Where is it better to rent a room. How to choose a retail space. The area in which the premises are located

For small and medium-sized businesses, renting real estate from the Moscow City Property Department is one of the best ways to save on rent and free up money to solve business problems. By participating in the auction, entrepreneurs can get premises at a rate lower than the market average, and subsequently buy them out on favorable terms. Smart Choice experts tell you how to rent premises near the city of Moscow and take part in special programs to support small and medium-sized businesses.

Step-by-step instructions on how to rent a room near the city

Choose a suitable object... They are presented on the mos.ru website. Pay attention to the key lot information: the date of the auction, the lease term, the starting amount of the rent.
Inspect the property... An application for inspection can be submitted up to a period of several days before the end of the acceptance of applications for participation in the auction. How to rent a room near the city and be sure that the object suits you perfectly? Visit him yourself or entrust the examination to a specialist. A thorough examination, including checking the condition of repairs, communications, assessing transport accessibility, infrastructure, etc., will help avoid problems with the operation of the property in the future.
Register on the site that will conduct the bidding. Today they are all produced electronically. To register, you will need to provide constituent documents and digital signature, install several certificates and a data encryption system.
Collect a package of documents... You will need an extract from the Unified State Register of Legal Entities or USRIP (it must be received no earlier than 6 weeks before the start of the auction), copies of constituent documents, a decision to approve the transaction, a document confirming the powers of the person submitting the application. You also need to attach a statement in which the entrepreneur confirms: a bankruptcy or liquidation case has not been opened against the company, and its activities have not been suspended.
Pay the deposit. Study the lot's documentation to find out how to rent premises from the city and how much you need to transfer in order to participate in the auction. As a rule, the deposit is 5% of the lot amount.
On the day of the auction, go to the auction site and take part in the auction... You can study the trading rules on the website or in the lot documentation. If you are the only participant in the auction, you will automatically be declared the winner.
Sign the minutes of the results of the auction. As a rule, it is published on the same day that the auction was held. Within 10-20 days after the auction, you must contact the DGI to conclude a contract.
Pay the initial amount and sign the contract. You will then be able to use the premises.

Please note: the rental price for the year, which is indicated in the contract, will be revised after 12 months. The amount will be multiplied by the consumer price index (inflation rate). Keep this in mind when learning how to get a room for rent from the city: later the room will cost more. However, the City Property Department has no right to change the rate unilaterally.

How to rent a room near the city of Moscow? Analyzing lot documentation

The best way to learn how to rent a space from a city is to study the lot documentation. Here you will find all the key information for making a decision and planning actions at the auction. The document indicates:

a detailed description of a non-residential facility with an indication of the USRN number, purpose, address, area, etc .;
term of the contract;
the initial price at which the bets start;
deposit for participation in the auction;
the amount that the winner of the auction will have to pay, and the timing of payment;
minimum auction step;
documents for participation;
start and end dates for accepting applications, holding an auction and other information.

Also, in the documentation for the lot, you can study the lease agreement (pay special attention to the rights and obligations of the tenant), a sample application for participation in the auction and a power of attorney to represent interests by a third party.

Important: Moscow has several programs to help entrepreneurs. For example, property support is provided for small businesses that work in the field of health care, social nutrition, education, consumer services, etc. To understand if your company can count on benefits, contact Smart Choice specialists: they are thoroughly familiar with the legislation on assistance programs for entrepreneurs and will take care of correct design documents.

