Daily apartment rental business: all the subtleties. Business on daily rent of apartments Business plan for daily rent

In this material:

Renting apartments as a business can provide a stable income, which will be many times more than with a long-term lease. This is due to the increased popularity of the service, because its cost is more affordable than a hotel room, so it will not be difficult to find customers. As a rule, apartments are rented by business people who came to the city for 1-2 days to solve business issues, or tourists who want to see the sights.

Features of "daily" delivery

Real estate has always been one of the most profitable sources of income, so most citizens prefer to invest their money in this particular economic niche. With the right approach, you can organize a stable business for renting apartments by the day, gradually expanding it and thereby increasing financial profit. You can do this in several ways:

• rent out your own home;
• rent property;
• arrange a mortgage.

The best option is to rent out your own square meters for temporary use, but it is not uncommon for novice businessmen to use property that they have rented themselves. Some citizens approach the issue globally and apply for a mortgage, after which they begin to rent out the purchased apartment. Thus, the newly-made homeowner provides himself with a constant income, which is enough not only to pay the loan, but also for his own needs.

Renting an apartment as a business has the following advantages:

1. Good income, which can be much higher than with a long-term lease.
2. You can use your own housing at almost any time, and if you rent housing on a monthly basis, you will have to wait for the end of the contract.
3. If you plan to sell real estate, then while looking for buyers, you can earn some extra money by settling visitors for a day or several days.
4. If you cooperate with a real estate agency or several individual realtors, a constant flow of customers will be ensured, and hence a stable income.
5. It is not required to issue an IP, which reduces tax costs and increases profits.

Organizational moments

It will not work to create a highly profitable business for renting apartments without investments, because. to attract customers, it is necessary to give housing a "presentation".

The first thing to do is a high-quality and modern repair. It is not necessary to purchase expensive fabric wallpapers and mahogany parquet, but you should not save on finishing materials either.

The atmosphere in the apartment is extremely important: it should be attractive and cozy, because even after staying for a day, a person wants to relax in comfort. Each room should have all the necessary furniture and household appliances. In addition, clean linens, pillows, blankets and a few towels should be provided for temporary guests. Bathroom supplies, such as soap, toilet paper and shampoo, will also not be superfluous, because many tourists often forget basic personal hygiene products.

Another important condition for a comfortable stay of tenants is the availability of necessary utensils in the kitchen. It is unlikely that they will prepare full-fledged dinners or lunches, but nevertheless, you need to take care of the presence of a kettle, pots, pans, several plates, cutlery and other utensils. In addition, there must be:

• fridge;
• gas or electric stove;
• dinner table;
• bucket and bags for garbage;
• broom and scoop;
• dishwashing detergent and washcloth.

Search for tenants

When the apartment is ready, you can start looking for clients by placing ads in city newspapers, social networks, specialized websites and street stands. As practice shows, applicants for temporary housing are most attracted to ads with real photos of the apartment, so they must be done. It takes a lot of time to place an advertisement, and in some cases, insignificant financial costs. But if you grab as many information sources as possible, you will be able to attract a huge number of tenants.

It should be noted that it is necessary to constantly distribute announcements about renting your own apartment in order to ensure a continuous flow of customers.

To save yourself from unnecessary trouble, it is recommended to contact a real estate agency. After the conclusion of the contract, professional realtors will independently place advertisements for daily rental housing and communicate with interested people. Inspection and direct delivery of apartments is carried out in the presence of their owners. For their work, the agency takes a small fee, which can be in the form of a fixed amount or a percentage of the daily cost of living.

Despite all the advantages of working with professional realtors, most people who have started a real estate business prefer to work on their own, because. in this case, they receive a higher income. It is not difficult to calculate the profitability of daily rental housing: for example, if you rent a 2-room apartment at an average cost of 2,000 rubles, then the profit for 30 days will be 60,000 rubles. It is important to note that the level of earnings directly depends on the location of the object and the level of its comfort.

Do not forget that the daily rental business, like any other type of activity, has pitfalls. Often there are tenants who spoil or steal things, therefore, before settling people, it is recommended to conclude an official contract in order to receive compensation in case of force majeure. In addition, the object and all property located in it should be insured.

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People who own an asset such as real estate often think about what is better, rent or sell an apartment, how to organize rent as a business? It is difficult to give an unequivocal answer to this question: a lot depends on the situation on the market, region, demand, condition and type of housing.

For example, in difficult times for the real estate market (2014-2015) in the capital region, supply was almost twice as high as demand. Therefore, many owners had to reduce rental prices or sell housing that was empty without tenants. To evaluate all the pros and cons of selling or renting real estate, here is a small calculation with a 1-room apartment:

1. The cost of the apartment is 2 million rubles.
2. The price for the rent per month is 15 thousand rubles. excluding utilities.
3. Annual income - 180,000 rubles.

Let's calculate the expenses that await the owner who rents an apartment:

1. Tax payment (13% for individuals) - 23,400 rubles. from annual profit.
2. The cost of cosmetic repairs - 15,000 rubles.
3. Insurance (0.4% of the cost of the apartment) - 8000 rubles.

The total income per year, minus expenses, will be 133,600 rubles. Based on the cost of the apartment 2 million rubles. business profitability will be 6.68% per year

We talked about renting an apartment in more detail.

What is more profitable?

The average rate on deposits in Russian banks is 7-8.5%. Take for example Tinkoffbank, which offers a rate of 8% per annum. By depositing 2 million rubles into a deposit account, the annual income will be 8.84% of the value of the deposit.

Is it worth renting an apartment? Based on approximate calculations, it can be concluded that selling an apartment is more profitable than renting it. However, when renting out housing, the owner will always be sure that in case of unforeseen situations he will be able to count on moving to his own housing.

Advantages and disadvantages

Consider the advantages and disadvantages of a real estate rental business.

Pros:

• stable rental income;
• leasing does not require registration of IP;
• the opportunity to receive passive profit by concluding an agreement with a realtor (you can find out how much his services cost);
• high demand for rent;
• minimum start-up capital.

Minuses:

• if you rent on your own, you will need to sacrifice personal time to draw up contracts, shows, and search for clients;
• the rental business brings the greatest benefit only to owners of several residential premises;
• for the legal delivery of housing, you will need to pay taxes as an individual or individual entrepreneur;
• there is a risk of running into scammers, as a result of losing property in an apartment or property rights (we talked about how to protect ourselves);
• to create a stable income, you will need to invest in advertising;
• there may be expenses associated with the repair and purchase of everything necessary for a comfortable stay of tenants.

