Everything about renting out premises to networkers. Rent out your premises to network companies How to rent out retail space to a network

Elena Zemtsova, managing partner of Delta Estate

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

Perekrestok, Victoria, Magnit, Pyaterochka, KFC, McDonald's - any large chains are always in demand, as they are stable and committed to long-term cooperation.

What areas are in demand by networkers?

As for the size of the premises, the area primarily depends on the profile of the tenant. For grocery supermarkets, the optimal area is 350-500 square meters. m, for specialized stores such as Vkusville, Myasnov - from 100 to 300 sq. m. Beauty salons, pharmacies, medical centers, clothing and shoe stores are looking for areas from 80 to 200 sq. m. m. In the catering segment, everything depends on the format. So, restaurants need an average of 300-700 sq. m, fast food, cafes and coffee shops - 100-300 sq. m, and for small “coffee to go” establishments, 10-40 sq. m is enough. m.

Technical characteristics are the main thing an investor pays attention to

The premises are then attractive for investment when there is a large pool of alternative potential tenants. And this is primarily determined by its technical characteristics. The most in demand are premises located on the ground floors, with an open layout and display windows, as well as several entrances, at least the main one from the main street and an additional one “from the yard” for unloading and evacuation. The presence of several main entrances will also allow, if necessary, to divide the premises into blocks and subsequently rent it out at a higher price. In addition, the amount of electrical power is important; the minimum value is 0.2 kW per 1 sq. m. But it is necessary to take into account the specifics of the potential tenant. For example, grocery stores and catering establishments have increased electricity consumption due to refrigeration and kitchen equipment. A plus for the room is the presence of a hood for catering or the ability to equip it.

As for complex premises, these are primarily basement and basement rooms, with a cabinet or multi-level layout, especially if all the walls are load-bearing and it is impossible to carry out redevelopment. And naturally, premises located in areas with no traffic are not in demand.

Investors are not interested in office space

Pure office premises located in residential buildings, especially economy class ones, are not in great demand today. More in demand are retail and free-use premises with a separate entrance, which can be used for different business formats. They often attract tenants from the service sector: beauty salons, fitness clubs, medical and educational centers - something that will be in demand among residents of the residential complex and area. For example, we rent out our own premises in the La Défense residential complex on 3rd Frunzenskaya 19 to the school of intellectual development for children, and premises on Nezhinskaya 1 to the Montesorri school.

How does the purpose of the premises affect the type of rental business?

Naturally, the purpose of the premises affects the types of rental business that can be organized in it. Thus, the cultural, educational and medical purpose of the areas clearly requires a change in purpose for their use for catering. But it is worth considering that there are certain restrictions on opening certain types of business. For example, you cannot open alcohol markets near educational institutions. Also, obtaining an alcohol license for a bar or restaurant in this case will be impossible, and for many catering establishments, the sale of alcoholic beverages is a significant share of revenue. In addition, it is not always possible to equip a catering hood if this is not provided for in advance by the developer.

What determines the liquidity of a rental business?

First of all, the location affects the liquidity of the rental business. The greatest demand is for premises located on the first line of busy streets with high efficient traffic. The liquidity of the premises for investors is increased by the open layout with the possibility of dividing into blocks, several entrances, display windows, as well as the presence of a catering hood and a large amount of allocated electrical power.

As for the rental business in new buildings, the liquidity of such objects largely depends on the stage of development of the project, so the occupancy of the complex is an important factor that needs to be taken into account. The larger the project, from 2,500 apartments, the more actively it is populated, and this directly affects consumer traffic. It is necessary to take into account the location of the premises relative to pedestrian traffic and access roads, and assess whether the situation will change in a few years. It is quite possible that the project includes the construction of a shopping center, so grocery stores that generate stable traffic today will no longer be so liquid in a few years.

What about the payback?

The average payback of a rental business in Moscow is 7-10 years, with a yield of 8 to 15% depending on the location. Thus, in the center, a yield of 10% per annum is considered good, in the Third Transport Ring area - 12%, and in the area of the Moscow Ring Road and New Moscow - 13-15%.