Pitfalls when renting municipal property

Before you learn how to get a property to rent from a city and bid, you need to make sure that you are ready for an auction. There are several complications:

It is necessary to keep track of new offers. In order not to miss out on a profitable lot, you need to regularly follow the DGI offers. In addition, you will have to spend time inspecting the property.
The registration process at the auction site can take several days... It is best to register before you decide to rent a specific premises from the city of Moscow, in order to be sure to have time to become a bidder before the start. It is especially important to start preparing in advance if your business does not already have electronic signature... In order not to deal with the rules of the auction and not to waste time on self-registration, you can use the help of Smart Choice lawyers.
The winner must conclude a contract within a short time and, most importantly, make a payment... As a rule, the initial payment is 25% of the minimum contract amount. Considering that the auctions are conducted not for a monthly, but for an annual rental rate, the amount will turn out to be significant. The terms of its transfer to the DGI account are short - up to 3 days. If the winner of the auction does not have time to collect the required amount or misses the deadline for concluding the contract, the results of the auction will be canceled, and the deposit will not be returned to the winner.

How to rent commercial property near the cityno problem?

Smart Choice offers services to entrepreneurs who want to acquire urban real estate on attractive terms. We provide a wide range of services:

Selection of an object according to the customer's requirements among the proposals of the DGI, monitoring of new proposals.
Inspection of real estate, evaluation of the benefits of the offer, calculation of the approximate market value of the object.
Consultations on the possibility of participating in government programs.
Registration of the client on the platform for trading.
Collecting a package of documents, making a deposit.
Working out a strategy for participating in the auction, calculating the maximum amount that makes sense to pay for the premises.
Participate in an auction on your behalf.
Signing the protocol, transferring the initial amount to the DGI account, signing the contract.
Assessment of the possibility of real estate redemption, submission of documents to the DGI.
Analysis of the contract for the purchase of real estate, an independent appraisal.
Contesting the value of real estate in court.
Conclusion of an agreement on the purchase of rented real estate.

Smart Choice employs lawyers with more than 5 years of experience, who have repeatedly collaborated with DGI on various issues. We will help you rent a premise that is ideal for your business near the city with the possibility of subsequent purchase in Moscow or the Moscow region, making sure that the conditions are the most favorable.

If you are going to develop a chain of stores, then in order to successfully solve this problem, you will need to develop and implement a system for finding premises. Let's look at such a system using the example of the development of a network of pharmacies.

The first step is purchasing on paper or electronic media enough detailed map a city with separate houses, transport stops, etc.

Then you need to get information on all pharmacies in the city and their affiliation to a particular network in the pharmaceutical committee (or through any other channels).

When we map pharmacies by district, we categorize them according to their degree of competitiveness.

Municipal pharmacies are weak market players, you can hardly pay attention to them, but in the future someone will buy them, and then they will be successful. It is necessary to assess who is more favorably located in relation to the main customer flow.
Individual commercial pharmacies or small chains, medium-sized competitors.
Commercial networks with advanced technologies and management are the strongest competitors.

It is interesting to see the indicator - "density" of pharmacies per 1000 inhabitants, to compare it by region. From these figures, one can make an assumption about the saturation of the local market, assess its development potential.

If today there are 300 pharmacies in the city, then another 100 will open during the year. They will open in different places and will be successful to varying degrees. Some of the existing ones will be closed, since they will be uncompetitive, working on outdated technologies. So, in those places in which the newly opened pharmacies will remain, you should be. This happens from year to year, and while it is still possible to say for sure - not all good places the cities are busy with strong competitors. This situation will last another year or another. And then the competition will go mainly through marketing activities to attract a stream, more severe price competition.

Features of the search for premises for different formats

We work with the map for sleeping areas.

We are looking for where there are options - the entrance to the sleeping area - and there are no competitors nearby. Usually at the entrance to a residential area, this is a very clear location - literally ten to fifteen meters from the terminal stops, etc. This situation is promising for you and is a priority for researching the possibility of putting your pharmacy there. Mark with color on the map! This is the highest priority for localization. The next one is where there are competitors, but weak ones. This is the second priority, in a different color.

We work with the map on streets with high traffic.

We highlight the central streets of the districts, transfer points, places near large shopping malls... We localize places that are interesting in terms of traffic and quality of the flow, there are probably pharmacies there. We assess the degree of competition and assign the highest priority to those places where competitors are weak or not.

We work in the same way with the map for shopping malls.