Is it worth it?

The profit received from the rental of real estate can be a good increase in salary or become a separate income that allows you to ensure a comfortable existence. You can rent out housing and not work. In doing so, you will receive sufficient profit. Starting a business is worth it for two reasons:

1. This is one of the niches where large investments, knowledge and experience are not required.
2. There is an almost constant high demand in this area.

How to earn?

How to make money on it? Is it beneficial or not? What first you need to organize a profitable rental business:

1. Prepare your home for rent.
2. Compare competitors' offerings with similar properties in your area to assess the real state of affairs and set the rent.
3. Determine the option of renting housing: with an agency or independently, by the day or for a long time. If you want to organize the rental of housing as a business, then it is advisable to engage in the search for customers and the conclusion of transactions on your own in the first stages. So you can know the whole "kitchen" from the inside.
4. To complete the transaction, you will need to correctly draw up documents - a contract of employment, an inventory of property, an act of acceptance and transfer, etc. (a complete list of documents can be found)
5. Many landlords evade taxes by renting housing under gray schemes. If you don’t want problems with the law, then it’s better to apply for an IP and pay 6% (you can also purchase an annual patent), or pay taxes as an individual (13%).

Where to begin? In order for a rental business to generate income, not expenses, you should:

• insure the apartment;
• correctly compose in such a way as to go at a loss due to the dishonesty of the tenants;
• establish a flow of customers (an apartment should not stand idle without tenants for weeks, as this is a loss of your money).

How to get more profit?

Putting an inflated price on rent is a failing option. The cost of the services provided must correspond to the quality. In order to rent out housing as expensively and profitably as possible, you need to use several methods:

1. Make repairs. Not necessarily expensive. The main thing is to create coziness and comfort. If the apartment is with an old renovation, then cosmetic work should definitely be carried out: glue wallpaper, change plumbing, hang new curtains, etc.
2. Equip the apartment with everything necessary for living: furniture, internet, dishes, household appliances. This will significantly increase the cost of rent.
3. What is more profitable to rent? If we are talking about a multi-room apartment, then you can rent it out 1 room per tenant (you can find out how to rent a room).
4. Is it profitable to rent out housing? This type of lease will allow you to get twice as much profit.

Is it a business activity?

An apartment is the property of a person, which, according to Art. 209 of the Civil Code of the Russian Federation, he has the right to dispose of it at its discretion, including renting it out.

Entrepreneurial activities are actions aimed at obtaining a systematic income received from the sale of goods, the provision of services, etc. by a person registered as an individual entrepreneur. The letter of the Ministry of Taxes and Dues No. 04-3-01 / 398 of 07/06/2004 explains whether the rental of real estate is a business.

The document states that although the landlord receives income in the form of rent, he does not carry out any economic activity. Nevertheless, it is not uncommon for tax authorities and courts to recognize this activity as entrepreneurial. The conclusion is as follows: if the owner considers his actions as entrepreneurial activity, then he can issue an IP. If not, then he has the right to remain in the same status and pay taxes as an individual.

REFERENCE: Despite the fact that you can rent as an individual, you still have to pay taxes. Income from the lease of property is subject to taxation (Article 208 of the Tax Code of the Russian Federation).

What is in the most demand?

What kind of housing, according to real estate experts, is in the greatest demand? New building or secondary market? There is no difference in price in this case. However, if for the settlement of tenants in a new building it will be necessary to make repairs and buy furniture, then a secondary market apartment almost never requires large expenses. This should be taken into account by those who are going to buy real estate in order to rent it out.

What is the optimal size of a rental property? The optimal area is from 30 to 40 square meters. m. As a rule, these are odnushki or studio apartments. The most demanded 1-2-room housing. Apartments with 3 or more rooms will be more difficult to rent to one tenant. It is much easier in this case to look for a separate tenant for each room (you can find out how to draw up a contract for renting a room).

Requirements for a residential property for rent:

Is it possible to make money on daily rent? Renting an apartment has a number of advantages and disadvantages. On the one hand, this option will bring more income. On the other hand, daily rent requires a lot of time, experience and expenses. Consider this option from the point of view of benefits for the owner.

Short-term rentals are much more profitable than long-term rentals. To verify this, we calculate the approximate profit received per month on daily rent and compare it with income from:

1. The rent for an apartment for a long-term lease is 30 thousand rubles.
2. per day in the same area of ​​the city costs an average of 2 thousand per day.
3. If, with a long-term lease, housing will bring the owner only 30 thousand rubles. per month, then with daily rent, with the condition that people will live in the apartment for the whole month, the owner will receive 60 thousand rubles.

Where to begin?

To start Prepare your home for occupancy: carry out cleaning, necessary repairs, purchase things that improve living. Next, you should think about advertising and find sites where you can post rental ads in the future. Then you will need to write a good ad, in which you indicate all the advantages of your living space.

In big cities, daily rent is in great demand, so you need to be prepared for the fact that the phone will be torn from calls from potential employers.

How to make a plan?

To make a business plan, you need to determine the cost of daily living. To do this, you need to familiarize yourself with the offers of competitors. In the business plan for renting an apartment, you should not overestimate or underestimate prices much, as this may alert potential tenants or completely deprive them of profit.

• advertising;
• payment of housing and communal services (for daily rent, the size of the communal apartment will be higher);
• cleaning expenses (detergents, washing powder, etc.);
• expenses for household needs for employers (toilet paper, dishes, hair dryer, etc.);
• taxes (for individuals - 13%, for individual entrepreneurs - from 6%).

How to make money by renting apartments for rent? A rental business can be quite efficient. The effectiveness of daily rent largely depends on the occupancy of the facility. Average occupancy should not be less than 80%. This means that the apartment should not be empty for more than a week without tenants. With this indicator, the owner will fully recoup the costs and receive a normal income.

IMPORTANT: To organize a profitable daily rent business, one apartment will not be enough. Realizing this, many owners, in addition to their real estate, sublease the housing of other owners. To get a good income, it is desirable to have at least 5 apartments for daily rent.

