The federal network is looking for premises for rent. Commercial real estate as a business: what you need to know. Applications for retail space

Where can I rent commercial non-residential premises or a warehouse? How to rent a retail space for a 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 for picking and issuing orders, as well as a solution contentious issues with buyers.

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 it exists private business, its representatives will constantly need premises for doing business, which means that property owners will have a stable income 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.

Utility bills, waste disposal, maintenance fire fighting system and burglar alarms are usually undertaken 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, at one fine moment, the real owner of the object with the appropriate authority will appear. 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 clients with the widest range of services related to the rental, purchase and sale of real estate.

Elena Zemtsova, managing partner of Delta Estate

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

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 houses - 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 of the residential complex and the area. 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 room affects the view 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 quite possible that the project includes the construction of a 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.

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" there is a developed infrastructure, 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

Competently composed 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 a free area” or “we offer a free area for…”. 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).

place an order

Applications for retail space

Area, m2

Moscow and region

Contact Information:

Armani Exchange

Cities:

Nizhnevartovsk

Contact Information:

"First Freshness", minimarkets

We rent retail space on office traffic to accommodate a grocery chain minimarket. Room requirements:

S - 180-350 m2;

1st floor, first line, or premises on the territory of a large office center / park;

email power from 50 kW, the possibility of organizing those. hoods;

the possibility of obtaining alc. licenses;

Long-term lease agreement;

Company "SALUT"

I am looking for a place for a change house of 15 sq.m near the shopping center for the sale of fireworks. The change house will be designed as a New Year's store and with all the requirements for the sale of fireworks - fire alarms, fire extinguishers, licenses, etc. I will also consider a room in the checkout area of a grocery store.Our company has been selling fireworks during the New Year period for over 25 years. Interested in objects in Moscow, and the Moscow region. up to 80 km from MKAD.Deadline November 10th to January 10th.

We select the tenant who will receive the highest possible revenue in order to pay the highest possible rent.

If you are thinking - "I will rent the premises", then we will promptly arrive, advise and do everything necessary to realize your plans. For this, some research work is being carried out. We make summary tables, look at competitive advantages, take into account the experience of tenants in this and similar areas. Also, in addition to everything said, we look at the statistics of work, and determine the direction of further movement. The general concept is built from the point of view of obtaining the greatest efficiency of the project, its greatest profitability.
Also, our company can provide services for the "Brokerage" of a shopping facility.

What can we do for you:

If you have a space that you want to rent out, we will help you and quickly rent out any commercial space.

Rent out commercial premises;
Rent out commercial premises in Moscow;
Rent out non-residential premises;
Rent real estate;
Sell real estate;
Accompany the deal;

We are engaged in premises from 5 sq.m. and more.

If you need to rent out the premises through an agency, we will be able to thoroughly work out all possible potential tenants for you. We are not limited, like other realtors, to posting information on bulletin boards. We are not lazy. We make an average of 2,000 calls per day and all of them are aimed at communicating with tenants to move them into your premises.

Depending on the amount of space to be leased, there are various options for finding tenants, namely, renting the premises in one hand, but cheaper, or making borders for several tenants, it will be more profitable. And also choose the right product-thematic direction. Our company is selling commercial premises for rent, helping owners to receive a stable and high income. The main activities that we carry out in order to rent out premises in Moscow are divided into three main stages - analytics of the premises and the environment in order to choose the right tenants, then negotiations with potential tenants and signing a lease agreement.

1. Analytics of the premises and environment;
2. Negotiations with potential tenants;
3. Renting out premises;

So, here are the main activities that we implement to rent out your premises:

Stage 1 - Analytics of the premises and environment

Competition analysis

This point, of course, is one of the fundamental when choosing tenants. You need to rent the premises to a strong tenant who will have a good demand for products in the area. We will analyze all tenants within a 10-minute walking distance and determine the revenue of each of them. Based on this information, we make a commodity matrix presented in the area and determine the unsatisfied demand. Of course, the tenants themselves do the analytics, but in order to protect the landlord from the sudden congress of the tenant due to poor performance, we still deal with this process ourselves and confidently sign an agreement with the tenant who will really do an excellent job in this area.
This item also allows you to:

Determine an objective rental rate

Choose the optimal size of the area for each tenant

Identify the most successful formats in the area and the network companies that represent them

The property's image is its most valuable asset!

Also, situations are possible when several nearby competitors no longer act as rivals, but begin to generate traffic. Those. people already specifically go to this place to get a wider selection from a large assortment. Such situations are very common and have a positive effect on rent and tenant income. Trial runs are also possible, there are many companies in Moscow that can go to the point for a short period to evaluate revenue. With a good result, a long-term contract is signed. Basically, these are tenants of small formats up to 150 sq.m.