What to look for when studying offers on the market

When making a decision to purchase a rental business in a new residential complex, you need to take into account factors such as the stages of construction and occupancy of the complex, and the timing of property registration. It would be useful to familiarize yourself in detail with the layout of the building area in order to assess the location of the premises relative to houses and pedestrian flows. It is also necessary to look into the future: what other commercial facilities are included in the project, will the direction of traffic change, for example, if a metro is planned to open soon or a new road will be laid. It is important to familiarize yourself with the competitive environment today and tomorrow, to find out the interest of potential tenants in this location.

It is no secret that there are unscrupulous sellers who artificially inflate rental rates and erode vacations and indexation. It is also possible to simply “paint on” the numbers in the lease agreement. In addition, if we are talking about buying a premises with a tenant, then the seller may deliberately remain silent about the tenant’s desire to reduce the rental rate or that he will soon move out of the premises. Therefore, in addition to the location and general characteristics of the premises, it is necessary to study in detail the tenant himself and the agreement with him.

Is the supply on the market getting better?

In new buildings, of course, the quality of the offered space becomes an order of magnitude higher. Even developers of economy-class housing have begun to think about the efficiency of retail. In many projects, the first floors are initially designed with an open plan, a minimum of load-bearing walls, separate entrances and display windows, high ceilings are provided, an exhaust hood is provided for catering, and more electrical power is allocated to the premises.

It is worth noting that not only in new buildings there is a noticeable increase in the quality of street retail premises. For example, in the center, ancient buildings are being adapted for modern use: separate entrances and shop windows are organized.

The variety of offers on the retail real estate market, the obvious decline in business activity due to the crisis, the volatility of the national currency - these factors affect the terms of any lease, and even more so if the premises are intended to be rented out to network operators.

Official statistics indicate a clear predominance of supply over demand. And tying rent to currency does not encourage legal entities working in the field of network trading to jump at any offer on the fly.

Features of network trading

Domestic retailers are quickly introducing into their own practices the methods used by foreign retail chains. Undoubtedly, it is difficult to fight, since the foreign “guests” have a developed infrastructure, solid investments, and a reliable “safety cushion” in the form of a certain stabilization fund.

This is why it is difficult for a landlord to rent out premises to network operators. Foreigners prefer to build from scratch or use the services of developers working according to Western standards.

All these disadvantages are more than compensated by the advantages of online trading:

large suppliers always strive to work with large clients;
both purchasing prices and delivery conditions for the central office of a network trade are always more attractive than those offered to any isolated outlet.

Drawing up a commercial proposal for renting out premises to networkers

A well-drafted commercial proposal increases the attractiveness of hiring a specific premises. The following recommendations may help you find a reputable tenant:

It is necessary to determine a list of potential tenants, making your proposals individually.
It is recommended to contact by name, and the potential client should also know the name of the landlord.
A positive moment is acquaintance, albeit only casually.
You should not use the phrases “we have free space” or “we offer free space for...”. They should be replaced with “We have vacated space”, “New space has arrived for rent”.
It is recommended to interest the client with numbers, statistical data, indicating the development of infrastructure in the area where the premises are located, and demonstrating the dynamics of changes in purchasing power.
Indicate neighboring brands whose offices and sites are located nearby.
No long texts, such as the history of the company, date of foundation.
You should try to reveal the essence of the lease in numbers, indicating the expected benefits that the client will receive from renting the premises.
Describe the services that can be provided if necessary.
Evaluate and indicate the strategic value of the leased area.
It is strongly recommended to be objective, pointing out not only the obvious advantages of the proposal, but also the existing disadvantages (a couple of disadvantages will add sincerity to the description).

place a request

Applications for retail space

Area, m2

Moscow and region

Contact Information:

Armani Exchange

Cities:

Nizhnevartovsk

Contact Information:

"First Freshness", minimarkets

We rent retail space in office traffic to accommodate a grocery chain mini-market. Premises requirements:

S - 180-350 m2;

1st floor, first line, or premises in a large office center/park;

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

the possibility of obtaining alc is desirable. licenses;

Long-term lease agreement;

Company "SALUTY"

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

We choose the tenant who will receive the highest possible income in order to pay the highest rent.