Possible risks and difficulties

What are the pitfalls, risks and difficulties in this niche:

1. Instability. Crazy demand for daily apartments falls, as a rule, on holidays and in the summer season. To establish a stable flow of customers, you need to constantly invest in advertising and improve the service.
2. Lack of customers due to the poor location of the apartment. Housing is best rented in areas with developed infrastructure. If the object is located on the outskirts, far from the subway or stops, then the demand will be small. In this case, you should think about long-term hiring.
3. You need to be prepared for the discontent of the neighbors. It is unlikely that they will like the fact that tenants often change in the apartment.
4. Risk of theft and property damage. The owner should provide for all the nuances of using the apartment in the contract in order to exclude unpleasant incidents.

From the video you will learn about the risks of renting apartments by the day:

Office space organization

Can residential property be rented out as an office? Another way - organize office space in it and rent it out to business owners. Is it possible to rent an MLM to rent out a residential space for an office? Is it legal? allows the use of residential premises for entrepreneurial and professional activities under the following conditions:

• the rights and interests of the inhabitants of the house are not violated;
• a professional activity is carried out by a person on the basis of an existing or document on the ownership of the premises.

Is it worth it to open such a business? Renting a business or renting an apartment as a business requires in most cases minimal costs, but a lot of time and some legal knowledge. However, in the end, the business can carry high incomes, if you approach it with intelligence and responsibility.

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Selection of an apartment for daily rent, selection of your target audience and ringing of competitors, work with incoming traffic. Who is better off renting a house? In what areas to look for rent? Analysis of the real estate market.

I offer a ready-made business scheme "Renting apartments for rent." In fact, this is a ready-made business plan.

1. Apartments.
   • What to rent: apartments, houses, rooms, beds.
   • For how long to rent: long-term, daily, hourly.
2. Where to find apartments.
   • Your own housing. These are the minimum costs, including utility bills and electricity.
   • Rented housing. You pay rent and utility bills.
   • Adjoining lease. Costs 50/50 and costs only for cleaning.
3. What should be in the apartment.
   • Mandatory: teapot, mug, plates, table and dessert spoon, fork, knife and cutting board, soap, toilet paper, blanket and pillow, clean linen, towel, bed.
   • Additionally: stove (electric or oven), shower or bath, microwave, iron and ironing board, washing machine, clothes dryer, pots and additional utensils, cabinets, cabinets and chests of drawers, sofa, armchairs, TV, heater, tea, coffee, sugar, salt,
     sunflower oil, air freshener, shampoo, shower gel.
   • Luxury option: bathrobe, slippers, extra towels, cable / satellite TV, internet (wi-fi), toothpaste and brush, org. appliances, flowers, things that complement the interior.
4. Cleaning.
   • Who is cleaning up. If she is a maid, she is paid monthly, piecework (for work performed), hourly, apartment by apartment. Or you clean it yourself.
   • What you need: detergents, cleaning instructions, list of property.
5. Competitors.
   • Types of competitors: hotels, mini-hotels and houses, apartments for rent, hostels, hostels.
   • How to interact: cooperate (customer exchange, price negotiation), compete and quarrel, ignore (work alone).
6. Receiving and fulfilling orders.
   • Find out by phone: date of arrival and departure, number of people arriving, what is required (room, apartment, number, bed),
     necessary amenities.
   • Check out what I can offer.
   • Call back: clarify the date and time of arrival / departure, tell about the necessary documents + deposit, agree on the price of accommodation per day,
     make an appointment to hand over the keys, offer free check-in dates, talk about extras. options.
   • Meeting: take a 100% prepayment, take a deposit, take a copy of your passport, conclude an agreement, talk about the rules of conduct, give the keys, arrange a meeting and call.
   • Acceptance of the apartment: call and clarify the extension, meet, check the apartment (if any shortcomings are found, draw up an act and take the amount of damage, if everything is in order, return the deposit), arrange a new meeting.
7. Advertising: Internet, newspapers, TV, business cards, banners and streamers, announcements on poles and bulletin boards.
8. taxes.
   • Legal entity: 6% or 15%.
   • Phys. face: 13%.
   • Patent.

Step 1: Choosing a strategy

I suggest you choose one of the two current strategies and stick to your choice in the future.

slow start- through a daily rental agent. You launch traffic, make a one-page website (landing page) and drive traffic to the affiliate network.

Main advantages:

• Less risk. You start a business with little or no capital investment.
• Gaining experience without making bumps: experience of communication with clients, experience of interaction with partners.

Fast start. This is an investment start. It can be both personal funds and borrowed funds (for the launch of the first object). I advise you to use this path, because. you will come to success much faster.

Step 2: Determining the target audience

The next step is to define your target audience.

Most newbies make the same mistake over and over again — they don’t differentiate their target audience by tailoring the business to all people at the same time. It is not right. Constantly work on the portrait of your client.

• Decide on the category of the client: business travelers, guests of the city, local couples, companies (parties, events - it’s more difficult to work with them). It is possible to define several groups, by priority. I recommend focusing primarily on business travelers, because they rent for a day or two, they pay well, there are fewer risks, they are stable.
• If there is a choice of whom to settle - business travelers or guests of the city - settle first. They are less demanding, they do not ask for discounts and extras, plus earnings on documents for a trip report (our margin).

Step 3: Calling competitors based on the legend

For example, you want to work with seconded people. Write your story on a piece of paper that you have a business trip and you choose your accommodation for a couple of days. Those. you "probe" the market in your city.

We choose top sites: Avito, Yandex.Real Estate in the region where you live, choose the best areas for placement, where your target audience is more concentrated. And then form your own housing stock in this radius— it will be the most correct strategic decision. You will receive more money.

Always go with what the client wants!

So, we call competitors on a fictitious story, ask for discounts, additional services. It is better to turn on the recording of the conversation, so that later you can record what your competitors will say.

Calling is better to start with small agencies, owners who have a couple of apartments. This way you will “get your hands on it” and start talking more confidently with top competitors.

Use a fake SIM card so that you can't be found later that you are renting out real estate.

Step 4: We probe the incoming traffic

Set the price for 200-300 rubles. cheaper than competitors. And measure the incoming flow of calls.

At this stage we we partner(with competitors). Those. people come, we give them to partners - we call from a fake SIM card and agree on housing + a discount. If there is a difference, put it in your pocket.