How is the analytics of conjuncture and competition built:

Analytics of the patency of the main competing outlets located nearby;
The range of selected outlets;
Analysis of tenants, the cost of rent, as well as the cost of goods at the given points;
The main differences between retail outlets with maximum and minimum traffic in the selected area;
Conclusions and calculations on the given outlets, the reason for success and failure;
Building a table of the presence of network tenants and competition by directions in the given outlets;

As mentioned above, due to this item, we will be able to learn a lot about the parameters of renting a leased premises:

Rental rate - based on rates in the environment and the performance of competitors;

Choose the appropriate size of the area for each product line and tenant;

To identify the most successful federal chains and formats in the area and strive to rent premises to them in the first place;

Find out the pros and cons of other outlets and use that to your advantage.

This will allow us to use specific statistics and take into account other people's mistakes. Also, knowing the cost of the average check in the area and the maximum traffic shopping centers, we can make assumptions about the income received by tenants in the studied shopping centers (there are other, more accurate ways to get information about the revenue of companies). What can be used in the work on defining or correcting the concept of our object.

Order a free call back, we will call you back within a minute and advise you on any issue that has arisen

Stage 2 - Negotiations with potential tenants

Stage 3 - Signing a lease agreement - renting a room

The most desired stage for all parties involved in the transaction. You need to rent an office, retail, warehouse space so as not to regret anything in the future. The signing of a legally competent and preferably mutual lease agreement for both parties is the key to mutually beneficial cooperation. There are as many spoiled relationships and terminated contracts as you like, just because many aspects of the relationship between the tenant and the landlord have not been thoroughly worked out. We will specially develop a contract format, in which we will take into account absolutely all the details, as well as the following parties to the contract:

Payment terms, incl. fines and penalties;

Liability for non-compliance with the terms of the contract - electricity, water, free entry

Mutual fines

The procedure for interaction with regulatory authorities (firefighters, sanitary inspections, etc.);

Indexation and conditions for changing indexation and rent (often tenants give an ultimatum to reduce rent and indexation, threatening to terminate the contract);

The procedure for terminating the contract is unilateral or mutual, for which reasons it can be terminated. Advance warning of the other party about the termination of the contract.

As well as further support of rental relations.

Our services are relatively inexpensive, but very professional. We can fully support your transaction, from the preparation of a presentation to the conclusion of a lease agreement and further management of the facility.

Our company offers the following services:

What do we get for our work? not only customer gratitude, but also friendship. We have acquired many of our friends through word of mouth. How do we do it? - Deeply imbued with the idea and pay attention to every, even the most insignificant detail. Only in this way will work be done that you will be proud of. It is necessary to rent out the property in such a way that both the tenant is satisfied and the owner wins. A thorough choice of the tenant, attention to each clause in the lease agreement and legally competent support of the transaction. Personally, I love to communicate with people and always try to find a common language, so I like what I do.

Anton Borovitsky
Head of the company

1. Why rent commercial property?

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

Tip 1. Carefully study the hood and ventilation systems

Tip 2: Focus on loading and unloading areas

Tip 4. Carefully read the terms of the contract

Step 2. Determine the amount of rent

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

Risk 1. Use of the premises for other purposes

Risk 2. Damage or loss of property

Risk 3: Tenant Refusal to Pay Monthly Fees

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

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

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

Risk 3. Sublease

Example

7. Professional assistance for tenants and landlords - an overview of the TOP-3 real estate agencies

1) Agency.net

Features of network trading

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

Applications for retail space

Thermae

Cities:

Contact Information:

Yandex

Cities:

Contact Information:

happy time

Cities:

Contact Information:

Medical Center

Cities:

Contact Information:

Mr. Sumkin

Cities:

Contact Information:

Armani Exchange

Cities:

Contact Information:

"First Freshness", minimarkets

Cities:

Contact Information:

JEWELERY CENTER

Cities:

Contact Information:

GAMEPARK

Cities:

Contact Information:

cinema MATRICA

Cities:

Contact Information:

nails-up

Cities:

Contact Information:

Company "SALUT"

What can we do for you:

So, here are the main activities that we implement to rent out your premises:

Stage 1 - Analytics of the premises and environment

Competition analysis

The property's image is its most valuable asset!

How is the analytics of conjuncture and competition built:

Stage 2 - Negotiations with potential tenants

Stage 3 - Signing a lease agreement - renting a room

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