We must immediately begin to establish contacts with the owners, management companies operating and under construction shopping centers and indicate your interest. They, as a rule, ask for an application with a description of the characteristics - requirements for capacity, ventilation, availability of a bathroom, decoration, etc. It is necessary to constantly maintain these contacts, as well as gradually establish them with developers, large trade grocery retail companies.

We begin to go to places in locations with the highest priority and evaluate our ability to supply pharmacies. Three options may arise - rent, purchase, construction. First of all, you are probably interested in renting, although other options, in principle, can be considered.

In one or two weeks, it is quite possible to establish contacts with the owners and managers of shopping centers, to assess on the spot the possibilities for prioritizing efforts to assess and select a location for opening your pharmacies, to look at the most promising options.

After an initial personal assessment, we begin active work with real estate agencies. First, it is necessary to conclude contracts and set tasks for 7 - 8 agencies, then select the 3 - 5 most effective ones from them. We set them tasks for:

space requirement - traffic, area, rental range, etc.
specific places - we want premises here and here, here are the requirements, look for options
possible objects - this is the specific room we want, negotiate

The criteria for the proposals you are interested in should be formulated in as much detail as possible - places, state of documents, rent, etc. You must visit each agency with which you work at least once a month, otherwise work with it gradually fades away.

Within a few weeks appears input stream proposals from the agencies with which we work. Every day one or two proposals may appear, with which it is necessary to work on their assessment up to making a decision on opening.

Assessment of the characteristics of the proposed objects,making decisions about opening

It is pertinent to emphasize here that the main part - more than 80% of offers - is eliminated at the preliminary stage of assessment, when we calculate the possible turnover, check the ownership documents and transfer of former apartments to the non-residential stock, find out the rental conditions and use the coefficient of twice the calculated turnover over the output turnover to break even.

Opening pharmacies and making them break even

Planning, coordination and control of the implementation of actions to open and break even a pharmacy. Activities are grouped into large groups as follows

Repair
Layout ( retail store equipment and office equipment)
Hiring
Preparation of all documents and licensing
Security terms of reference to open a pharmacy
Promotional marketing activities
Control and increased attention until breaking even

This stage takes a significant amount of time. Therefore, the sooner the head of the pharmacy is accepted and the more she (he) can be delegated coordination and control over the implementation of the plan for opening and breaking even, the better.

Ideally, the candidacy should be in mind already at the stage of consideration of the premises, so that, if a decision is made to open, immediately accept the head.

In this case, you have time to perform your other functions.

Renting out real estate is a very profitable business if you treat the procedure with the utmost responsibility. Permanent passive income is always nice, but what if you have an idea to lease a commercial property? This will require a slightly different approach, because there is a big difference between renting an apartment and a large office.

Step-by-step instruction

The process of renting out an object is divided into the following stages:

Determination of the rental value.

The first step is to review and evaluate the largest number of available offers on the market. The larger the sample, the better the result will be (more exact figure average rental price for commercial premises).

During the analysis, you can use popular sites like Avito or CIAN. Also, information can be studied in a variety of printed publications. In the absence of a desire to study other offers on your own, it would be reasonable to hire a realtor or broker.

The price for such services can hardly be called high, but it is quite possible to save a decent proportion of nerve cells and time.

The cost of renting commercial real estate should suit not only the owner, but also potential clients... A deliberately high rate is unlikely to be successful, but the following factors can affect the formation of the price tag:

location of the building / premises;
infrastructure (the presence of a cafe in the immediate vicinity, free parking lots, building security);
building class;
quality and level of repair;
layout functionality;
various features of communications (uninterruptible power supply, the Internet, the presence of bathrooms, etc.);
other bonuses that can potentially improve the productivity of tenants (Wi-Fi router, coffee machine, comfortable furniture).

After analyzing the prices in the market, you can contact other landlords and try to drop the price. Often, the prices indicated in the offers are indicative and approximate. The value that will be achieved during the negotiations will be enough to find out the average rental rate for similar offers. Enough 5-10 calls to get comparative data on the rental rate.