Step 5: Finding an apartment

At this stage, we are looking for and buying (renting) housing in the right area. Consider the influence of seasonality on the flow of customers to certain areas of the city.

Pay special attention to apartments near large enterprises, along bus routes, near large shops, near the metro, where fairs and exhibitions are held.

At first, it will be very difficult to find the right apartments for rent - the entire market is flooded with agencies. Therefore, we are looking for friends, acquaintances, relatives. In extreme cases, we turn to agents.

Outcome: according to this scheme (of 5 steps), you choose each apartment for rent. Test different apartments (studios, dvushki, treshki).

Always keep a record of expenses and income for each residential property. Of the free and convenient applications, I advise you to use google word and google excel.

1-room apartment = 2 studios for rent

A very unusual decision would be to buy a 1-room apartment according to the scheme of dividing the apartment into 2 studios.

Business idea: dividing apartments, houses, townhouses into studios and renting them out by the day.

We take one 1-room apartment and divide it into two hotel-type rooms. It is possible to rent as two separate rooms or as a 2-room apartment with a bathroom and a kitchen in each room.

In this case, your profitability grows by 80% than if you just rented a 1-room apartment.

It is impossible to do this with a rented apartment, but it is possible with your own or a mortgage. But there is a significant downside here. soundproofing. Your guests will hear loud conversation, TV and music from the neighboring studio. Here you need to think in advance about the sound insulation between the studios inside the apartment.

Landlord's Toolkit

The nuances of work

• Test demand: list one apartment as 1-room, 2-room and 3-room.
• Post the same apartment with different photos. Those. you have one apartment, you just make a few announcements for rent.
• Be prepared to rent a kopeck piece or a three-room apartment for the price of a one-room apartment or at a discount for regular customers.
• The purpose of a daily rental is not a day of downtime. Always go towards the client, make discounts, but do not dump the local rental market.
• Make friends with your competitors. You can always agree on prices with them (not dumping) or transfer “extra” people to them in case of an explosive demand for apartments.
• The apartment should meet its price for amenities. You can't sell for 1000r. an apartment for a VIP client who is used to living in expensive apartments.
• Constantly monitor the cleanliness of the apartment, for extraneous odors.
• Look for non-standard ways to advertise your home.
• Do not rush to populate youngsters and youth, they will destroy your entire apartment. It is better to pass them on to your competitors, let them decide for themselves whether to populate them or not.
• We spend 30% of the profit on advertising and improving the rented apartments.
• I recommend taking a deposit of 1500-2000 rubles, so that the client then returns the keys to you + protection against theft and damage to property.
• Use the panic button in every apartment.

life hack

With the installation of online cash registers, you can sell checks to others. And believe me, there will be many such appeals to you. For example, you have an IP for 6% taxation. You can sell checks for 15-20% of the amount, i.e. You put 9-14% in your pocket. This money will more than cover all additional costs associated with the installation of online cash registers.

There is no need to think that if you have a small city, you will not have a job. There is work even in small towns with more than 30,000 people, but often less if city-forming enterprises and factories work in the city.

In big cities, there will always be customers, even if the market is full of competitors. Know how to negotiate, exchange clients, and the work will go.

One more moment. Homeowners (if you rent an apartment) are often afraid that you will arrange a den from the daily rent: debauchery, discos, youth, garbage, complaints from neighbors. Firstly, weed out "bad" clients, and secondly, guarantee cleanliness and silence in the apartment. Many owners go forward and rent for a "trial period" - 1 month. As a rule, everything suits them, and the lease is extended.

Always work formally, keep documents about the conduct of your business at the ready. Vigilant neighbors may call the district police officer or management company when they see constantly new tenants. Especially grandmothers. Keep track of your customers, who arrived and when.

It's better to deal with the owner lease agreement for 11 months with the right of extension, so as not to shine the owner himself once again. In the event of an incident, you will be insured.

Pros and cons of working with competitors

Competitors can throw you “extra” clients when all their apartments are occupied. This is possible if you have mutual agreements on the exchange.

You can analyze the work of competitors: the cost of settling, the flow of customers, which apartments are popular (in which areas), for how long customers are settled.

You will always be aware of price fluctuations in the market. Are your competitors lowering rental prices? So the market is worth it, and you should follow their example. Have the prices gone up? Do not yawn and raise prices in your region, do not dump the market.

Exchange a "black list" of unwanted guests. Take a deposit of some amount when you move in. Also, with some competitors, you can maintain a common database of clients of different categories: business travelers, VIP clients, city guests, and budget clients.

Always mutually beneficial work - revenue in downtime. Competitors usually pay you a commission for referring a client.

Main disadvantage: if you relocate your clients to competitors, they can stay there for a long time, extending and extending their stay. And competitors refuse to pay you a commission (the client is ours!). Then you lose a lot of profit, some customers go to competitors and live only with them.

Competitors can share with you "bad" customers - noisy companies who steal on trifles, youth. You will settle such people at your own peril and risk.

Competitors can dump the rental market (sites on booking and airbnb) by offering prices 1.5-2 times lower than the market price.

We study the demand, supply and prices for apartments

Before renting apartments for rent, you need to decide what price is acceptable for you (taking into account all expenses + sublease, if you also rent), what is the demand for apartments in your region, and the pricing policy of competitors.

Consider the example of Yekaterinburg, the Avito website, the real estate section.

A more objective rental site is Airbnb. Here the photos of the apartments cannot differ from the original. And if the owner writes a low price, he must return it for it, raising the price after booking is unacceptable. Post only real ads on this site. For market research (fake ads), Avito is better.

When setting the final price for apartments, you should understand that you should pay for it in general, and not do charity work. Therefore, we set a standard price, we do not dump the market for the sake of getting economy customers.

From the owner's point of view, daily rent is the best option. Theoretically, income from just one apartment can reach 60-70 thousand rubles a month or more. At the same time, the owner does not depend on temporary residents in any way, he can close the business at any time and use the apartment for personal needs. But is it really so simple in reality? Let's try to figure it out.

The relevance of the daily business

Business on short-term rental of apartments can bring 2-3 times more than renting the same housing for a long time. This is especially true for large cities, because the main contingent of tenants - tourists, as well as people who have come for work - are not ready to overpay for a hotel room.