If you are thinking about “renting a room”, then we will promptly come, advise and do everything necessary to realize your plans. For this, some research work is being carried out. We create summary tables, look at competitive advantages, and take into account the experience of tenants in this and similar areas. Also, in addition to everything that has been said, we look at work statistics and determine the directions for further movement. The general concept is built from the point of view of obtaining the greatest efficiency of the project, its greatest profitability.
Our company can also provide Brokerage services for a retail facility.

What we can do for you:

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

Rent out commercial premises;
Rent out commercial premises in Moscow;
Rent out non-residential premises;
Property for rent;
Sell real estate;
Co-negotiate the deal;

We deal with premises from 5 sq.m. and more.

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

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

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

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

Stage 1 - Room and environment analytics

Competition Analysis

This point, of course, is one of the fundamental ones when choosing tenants. The premises need to be rented out to a strong tenant who will have good demand for the products in the area. We will analyze all tenants within a 10-minute walking distance and determine the revenue of each of them. Based on this information, we create a product matrix presented in the area and determine unmet demand. Of course, the tenants themselves do the analytics, but in order to protect the landlord from the sudden departure of the tenant due to poor performance, we still deal with this process ourselves and confidently sign an agreement with the tenant who will really work excellently in the given area.
This item also allows you to:

Determine an objective rental rate

Choose the optimal size of area for each tenant

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

The image of an object is its most valuable asset!

Also, situations are possible when several nearby competitors no longer act as rivals, but begin to generate traffic. Those. people already specifically go to this place to get a wider choice from a large assortment. Such situations occur very often and have a positive effect on rent and revenue of tenants. Test runs are also possible; there are many companies in Moscow that can visit the location for a short period to assess revenue. If the result is good, a long-term contract is signed. These are mainly tenants of small formats up to 150 sq.m.

How is market and competition analytics constructed?

Traffic analysis of the main competing retail outlets located nearby;
Assortment of selected retail outlets;
Analysis of tenants, rental costs, as well as the cost of goods at the given points;
The main differences between retail outlets with maximum and minimum traffic in the selected area;
Conclusions and calculations for the above retail outlets, the reasons for success and failure;
Construction of a table of the presence of network tenants and competition by area in the given retail outlets;

As mentioned above, due to this point, we can learn a lot about the parameters of renting the premises:

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

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

Identify the most successful federal networks and formats in the given area and strive to lease premises to them first;

Identify the pros and cons of other outlets and use this to your advantage.

This will allow us to use specific statistics and take into account other people’s mistakes. Also, knowing the cost of the average check in a given area and the maximum traffic of shopping centers, we can make assumptions about the income received by tenants in the shopping centers under study (there are other, more accurate ways to obtain information about company revenues). What can be used in the work of defining or adjusting the concept of our object.

Request a free call back, we will call you back within a minute and advise you on any issue you may have

Stage 2 - Negotiations with potential tenants

Stage 3 - Signing a lease agreement - I will rent out the premises

The most desirable stage for all parties involved in the transaction. You need to rent out office, retail, or warehouse space in such a way that you don’t regret anything in the future. Signing a legally competent and preferably mutual lease agreement for both parties is the key to mutually beneficial cooperation. There are as many damaged relationships and terminated contracts as possible simply because many aspects of the relationship between the tenant and the landlord were not thoroughly worked out. We will specially develop an agreement format in which we will take into account absolutely all the details, as well as the following parties to the agreement:

Payment terms, incl. fines and penalties;

Responsibility for failure to comply with the terms of the contract - electricity, water, free entry

Mutual amount of fines

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

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

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

As well as further support of rental relations.

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

Our company offers the following services:

What do we get for our work? not only customer gratitude, but also friendship. We made many of our friends through word of mouth. How do we do this? - Be deeply imbued with the idea and pay attention to every detail, even the most insignificant. This is the only way to create work that you will be proud of. It is necessary to rent out the property so that the tenant is satisfied and the owner benefits. A thorough choice of the tenant, attention to every point in the lease agreement and legally competent support of the transaction. Personally, I love communicating with people and always try to find common ground, so I enjoy what I do.

Anton Borovitsky
Head of the company

Where can I rent commercial non-residential premises or a warehouse? How to rent retail space for a store? How to rent out commercial real estate correctly?

Hello to everyone who has visited the website of the popular online magazine “HeatherBeaver”! We have an expert with you - Denis Kuderin.

