occur, no one really knows yet. Therefore, with the purchase of apartments for the purpose of leasing, it is probably better to wait after all.
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 - proximity to the subway or, at worst, to the railway station.
“Many tenants are not concerned about the comfort of living, but about transport accessibility, the ability to get to work as soon as possible,” explains Anna Rtishcheva. “Of course, if the apartment is in a frankly terrible state, then the rent is less, but even in such housing, in the end, there will still be a tenant.”
But realtors do not advise buying apartments for rent, although they are cheaper than apartments at almost the same rental rates. The fact is that due to the unsettled legal status, apartments are difficult to sell.
Realtors leave 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 realtor's commission, previously stably equal to the monthly rental rate, decreased not only in absolute, but also in relative terms.
“In conditions of reduced demand, the size of the real estate commission, along with a direct reduction in rental rates, is one of the ways to attract customers. Today, realtors are more flexible in their approach to this issue and are ready to give in in the fight for a client,” says Alexander Shibaev.
According to Maria Zhukova, the commission on the rental market can currently range from 100% to 20% of the cost of renting a home. “The cost of a realtor's service depends on many factors: the time spent on the service, the list of services. After all, to conduct a full range of services (including search, negotiations, verification, conclusion of a contract) or simply to show an apartment and draw up a contract are completely different services that cost differently, ”Zhukova notes.
The problem is that clients are becoming more independent, showing less and less interest in the service of real estate agencies. Increasingly, potential tenants are turning to the company with a formed request for a specific residential complex, Shibaev notes.
As a result, realtors' incomes are falling, many companies are forced to dump. Roman Babichev estimates a decline in profitability from professional activities at 20-25% compared to 2014, "moreover, the number of transactions has practically not decreased."
Worst of all things are outside the Moscow Ring Road. In New Moscow and adjacent cities of the Moscow region, the commission of realtors was reduced to 5 thousand rubles, says Anna Rtishcheva. “About the same situation, according to colleagues, has developed in other cities of the Moscow region,” continues Rtishcheva. - In general, for the majority of real estate companies in New Moscow and the Moscow region, the rental of real estate has become far from being part of the core business. In the rental market for realtors, as a rule, one-time earnings remained. Therefore, many NA have stopped doing this seriously, switching to accompaniment of traditional sales transactions ... "
Read in full: http://www.irn.ru/articles/39403.html
Information taken from
deleted

From

That's right, and also: "If you can't do it in a week, then I have someone to hand over without you, people were interested from the first floor, or" My relatives want to rent, but I think it's better to hand over to strangers, but if no one for You won’t find 50 thousand, they arrive in a month and I’ll rent it to them”, “there is another agent, but he is still on vacation” ... And so on. We sometimes hear this and the like from owners who applied for the first time, so and those who have already worked with us. Why do they say this? What drives them? Often this is true, sometimes in this way the apartment owners try to "spur" the agent. In any case, the owner makes a big mistake starting such a conversation. And if I still, creaking teeth and with a smile on my face, I try, after such words, to do everything in a human way, although there are thoughts of doing it faster, not better. , and the bad ones refuse and will shove anyone, if only you don’t rent your house to a friend from work, who still doesn’t know anything, but is actively looking. So I beg you! Don't tempt the agent! Say that he will work alone, WITHOUT COMPETITION. Let him do his job well. To refuse those who, in his opinion, can bring problems and populate those whom he considers good people. And for this we don't need much... It's enough for us to know (it's better to say this right away) that you value our work and with the right approach on our part, you won't go left. You will not regret throwing off five thousand, for the sake of peace of mind. Say: Sasha, Volodya, Yulia, Lyosha, Sveta, Yura, etc. "If you really know and can rent my apartment to good people, for a normal price - you and the cards will be in your hands, without you no one will get here and I will ONLY work with you"! Then we, in turn, will do everything to ensure that you are satisfied. We will organize everything calmly and efficiently, knowing that we are not being chased in the back! Let's drive out the insolent people and settle honest people, feeling behind 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 “press” him in an apartment about a commission, or he doesn’t like people for some reason, he must know that the owner is on his side and will not betray him, he must be sure that the owner of his supports and, sending unpleasant customers 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 next time you will turn to him again. Let the agent work in peace, 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 do not 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 many times less if he is not haunted by the fear of losing you. Thank you for your attention.
Notes not theorist, but practice. Sincerely, Alexander.