So, for a night in a 3- or 4-star hotel in Moscow, you will have to pay at least 2,500 rubles. And this is not counting the cost of food (lunch and dinner will have to be in a restaurant), laundry services, etc.

The cost of a double room in 3- and 4-star hotels in Moscow starts from 2500 rubles per night (Travel.ru travel portal)

There are many more daily rental offers, so it’s really possible to choose a temporary housing option for almost any budget. On the site of the popular real estate base "Cyan", for example, you can find an excellent apartment with a European-style renovation in the right area for only 1500-1700 rubles. per night.

The difference in cost between a hotel room and a private apartment can reach 20-30%

The difference is most noticeable if more than one person lives in the room, but several. In any hotel, regardless of its class, it is not the room that is paid, but the stay of each of the guests, that is, if you are traveling together, the cost of an overnight stay will also double. For the owner of the apartment, this is not so critical.

If the landlord has indicated that the apartment has 3 beds, then for up to 3 people, usually no additional payment is taken. If there are more residents, then payment is negotiable.

Alexander Petrashov, businessman

However, the price is not the only advantage from the point of view of a potential client. Moreover, some landlords set prices even higher than in hotels. And yet they have a constant flow of customers. Why is that? There are several reasons.

First, the location factor. It is not always possible to find a hotel in a specific area - almost all of them are concentrated in the historical center of the city, as well as near large entertainment facilities.

Secondly, a different level of comfort. Unlike a hotel, in an apartment you can feel at home, completely relax and unwind after a busy day. In addition, apartments rented by the day are usually equipped with all necessary equipment: from a microwave to an iron. This eliminates the need to pay for additional services.

Three start options

Actually, the first and most important question is where to get a free apartment. Here you have to build on the available start-up capital. Having decided to go into this type of business, you can:

• rent an apartment for a long time, and then rent it out by the day (sublease);
• remake your own housing for the object, renting a cheaper one on the outskirts of the city;
• arrange a mortgage.

The first step in organizing a rental business is to purchase a residential property.

In terms of risk, the second option is optimal. After all, even if the business “does not work” for one reason or another, you have nothing to lose and you can return to your own apartment at any time.

Some start by renting out rented apartments. However, in this case, you need to make sure that this item is spelled out in the contract and the owners of the living space do not mind. In addition, you will have to take the search for the object itself very seriously: if there is no certain level of workload, your income will not be able to cover the cost of a month's rent.

Which apartments are in demand

We touched on the most important topic - the choice of object. For most landlords, the main reason for losses is simple. This is unlikely to be avoided, but if the apartment was initially chosen correctly, you can count on a stable flow of customers.

To understand which objects are more attractive for such a business, we will rely on real statistics. What is important for potential tenants?

First of all, of course, the number of rooms. The most in demand are "odnushki", while 3- and 4-room apartments are rented extremely rarely (mainly groups of students or workers from other cities).

Table: demand for daily apartments by number of rooms

The district and transport interchange play an extremely important role. Proximity to work or attractions (if we are talking about tourists) is a priority for most of your future customers. Therefore, the closer to the city center housing is located, the better. Also, a good income is brought by apartments located near large office centers and universities.

Tip: if you plan to buy an object specifically for rent, it is desirable that it be an old housing stock. Few tenants want to overpay 10-20% for a new building, despite the fact that such an apartment will cost you 20-100% more (depending on the area).

How to start a daily rent business

Among the main advantages of this business idea is that it does not require a huge start-up capital, special education, or special skills or knowledge to implement it. Everyone can start earning on daily rent. The circuit is extremely simple:

1. Determine which apartment you will rent - your own or rented.
2. If desired, register an individual entrepreneur in order to officially engage in entrepreneurial activities.
3. Assess the condition of the premises, carry out cosmetic repairs.
4. Furnish your home with furniture and appliances.
5. Purchase 5-6 sets of bed linen and towels.
6. Select the target audience (tourists, families with children, students).
7. Take high-quality photos of the apartment and prepare a description of the property.
8. Drafting a lease agreement.
9. Place ads in all available sources (newspapers, bulletin boards, internet).

Consider the points that cause the most questions from novice entrepreneurs.

Documents for renting an apartment

To conclude contracts with guests “in accordance with all the rules”, you will have to prepare a large package of documents:

In advance, ask the client to prepare a photocopy of the passport (registration page and main page).

The main points of the contract with the tenant

It is advisable to draw up and prepare the text of the lease agreement with the help of a professional lawyer. It may seem that this is an unnecessary expense, but in the event of any problems and conflicts, it is this document that will allow you to make claims to the guests and compensate for the damage. And in order for this to be possible, the document must be drawn up legally competently.

A standard short-term lease agreement includes the following sections:

1. Subject of the contract. Here the address and characteristics of the apartment are indicated, as well as the purpose of the lease - residence for a certain number of days.
2. Rental price (for 1 day and for the entire period).
3. The order of settlement (the exact time when the tenant must move in and leave the premises).
4. Rights and obligations. This part should be designed in such a way that you win in any case. It is necessary to prescribe the obligations of the tenant to maintain order, pay the fee in a timely manner, not sublease the housing, etc. However, remember that the absence of this section in the contract does not deprive the parties of their rights and does not relieve them of obligations - they are all enshrined in civil law anyway.
5. Responsibility. In case of damage to property, the tenant must compensate for its cost at his own expense. Here you can also specify penalties for late payment.
6. Data of the parties (full name, passport number and signature).

In addition, if you wish, you can add other clauses to the lease agreement. For example, indicate who will pay in case of force majeure (flooded neighbors).

The contract is drawn up so that the landlord of the apartment in any case remains the winner

Business expenses

Even if you are the owner of a rented apartment, you will not be able to avoid expenses. Moreover, most of them will be permanent, so it is better to include them in the rental price. What is included?

• payment of "communal";
• services of a cleaning company or cleaner;
• advertising;
• taxes (13 or 6% of income, depending on your legal status - an individual or an individual entrepreneur).

If you don’t rent your own apartment, but rent a house or bought it with a mortgage, the costs increase even more. And, accordingly, the cost of rent, because you need to cover all monthly payments and keep something for yourself.

Important! Be sure to set aside some of the money for force majeure circumstances that require significant costs (a breakdown of equipment, a “flood” from neighbors, etc.).