The topic of today's conversation is commercial real estate rental. The article will be useful to businessmen, owners of non-residential premises and all those who are interested in current financial issues.

At the end of the article you will find an overview of the most reliable Russian real estate companies that provide intermediary services in leasing commercial properties.

So let's begin!

1. Why rent commercial real estate?

Successful business activity largely depends on the well-chosen premises for doing business. This is especially true for trade and the service sector. A cozy, well-equipped store in a busy part of the city attracts customers in itself.

The same can be said about offices. Every self-respecting company should have good premises for work and receiving visitors. Even if you sell goods through an online store, you need a place to complete and issue orders, as well as resolve disputes with customers.

Not every businessman, especially a beginner, can afford to purchase non-residential premises. In such cases, renting commercial real estate comes to the rescue.

We list all the advantages of renting:

relatively low financial costs;
a simpler documentation procedure compared to purchasing;
the ability to change the landlord and move to another building at any time;
a large selection of real estate, especially in big cities.

The reverse process - renting out premises - also has many advantages. First of all, it is a reliable source of passive income. Acquiring ownership of commercial space (retail, office, industrial and others) is a good investment option.

As long as private business exists, its representatives will constantly need premises to conduct business, which means that property owners will have a stable profit without much labor.

Finding suitable premises for a business is a troublesome undertaking. The fastest and most reliable way to find an object is to use the services of professional intermediaries.

There is a detailed article on our website about how modern ones work.

2. How to rent commercial real estate - 5 useful tips

When renting commercial properties, you need to be as careful as possible in choosing them. The parameters and functional characteristics of the premises determine how soon you can start a business activity, and whether the object will fully meet the goals of your business.

First, decide how you will look for suitable premises - on your own or with the help of an agency. The first method assumes the presence of an unlimited supply of free time and is associated with various risks. The second option is safer and more reliable.

You will find additional information on the topic of working with intermediaries in the article “”.

Expert advice will help you avoid common tenant mistakes.

Tip 1. Carefully study the hood and ventilation systems

You or your employees will be working in the room, so the presence of working ventilation systems is the most important point. The lack of powerful and autonomous ventilation in a building is a real obstacle to the normal operation of a cafe, restaurant, or grocery store.

Food products must be stored in appropriate conditions, and visitors and sellers should not be disturbed by foreign odors. Moreover, sanitary services simply will not allow you to use the facility as a catering establishment or grocery store if it only has general ventilation.

Tip 2: Focus on loading and unloading areas

A convenient area for loading and unloading goods is another key point for owners of cafes, restaurants, canteens and shops.

It is important that the area where loading and unloading operations will be carried out does not overlook the courtyard of a residential building or the roadway. If you disturb residents or motorists, you will be tormented with complaints.

The issue of adequate power supply is especially relevant for tenants whose business involves the use of energy-consuming equipment - refrigerators, electric ovens, machine tools, etc.

Make sure that the electrical cables in the room are capacious enough to fully meet the needs of the enterprise.

Tip 4. Read the terms of the contract carefully

Before signing your signature on the lease agreement, carefully read the terms and conditions under which you are entering into a deal.

The contract must contain the following points:

rental terms, cost and method of payment;
if the premises are rented with equipment, then an inventory of the property must be drawn up;
liability of the parties for violation of the contract;
terms of termination of the agreement.

Expenses for utility bills, garbage removal, maintenance of the fire protection system and security alarm are usually borne by the tenant. However, the landlord pays for major repairs, if necessary, including replacement of plumbing communications and electrical wiring if they fail.

Discuss in advance with the landlord the issue of property insurance - whether such an agreement will be drawn up, and if not, decide who will pay for losses in the event of unforeseen situations.

It is imperative to check the owner’s title documents – the purchase and sale agreement, an extract from the State Register on the right of ownership.

Make sure that the premises actually belong to the person who is renting it to you. Otherwise, one day the real owner of the object will appear with the appropriate powers. It is also important that the premises are not mortgaged, have not been seized for debts, or have other encumbrances.

A person who is far from the intricacies of housing law should take advantage of professional help when renting or purchasing non-residential premises. For example, you can clarify for yourself all the unclear points on the Pravoved website, a resource where specialists from all areas of jurisprudence work.