The most important thing for a commercial property landlord is finding the right client. You can do this yourself, or you can hire a realtor. Both situations have their pros and cons, so choosing what to do is a personal matter.

When searching for a tenant on your own, a serious advantage is the presence of your own base. Nevertheless, its absence will not entail big problems, but more energy will have to be spent.

A good way to find a suitable client is to create a website with a commercial offer. It is better to promote such a site using contextual advertising with a focus on key audiences. Thanks to such advertising, you can easily find an interested audience and avoid high commissions to agencies.

It is most advisable to do this when renting out premises with an impressive area. Such offers are sought by clients who expect a high profitability from the planned activity, and most of all they trust the sites.

If a person wants to buy a very expensive car, will he look for it on dubious resources or will he prefer the official website? The tenant of commercial real estate has the same opinion.

A completely different matter is small premises for rent. There is no point in creating a website here and free message boards on the Internet (even small ones) are perfect.

Realtor services.

If you do not want to search for interested persons on your own, there is an option for hiring a realtor. This person will independently find the necessary tenants, bring contacts and even conclude the necessary lease agreement on his own.

On the other hand, searching the right people- a delicate and rather complicated / time-consuming business. Not all realtors will agree to this, and masters of their craft in serious agencies will demand a sum of money for such services in the amount of 50% of the rental price for 1 month. And sometimes even more than that.

But nevertheless, with a similar method of searching for tenants, the owner will free himself from significant difficulties. As a result, it will only be a matter of drawing up a contract and preparing all the necessary documentation.

Payment for the services of a realtor is carried out only after the conclusion of a lease agreement. If a realtor or agency requires an advance payment or payment of the amount earlier, it is possible that these are scammers.

Required documentation.

After the tenant is found and all the key points are satisfied by both parties, you can proceed with the execution of the contract. An agreement on the lease of commercial real estate must necessarily contain the following clauses:

complete information about each of the parties;
the exact address of the rental object;
the amount and the payer of utilities;
the amount of the monthly rent;
the date when the object will be leased;
the necessary actions of each party in the event of force majeure situations;
a description of the quality of the renovation and the existing furniture;
key conditions according to which you can terminate the lease.

With a lack of the necessary knowledge or experience, it would be wiser to involve a qualified lawyer in the procedure for concluding a contract.

The contract is not the only thing that is needed when renting out real estate. You should also have with you:

passport of a citizen of the Russian Federation;
document confirming ownership;
floor plan.

When all the documents are in hand, and the parties have successfully concluded the contract, all that remains is to receive the proceeds and monitor the frequency of payments.

Commercial real estate includes office buildings, industrial premises, sports facilities, shops, garages, warehouses and even hotels.

The lease of commercial real estate can be accelerated by reducing the rental rate. Taking into account the fixed costs of maintaining the premises, it would be more correct to rent out real estate at an average or even low rate than to exhibit high price, but for a whole year.

Also, the price of such premises is affected by the availability of:

parking;
points Catering(in the same building or in the immediate vicinity);
infrastructure;
high cross-country ability, etc.

In such conditions, the rent can be significantly higher than the market average. And, of course, there is a client for it.

Openness to the wishes of future clients also plays a significant role in the delivery of commercial real estate:

Planning assistance.

A prospective renter may need help or advice on job layout. It would be wise to prepare in advance and offer several ready-made options outright, and the key changes will remain with the client, which he wants to make.

It is much easier to change the ready-made than to create something from scratch. This attitude towards the tenant will undoubtedly be appreciated.

Discussion of details.

The color of the walls in the room, the number of maximum connections to the telephone network or the Internet, as well as the discussion of all other features will help to get the tenant's disposition and persuade him to rent this particular property.

It is small psychological reception: the more a person delves into details, the higher the chances that such a conversation will remain in his memory. This means that he will focus on him in the first place, weigh the pros and cons, etc.