Registration of activities for the rental of housing

Do I need to register an IP? This is one of the main organizational issues faced by those who decide to go into the rental business. The difficulty is that the law does not give a clear answer, that is, in theory, no one prevents you from renting apartments as an individual.

But what if the income you receive from renting out housing has become constant and systematic? In fact, this is already a full-fledged business, which must be properly designed.

Experts advise those who rent several real estate objects at once and have a well-established scheme of work, nevertheless play it safe and register as an individual entrepreneur. Yes, it will add "paper" work to you, but at the same time it will give you a huge advantage. Working as an individual entrepreneur, in the event of a conflict, you will be able to document any claims against the guests. In addition, while an individual entrepreneur makes payments to the Pension Fund, his seniority is growing, which is important for those who decide to make the rental business their main activity.

How and what taxes to pay

One of the most difficult moments in organizing a daily business is related to the legalization of activities and the payment of taxes. This market is traditionally "gray", and having decided to rent an apartment, many do not even think about the need to pay any taxes in principle. But if you want to avoid problems in the future, it's better to start working right away. So, how much of your profit should you give to the state?

For individuals

If you do not want to register an individual entrepreneur yet, you are required to pay personal income tax annually - a tax on personal income in the amount of 13% of what you have earned. To do this, you need to submit a tax return at your place of residence before April 30 (it will indicate your income for the past year), and then before July 15, calculate the amount of tax and pay it at the bank using the details of the tax office.

For example, you rent an apartment for 2000 rubles / day. When downloading an average of 20 days a month for a year, you received an income of 2000 * 20 * 12 = 480,000 rubles. The amount of personal income tax will be 13% of this amount, that is, 480,000 * 0.13 = 62,400 rubles.

Important! If the utilities are paid by the tenant, this amount must also be included in the amount of income when calculating the tax.

For individual entrepreneurs

As a rule, individual entrepreneurs who indicate the rental business in their documents work according to a simplified taxation system. In this case, the amount of tax deductions can be 6% of income or 15% of “income minus expenses”.

Important! At first glance, it seems that this option is clearly more profitable. However, despite the lower percentage of the tax itself, the individual entrepreneur also has to pay contributions to the pension fund, accountant services, etc.

Video: taxation when renting an apartment

What threatens illegal renting of housing

According to experts, only 40% of landlords respect the law, and most are in no hurry to share with the state. On the one hand, this makes it possible to make a big profit. On the other hand, if information about unofficial activities gets into the tax authority, the owner of the apartment can be held administratively liable in court. At the same time, in addition to the principal amount of the debt, you will also have to pay accrued fines and penalties. In the worst case, a negligent "entrepreneur" may be prosecuted under Art. 198 of the Criminal Code of the Russian Federation, which is fraught with a criminal record and a fine of up to 300,000 rubles. or imprisonment for up to 1 year.

Preparing the apartment for tenants to move in

If in the “long-term” option you can rent out half-empty housing (many families have their own furniture), then here the requirements for the level of comfort are much higher. Before looking for clients, you will have to spend several weeks and prepare the premises itself. What is meant?

1. Redecorating. No peeled wallpaper and yellowed ceilings with cracks! Everything should be fresh and neat, albeit inexpensive. Refresh whitewash, change burnt out light bulbs, replace leaking faucets.
2. Space. Stick to the principle of minimalism. Future tenants clearly do not need your grandmother's old sideboard. It is better to immediately get rid of all the old and unnecessary rubbish, as well as excess furniture that clutters up the room. Personal belongings must also be taken out of the premises (in extreme cases, put in a separate closed place, for example, on a balcony or in a pantry).
3. Cleanliness and tidiness. Before looking for tenants, you need to do a general cleaning: wash the windows and lamps, wash the curtains, polish the furniture. On an emotional level, it is precisely such “little things” that greatly influence the decision to rent your particular apartment.
4. Furniture and appliances. Even economy-class housing should be minimally comfortable. From the items of "essentials" - a sofa, a kitchen set, a wardrobe, a table, chairs, a refrigerator. In recent years, the vast majority of tenants also require a washing machine.
5. Internet. This is no longer an advantage, but a necessity. Ideally, you should immediately connect a Wi-Fi router (you can find good used routers on Avito for 700–1500 rubles).

The more comfortable it is in the apartment you rent, the more customers will want to return to it

The more everything will be in the apartment, the higher the price you can set. Many landlords rent out accommodation with dishes, towels and personal hygiene products (soap, toothpaste, etc.), that is, according to the same principle as hotel rooms.

Effective Advertising Sources

So, your apartment is ready for the first guests to move in. This is where the fun begins. After all, your task is not just to find tenants for a few days, but to ensure the maximum occupancy of the apartment (especially if housing was taken on a mortgage).

Dmitry K. decided to rent his apartment in the center of St. Petersburg in the fall. And from my own experience I was convinced that this business in practice is not as profitable as it seems in theory. “When I rented it out under a long-term contract, I always had a guaranteed 30 thousand rubles. per month. Now there is more trouble and less return,” he says. Month after month is not necessary. Once, Dmitry was very lucky: a family rented an apartment for 20 days, which was doing repairs in their own housing, and, since it dragged on, they had to extend the lease for the same period. But this was the only case. The rest of the time the apartment is occupied on average ten days a month.

Expert Online

• place ads in 2-3 local newspapers;
• print flyers, stick them around the city or scatter them in mailboxes;
• write your contacts on the pavement in crowded places - train stations, public transport stops, etc. (all you need is a stencil and a can of paint);
• arrange with taxi drivers to recommend your apartment to visitors.

However, you yourself understand that the Internet will be the most effective source of potential customers for you. Its capabilities must be used to the maximum.

To increase the efficiency of your rental business, you just need to use all the possibilities of the Internet

First, place your offer on bulletin boards such as Avito, Hand-to-Hand, Cyan, etc. (and through the Airbnb international portal, for example, you can even attract foreign customers who pay in dollars and euros). The main thing is that your apartment should be closer to the city center and look spectacular in the photo.

Secondly, in your free time, be sure to make a small business card website. The network has a huge number of free designers with which you can make a pretty nice resource without turning to web designers and programmers. The site must have your contacts and high-quality photos of apartments. To attract visitors from the first days, use Yandex.Direct and Google Adwords contextual advertising.