You can ask your question even without registering, right on the main page. You will receive a legally correct and competent answer in just a few minutes, and completely free of charge. If your problem requires in-depth study, you will need to pay for the services of professionals, but you have the right to set the amount of the fee yourself.

Step 2. Determine the amount of rent

To find out the optimal rental price, use one of two options. The first is to personally review your city’s databases and determine the approximate price range for renting similar premises. Second, delegate this task to a realtor.

By the way, in addition to real estate agencies, private brokers provide intermediary services. They typically charge 25-50% less for their work than companies. However, there are only a few private specialists working with non-residential real estate, even in large cities.

5. If you rent out commercial real estate - 3 main risks for the landlord

Every landlord is concerned about the condition of his property and wants to make a profit from rent, not losses.

We will list the main risks for commercial property owners and show you how to avoid them.

Risk 1. Use of the premises for other purposes

Each well-drafted lease agreement specifies for what purpose and how the leased premises will be used. This also applies to equipment that you rent out along with your rental.

If the tenant promised to use the premises as a warehouse, but installed a retail store in it, you have the right to fine him or terminate the agreement without returning the rental price.

Risk 2. Damage or loss of property

You handed over the facility and equipment to what you thought was a respectable citizen, but he, to use diplomatic language, did not live up to your expectations. Namely, he brought the premises to a state of ruin, broke the equipment, unscrewed the light bulbs and generally behaved like a pig.

In such cases, the owner has the right to demand compensation for damage in full. Moreover, not only repair costs must be reimbursed, but also the market value of the damaged equipment.

Liability is not provided if the object and property were damaged as a result of unforeseen circumstances - for example, a fire or flood.

Risk 3. Tenant’s refusal to pay monthly rent

Sloppy payers should be punished with rubles. However, this is possible, again, if the lease agreement is drawn up according to all the rules. That is, the document must clearly stipulate the terms and amount of monthly payments.

6. If you rent commercial real estate - 3 main risks for the tenant

The tenant may also suffer as a result of illegal or unauthorized actions of the landlord.

Risk 1. Renting premises to which the “lessor” has no legal rights

If the premises are rented to you by a person who does not have the legal rights of the owner to the property, the contract will be considered invalid. To avoid this, require the presentation of title documents.

You can independently obtain an extract from Rosreestr by contacting the Multifunctional Center. The service is paid, but you will reliably know “who’s boss.”

Risk 2. Changing the locks on the premises immediately after making an advance payment

Yes, such situations still occur in nature. You sign an agreement, make an advance payment, receive the keys from hand to hand, and when you want to move into the premises with your property, it turns out that the locks have been changed, and there is no trace of the “owners”.

There is only one way out in such a situation - to contact the police and initiate a criminal case on the fact of fraud.

Risk 3. Sublease

The best way to explain this is with a simple example.

Example
The tenant Andrey, an aspiring entrepreneur, rented space for a store for a year, paying six months in advance. At the same time, the businessman did not check the title documents, relying on the honesty of the lessor.
After a month of successful trading, the real owner showed up in the store with a full set of original documents. He politely asked the tenant to move out of the occupied space. Andrey tried to find a subtenant in order to at least get his money paid in advance back, but the enterprising intermediary never responded to either calls or SMS.
Bottom line: Deal directly with the owner. At the very least, he should be aware of all the manipulations that occur with his property.
7. Professional assistance for tenants and landlords - review of TOP-3 real estate agencies
Finding a qualified intermediary is a difficult task. To help readers, we have compiled a review of the most reliable companies in Russia working with commercial real estate.
1) Agency.net
Real estate management agency. Will help landlords and tenants rent and rent: office, retail space, workshop, warehouse, mansion and any other commercial real estate. The company employs only experienced and qualified lawyers and realtors.
A significant advantage of the company is its professional approach, the presence of a detailed website, and the development of an individual strategy for each client of the office. There are no real estate services that the company’s specialists cannot provide to users.
Commercial real estate in Moscow and the region is the main specialization of the company. Respect has been operating on the market since 2004. The agency's initial goal was to provide clients with the widest range of services related to the rental, purchase and sale of real estate.