However, if the entire rental process is based on such gimmicks, it will be a great risk of losing your reputation. If the quality of the lease is significant only in words, then this can threaten with very serious consequences.

Holidays.

If the commercial premises allocated for renting are not finished, then you can offer the tenant a vacation for payment. That is, he will carry out repairs at his own expense, but while the repair teams are busy with their own business, the client will not pay the rent for the premises.

This is a rather significant plus for a tenant who has clearly decided to rent a property:

if there is no extra money to pay rent and repair at the same time, then this action will cause extremely positive emotions and increase the reputation of the landlord;
also, renovation vacations will help persuade a doubting tenant to purchase this particular real estate / premises.

In general, it is possible to temporarily release a client from paying rent in a variety of situations. The main thing is that there are no serious financial losses for both parties. These are the basic features of doing business and tenants (as well as landlords) of commercial real estate are well aware of this.

That is why such actions are widespread, although their use is not required. Especially if the delivery of commercial real estate is not urgent.

The reliability of the landlord.

This is a very important point, which is most clearly manifested in the preparation of the owner's documentation for the tenant. The more guarantees the client receives, the more chances of successful leasing of premises.

The abundance of supporting documents, the absence of gimmicks during the signing of the contract and a good reputation are the key to successful leasing of commercial real estate. The reason is simple:

when renting an apartment, often ordinary citizens are involved in the issue;
and if the premises are planned to be used for commercial purposes and earn serious money on this business, then the study of each document by the tenant will be as scrupulous as possible.

Risks and other difficulties

It is not only the tenant who is at risk - the same goes for the landlord. The most common causes of conflicts are:

insufficient definition of the legal obligations of the parties in relation to the rented property;
delays in monthly payments and other payments;
misuse of the rented property;
damage / loss of property owned by the lessor;
tax disputes (according to article 146 of the Tax Code of the Russian Federation, the obligation to pay VAT is imposed only on the lessor with the possibility of deducting the amount of tax by the lessee if there is an appropriate document).

All these conflict situations directly depend on the concluded contract. Each of the points should be described as accurately as possible, since this minimizes the risks for both parties at once. It is important to take a responsible attitude to the conclusion of the contract in order to avoid such situations.

Renting out commercial real estate is not much different, but it has a number of key features... The most important thing is to conclude a contract. In any situation, the parties will rely only on him, therefore, when making a deal, it is necessary to focus their attention on this document.

30.08.17 43 980 1

So that they don't knock from the bottom

Not a single entrepreneur I know was able to rent an office normally the first time.

One rented a room "for a penny" and pays triple the price for cleaning, which cannot be refused. Another decided to sign the contract sometime later, and six months later his things were taken out into the street without explanation. By the third, the owner of the premises comes to the office and spends the night there with friends.

Sergey Korol

figured out commercial real estate

I worked for a company that helps with finding commercial real estate. I will tell you how to rent commercial real estate inexpensively and not regret it. We are talking about small offices, workshops and exhibition spaces.

How to choose a room

Before moving, it is useful to talk with employees and collect from them a list of requirements for the new office. This will help not to lose the team after the move.

Businessmen I know say that after moving, someone is always going to leave. If you discuss the requirements and take them into account at least partially, you will be able to save on the search for new employees to replace those who quit.

The requirements should be divided into important and desirable. There will be two lists, for example such.

near the Smolenskaya metro station;
no longer than 15 minutes walk to the metro;
at least 3 parking spaces;
own toilet;
at least 20 kW of electricity for server equipment, with separate wiring and a switchboard;
the guards let guests in on call.

It would be nice:

bicycle parking;
several cafes within walking distance;
not the first and not the last floors;
brick building with high ceilings;
you can paint the walls;
a separate room for a meeting room.

Think how many employees your company will have in a year. The office requires at least 5 m² per person.

Escape from the industrial area

Alexandra sews clothes in St. Petersburg. She had a production facility in the very center of the city. There was also an office and a shop.