Pitfalls of daily business

As with any activity, this area has its risks. First of all, they are related to the safety of the apartment itself and property (furniture, appliances, etc.). The only way to minimize the danger is to work officially, having issued an IP, and draw up competent contracts. Only in this case you will be able to prove the fact of residence of persons in the apartment and damage to property in order to compensate for the losses.

Important: always ask tenants for passports, even if they are only staying for 1 day. It is advisable that you keep copies verified with the original.

Another important point is relations with neighbors. Before you rent an apartment, it is advisable to meet with them and make sure that they are not against such activities. In most apartment buildings (especially older ones), audibility is excellent. And if tenants, for example, start listening to music loudly, those who live “through the wall” may not like it very much. Do not forget that any claims in the end will be in your direction.

Tip: if peace and quiet are important for your neighbors, it is better to donate part of the profit, but do not rent an apartment for celebrating birthdays, New Years, etc.

In addition to these risks, the daily business is inevitably associated with certain everyday difficulties. After all, it is you who will have to clean the room after each guest, wash bed linen, clean carpets, etc. In addition, you need to be prepared for constant calls (including in the middle of the night) and the fact that you will have to adapt to customers - for example , go at 5 am to give / pick up the keys, etc.

Despite the fact that the daily business has its difficulties, it is one of the most highly profitable with relatively low risks. True, in order to get a really tangible profit, it is advisable to rent at least 2-3 apartments. However, if you didn’t make a mistake with the area and organized your activities correctly, in just 9-12 months it’s really possible to earn a down payment on a mortgage in order to buy the next apartment and gradually expand your network.

The shortage and high cost of hotels in the capital and other large cities have made daily rent for visitors one of the most convenient options for temporary accommodation. It's a paradox, but renting a separate apartment with a kitchen and everything you need for life costs less than a decent hotel room. Demand, of course, spurs supply. Therefore, is it any wonder that more and more private investors are engaged in short-term rental of apartments, having in their arsenal a single “one-room apartment”, and there are plenty of specialized companies offering additional services to customers in addition to a dozen or more apartments. Gone are the days when the only realtors renting an "apartment for the night" were grandmothers at the station.

Rent without a future

“In terms of price, the cost of daily rented apartments is similar or cheaper than a hotel room of the corresponding level. The difference can reach 20-30%, - says Dmitry Taganov, head of the analytical center of the Inkom-real estate company. - In addition, at the disposal of a tourist or a business traveler who has come to the capital for a few days, there is a fully equipped kitchen where you can cook lunch or dinner on your own. And when staying at a hotel, you will either have to leave a lot of money in a restaurant each time, or look for a decent cafe or restaurant nearby. And it’s not a fact that a worthy institution will be a stone’s throw away.” The hotel will have to pay for each additional service - washing and ironing shirts, caring for shoes, etc. In a rented apartment, no one will present an additional bill for the fact that the tenant used an iron, washing machine or shoe brush.

As for the landlord, for him the main advantage of a short-term business is the ability to “leave the project” at any time without prejudice. For example, if the apartment was needed for personal needs - the residence of the owner himself, his children or parents, the landlord does not need to wait several months before the contract with the tenant ends, as is often the case with a long-term lease. Moreover, a long-term lease agreement often provides for the payment of a penalty to tenants if it breaks due to the fault of the apartment owner. Renters of daily apartments rarely stay longer than ten days.

Daily rent makes sense if you are going to sell an apartment. The time for exhibiting apartments can take several months, especially now, when the demand for even liquid housing is at an extremely low level, but do not miss the opportunity to make money on an apartment that is idle in anticipation of a buyer. Daily rent will make it possible to organize demonstrations of the object at almost any time, while long-term rent will have to coordinate the time of visits with the tenants. Also, "business for a day" is justified as an option for diversification. If you own two or more apartments, it is advisable to rent one of them for a long time, and the other for daily rent. Moreover, in Moscow the seasonality of tourism is less pronounced, and the flow of visitors is stable all year round.

At first glance, daily rent looks even more profitable than long-term rent. “The cost of a small economy-class two-room apartment with good cosmetic repairs, necessary household appliances and furniture will be about 3-4 thousand rubles. per day. It turns out that when renting such an apartment for 20 days a month, you can count on an income of 60-80 thousand rubles. While with a long-term lease, its cost will be in the region of 35-45 thousand rubles. per month, ”Dmitry Taganov gives an example. At the same time, rates in the long-term rental market have been steadily declining lately, and the yield from it today does not exceed 4-5%.

No guarantees, no insurance

But to say that the business of renting a house for a short time is not simple. There are more complexities associated with it than it seems at first glance. The main problem of a daily landlord is the lack of a guaranteed income. With a long-term lease, it is enough to find a client once, conclude a contract - and you can live in peace for a year, receiving a stable monthly income. And in the case of a short-term search for new guests is constantly.

Dmitry K. decided to rent his apartment in the center of St. Petersburg in the fall. And from my own experience I was convinced that this business in practice is not as profitable as it seems in theory. “When I rented it out under a long-term contract, I always had a guaranteed 30 thousand rubles. per month. Now there is more trouble and less return,” he says. Month after month is not necessary. Once, Dmitry was very lucky: a family rented an apartment for 20 days, which was doing repairs in their own housing, and, since it dragged on, they had to extend the lease for the same period. But this was the only case. The rest of the time the apartment is occupied on average ten days a month. “However, there are quite objective reasons. Firstly, winter is not a tourist season for St. Petersburg. Second, the crisis. The main contingent of clients is tourists and business travelers, and the number of both has significantly decreased in recent months, ”Dmitry believes.

Svetlana Aleksashina, manager of housing stock rental at Petersburg Real Estate, notes that the demand for daily housing is uneven and really depends to a large extent on the season: “Before the New Year, there were a sufficient number of people who wanted to rent an apartment for a few days: many people from other cities came to visit their friends, relatives to spend holidays here. Now there is a lull in the daily rent market, but it is traditional for this time of the year. Revival, as always, will come in May-June: the season of white nights annually attracts tourists to the city on the Neva. True, recently the competition in the daily rental market has become even tougher: numerous mini-hotels have appeared, and many visitors prefer this segment to apartments.

There are, of course, alternative ways to ensure a more stable flow of residents. But these are options for an amateur. You can, for example, rent an apartment for holidays and parties - for this purpose, real estate in convenient areas is always in demand. But here you need to be aware of what the consequences for the condition of the apartment may be. No one, having paid money, will take care of the property of the owners. Another option is to rent apartments for employees in the leisure sector. It also guarantees a stable profit. “But such apartments quickly become unusable,” notes one of the landlords. “Besides, when the apartment is located in a decent house, you don’t want to spoil relations with your neighbors at all.”

The constant search for customers is by no means the only problem that awaits the landlord. A rented apartment requires much more attention. After each client, the owners need to bring the housing in full order, do the cleaning, provide fresh bedding, etc. At the same time, such objects lose their appearance much faster. “Guests are constantly changing, and it’s not at all a fact that all of them will be extremely reverent about new furniture and household appliances. Therefore, the owner of a daily apartment will have to make cosmetic repairs much more often than in an apartment rented for a long time. And also pay for insurance against the risk of damage, ”says Dmitry Taganov. True, as Dmitry K., a landlord from St. Petersburg, notes, buying insurance is too much of a luxury: insurance companies either refuse to insure such apartments at all, or break up too high tariffs.

With a short-term lease, the risk of facing fraud or crime is much higher. Dmitry K. already had such an experience. On New Year's Eve, he came to visit the apartment, which was empty at that time, but found that he could not get inside: for some unknown reason, the key did not fit the lock. Looking closely at the door, Dmitry discovered that the lock had simply been replaced. I had to call an employee of the Ministry of Emergency Situations, who opened the door and let the rightful owner in. Once in the apartment, Dmitry found a lot of other people's things, a decorated Christmas tree, bottles of alcohol - in a word, clear signs that the apartment was inhabited. After some time, a new "tenant" appeared, who met the real owner of the apartment with indignant questions about the reasons for the latter's stay in the territory of someone else's apartment. It turned out that he rented an apartment through a real estate agency and paid immediately for three months in advance. Gradually, the details of the fraud came to light: shortly before the New Year, a woman rented an apartment for a couple of days, who, according to her, arrived from Sochi. In such a short time, she managed to make duplicate keys, and after her official “departure”, she returned, changed the lock and Under the guise of a realtor, she agreed to rent an apartment to another person. She took an advance payment from him - and disappeared in an unknown direction.

Dmitry was lucky: the illegal tenant vacated the apartment without any claims, and, apart from time and nerves, the owner did not suffer any losses. But in a different scenario, the scammer might not have bothered with the retake, but simply removed all valuable property and equipment from the house. To minimize the risks, you should at least make a copy of the client's passport, but this will not insure you 100% against scammers.

Trust or independence?

If you want to rent out your apartment by the day, you have two options: to transfer the apartment to a trust management of a real estate agency or to rent it out on your own.

With trust management, on the one hand, the owner is relieved of all the hassle. On the other hand, the risk of fraud by realtors remains. Agents can simply cheat by underestimating the number of days during which the apartment was rented out and keeping part of the income for themselves. You won’t go to the apartment every day and check.

If you take matters into your own hands, then you will have to use as many channels of information as possible to find customers. However, it's not too difficult. It is worth typing in "Yandex" or another search engine the words "daily rent" - and immediately dozens of agency sites offering apartments for rent will open before you to choose from. Almost all of them cooperate with the owners of apartments. You will be required to make a standard description of the proposed housing, indicate all its main parameters and take several photographs (kitchen, bathroom and bedroom). Photos and descriptions are posted on the agency's website. The owner of the apartment indicates how much he would like to receive per day, and realtors add their markup on top of this figure. For example, if an apartment "from the owner" costs 2 thousand rubles, then the agency will put it up for 2.5-3 thousand. In this case, fraud on the part of intermediaries is hardly possible, since the agency plays only the role of a link. It guides the client, and the owner of the property is already in direct contact with him: it shows the apartment, and changes of linen, and cleaning, and the most pleasant thing is receiving payment. Then he already gives the commission to the agency.

If you have several apartments, daily rent turns into a full-fledged business that requires not only initial investments, but also regular expenses. Either outsourced cleaning services will be necessary, or the creation of an own operating unit, which will take care of cleaning the apartments, washing and changing bed linen, minor repairs, etc. In addition to the maintenance staff, an accountant is also needed. You will need to establish relationships with people who can resolve any conflict situation with residents. An important element of this business is the creation and promotion of an effective website on the Internet. “It looks very difficult, but in practice it can be the other way around. In the process of activity, business relations are established with certain organizations, for example, with representative offices of Western firms, as a result of which this business becomes more stable and safe. Moreover, it is possible to receive additional income through the provision of related services: transport, tourism, etc.,” says Evgeny Skomorovsky, Managing Director of Century 21 West.

Recipe for success

Not every apartment will be equally successful. There are a number of parameters on which its demand among potential tenants will depend. First, the location of such housing is important. “Small apartments in the Central District of Moscow, for example, in Stalinist houses, are especially in demand for short-term rentals. Areas with large exhibition centers are also popular,” says Vadim Lamin, head of the exclusive department of Penny Lane Realty's elite apartment rental department. At the same time, the parameter “walking distance to the metro” remains important - just like when buying or long-term rent.

If a long-term rental apartment can be minimally furnished, then in the case of a short-term rental, such a room will not work. Everything should be here to provide residents with a comfortable alternative to a hotel room. A person, arriving at a hotel, does not care about taking soap, towels, toothpaste, linen with him. All this he receives on the spot. For daily rentals, the same must be ensured.

The room should have a comfortable wardrobe and a bed. The kitchen must be equipped with a refrigerator, kettle and microwave. The latter is a more indispensable element than a stove. “Few of the visitors are engaged in serious cooking. They either eat in cafes or prefer to buy ready-made food and warm it up,” says realtor Sergei. The room must have a TV, and recently a DVD player has become in demand. Such trifles often play an important role, especially since the competition in the daily rental market is high, and there is practically no difference in prices.

Short term rental: PRO & CONTRA

1. Potentially higher income than with a long-term lease.

2. Possibility to leave the business at any time.

3. Free disposal of the apartment (you can sell it at any time, settle relatives, etc.).

1. Lack of guaranteed income.

2. The need to constantly search for new customers.

3. The apartment needs repair more often, it loses its presentation faster.

4. A more labor-intensive business: the apartment needs to be put in order after each client, it is necessary to provide residents with a complete "hotel" set - linen, dishes, furniture and household appliances.