Alexandra decided to save on rent and found a new production facility on the outskirts. I figured that after the move, I would save more than 100 thousand rubles on rent every month. Two weeks later, in the new production, they made repairs on their own and began work.

A few months later, Alexandra's employees began to leave. It turned out that they liked working in the center: going to good cafes for lunch, throwing parties in the office. And after the move, they spent an extra hour on the road and sat in a boring industrial area. New employees came to production reluctantly.

Now Alexandra plans to return, but the premises for production will have to be rented at a higher price. Instead of saving on rent, you will have to overpay.

How to find a new office

When you have drawn up a list of requirements, you can entrust the search for an office to any free employee - at least the selection of options.

Search yourself. Office lease advertisements are posted on Tsiana, Avito, Iz Ruk v Ruki and other sites. Get ready to flip through thousands of identical ads and call hundreds of numbers. So an office is found in about a month.

It is useful to search not only on sites, but also live. Walk around the area you want on a weekday, go to the buildings you like and ask if they have anything for rent. Sometimes the owners in the old fashioned way only submit ads to newspapers and do not go to the Internet. It happens that the office space will be vacated the other day and there is no announcement yet. So you can rent a room that is not displayed on the sites.

Contact intermediaries. Intermediary companies place selected ads on the site and help rent an office. They receive a commission for their work from the landlord. The most famous intermediaries are Biz-cen.ru, Officescaner.ru, Office.ru.

Resellers should be contacted if you are willing to rent an office for the normal market price. If you want to save money, look for it yourself. Intermediaries do not work with the cheapest options and small office centers.

Be careful with apartments and subletting from friends. A large, comfortable apartment may be more profitable than a business center next door. Therefore, companies with 3-5 employees often rent apartments for offices. But the company may have problems. If the tax authorities find out, they will force them to make changes to the Unified State Register of Legal Entities, or make an entry in the register about unreliable claims - this will scare off cautious counterparties. In addition, there may be difficulties with visas for employees. Employees of one company could not get visas to Europe and the United States for a long time: the embassies did not trust the company that lived in an ordinary apartment.

Sometimes aspiring entrepreneurs rent part of an office from friendly companies. This is convenient, but you need to be ready to move out at any time. Friends may move or go broke - you will have to urgently look for a new room.

It is also worth clarifying whether there is a sublease permit in the friends' agreement. If there is no permission, then the owner may be against - he will kick out of the office, will not give the keys, will not let the guests in.

You should not rent a room from friends if you are going to install expensive equipment in it. You are in the office on bird's rights, in case of a conflict it will be difficult to pick it up legally.

View the room

When you find a suitable office, you will be invited to view. A representative of the owner will sit in an empty office and, out of boredom, will start asking different questions about your business. The situation is such that one would like to sign any documents as soon as possible. But don't give up.

Examine the room. Walk around the room along all the walls. Look behind each painting and make sure there are no holes, cracks or recording equipment underneath - they are often masked with posters. If you don't notice the crack and sign the contract, then it will become your problem.

Go to the toilet, turn on the water and flush the toilet. The toilet should be flushed, there should be water in the taps. If the plumbing is faulty, ask to fix everything before signing the contract. If the water is only cold - what then?

Turn on the air conditioners and let them run for a couple of minutes. Make sure they work and the room does not smell like dust, mold, dampness, decay, rats, corpses, or worse. You will have to clean the dusty air conditioners.

If the office has Wi-Fi, connect to it from your phone and laptop. Run a connection speed test on Speedtest.net. If you have a phone, call yourself on your mobile. If you can't get through, and the landlord is bustling, they say, now engineering works, then you should know: the connection may never work.

Landlords are often tricky with the internet. They say there is no network in the office, but they will help with connecting at a favorable rate from a friendly provider. In fact, the tenant will be offered to sign an agreement with a monthly fee of 10-15 thousand rubles - several times more expensive than the average price on the market. An acquaintance of the owner of a web studio paid 50 thousand rubles for six months, but then terminated the contract and bought unlimited mobile modems for all employees. Now he pays 3 thousand rubles for everyone.

Talk to your neighbors. It is useful to go to the neighboring offices. Tell them that you are going to rent a room in this business center, and ask for a phone number for consultation. You shouldn't talk about the disadvantages of renting in a business center while watching: you are unlikely to be complained to the landlord. Better to call in the evening and talk calmly.

Businessmen you know advise asking about thefts. Has anything been stolen from the office in Lately? If they stole, then, most likely, the premises have problems with security.

Prohibition in the office

Andrey has a brand men's clothing... He was looking for premises for a workshop and a shop. I found an option at a former factory, which was turned into a creative cluster.

On viewing, Andrei fell in love with the premises, the landlord looked cute and was dressed as he should: in all black. But Andrey was not too lazy and called the guys from the neighboring premises.

It turned out that the landlord is not a fashionista, but a religious person and is struggling with sin among tenants: he forbids staying in the office after seven, does not allow listening to music. Last month, the landlord began to arrange raids and searches - looking for alcohol and drugs. All of Andrey's future neighbors admitted that they themselves are looking for new premises. Andrey never called the landlord back.

Specify details

Sometimes the landlord bills a small price for the office in the hope of making money on additional services ah: communal apartment, cleaning, security. It is important to discuss them separately to bring down the price.

Here are the possible services you will need to pay for.

Corridor ratio. The landlord asks to pay for part of the common premises - corridors, lobby.

Payment of utility services. Find out in advance how tenants pay for electricity, internet, water and garbage collection. Communal payments must be paid by the meter. Otherwise, the landlord may issue arbitrary invoices for them, which are difficult to dispute. Also, it is important to include public Utilities into the contract (they can be called the variable part of the rent) - then it will be possible to return VAT from them.

Parking for staff and guests. Ask how many parking spaces are available for your premises. Parking spaces are fixed and free. If it is important to travel to the office by car, then fixed places are needed. Otherwise, the parking lot will be crowded with other tenants who arrive at work earlier.

Office security. Do you need to prescribe a pass for the guests or is it enough to meet them at the guard? Can I work in the office in the evening? Some business centers close their doors at 9 o'clock.

If the office has a turnstile, it is useful to learn about additional keys: how to get them, how much they cost. Sometimes a landlord tries to sell keys for new hires at a high price.

Cleaning. Often the landlord insists on separate board for that. You can offer to clean your office yourself and ensure cleanliness.

Rental vacation for renovation. If the premises need renovation, then it is worth asking the landlord for a vacation for a month or two. During the holidays, the tenant does not pay rent, but undertakes to make cosmetic repairs according to the plan approved with the landlord. Usually, redecoration is cheaper than rent, and an entrepreneur will get a clean office with white walls.

It is not a fact that the landlord will agree to remove the corridor coefficient or refuse to pay for cleaning. But you won't know until you ask. The middlemen from Biz-Prices claim that they usually manage to reduce the rental price by 5-10%. This is tens of thousands of rubles in savings per year.

Agreement and documents

When the dream office is found and all the details are agreed, it remains to sign the contract and the acceptance certificate of the premises.

Before signing the contract, you need to ask the owner of the premises to show the document on the ownership. The office address must match the address on the document.

Sometimes landlords have property problems due to courts or regulatory claims. Then they try to slip the certificate of another premises in the hope that the tenant will not read the paper. Instead of a beautiful stamped paper, the landlord provides an extract from the real estate register. You can check the statement on the Rosreestr website.

Sometimes an office is rented not by the owner, but by another tenant: once he rented a large room, and now he is renting out part of it. You need to ask him for a lease: it should indicate that the landlord is not prohibited from re-renting the office.

It is also important to look at the technical or cadastral passport. Look at the area of the premises, which is indicated in the passport: it should match the area of the premises in the contract. A friend was offered to rent an office with an area of 80 square meters, the rate was 2000 rubles per square meter. I looked in the cadastral passport, and there the real area is indicated: 78 m². The rental price dropped by 4,000 rubles even before the start of the bargaining.

On your part, to conclude an agreement, you will need a package of documents:

Extract from the Unified State Register of Legal Entities or EGRIP not older than 4 months.
Copies of registration certificates legal entity and its registration.
Banking and postal details (including legal address).
Copies constituent documents(INN, PSRN, KPP).
A copy of the manager's passport and a copy of a document that confirms his authority.

All copies must be stamped.

Letter of intent. To prevent the premises from being transferred to another tenant, while you collect documents, sign a letter of intent in a free form with the landlord. In it, briefly describe the terms of the lease: area, cost, the possibility of termination. The letter of intent is a preliminary agreement, in the future it will change to a long-term one. Instead of a letter of intent, the landlord can ask for a bond against receipt.

Contract. Don't sign the contract as soon as you see it. It is best to take a break for a day and take the contract with you. Read it carefully, line by line. If in doubt, go to a lawyer. If you do not understand what a point means, go to a lawyer. Pay attention to phrases that say "unilaterally" or "unconditionally." For instance:

“The tenant unconditionally undertakes to admit the landlord and his representatives into the premises at any time. In an emergency, if the tenant's permission has not been obtained, the landlord and his representatives can visit the premises on their own, without the presence of the tenant and his representative, "- strangers will be able to come to your office, they must not be allowed.
"The lessor can unilaterally change the condition for the provision of additional services related to cleaning the premises."

Offices are often rented out for 364 days or 11 months. This is done in order not to register an agreement with Rosreestr and not to pay a fee. It is important that the contract does not prohibit the renewal of the lease.

Find the clause on the indexation of rent in the contract. When renting for 11 months, the landlord often writes about its automatic increase by 10% once a year. And in long-term lease agreements, the price is usually fixed for the entire time.

Do nothing before the contract

Victor found his dream office in a pre-revolutionary building in Moscow. The landlord hugged him, allowed him to move even tomorrow. “You’ll get used to it, put things in order. Throw out all the junk, do what you want. When you move, I'll come in with a contract, ”said the landlord.

Victor painted the walls white, threw away the broken refrigerator and ripped a box of old wires off the wall. In the evening, an angry landlord called him: “You left the whole building for me without a telephone or Internet. Let's pay five thousand rubles for each issue. " Victor had to pay more than 200 thousand rubles - this is the annual cost of renting his new office.

According to Victor's mind, it was necessary to indicate in the contract: "I undertake to make cosmetic repairs according to the approved plan." The plan should have written: I will paint the walls, throw out the refrigerator, dismantle the box from the wall. If the landlord had signed the plan, he would not have been able to ask Victor to pay for the repair of the telephone network.

You cannot make repairs before signing the contract.

Agree in the contract on what conditions you will move out: when you need to notify the landlord, when the deposit will be returned to you, what penalties may be.

Acceptance certificate. Indicate in the contract that you will move to the office after signing the acceptance certificate. Sign it a day or two before moving. Study the room carefully and write down any problems or features in the report. Introduce creaky windows, a crack in the corridor and a broken ventilation grill in the toilet into the act - then you will not be charged a penalty for these problems.

Indicate in the act all the equipment that is in the office: routers, kettle, furniture. Indicate the number of keys that were given to you. The landlord will not make a claim to you for items that you did not have.

Remember

List the requirements for your future office.
Look for yourself or with the help of intermediaries. Visit the offices you like in the area you are looking for.
Check everything on viewing. Contact your neighbors and ask them about the problems.
Haggle for little things: parking, cleaning, utility bills.
Don't move without a contract. Don't sign the contract without reading it.
Ask the landlord for the title to the property or a sublease agreement.
Sign the deed of acceptance of the commercial premises. Indicate in it the technique, keys and problems of the office.