Apartment rental business. Is daily apartment rental profitable as a business? How to promote a daily apartment rental business?

09.11.2020

Buying real estate is not only a way to save your own savings, but also an opportunity to make money on it by reselling or renting it out. This is one of the liquid and unique assets. There are two main aspects that guide businessmen who invest in real estate: the desire to save their money in the face of inflation and the desire to increase their income by reselling real estate or renting it out.

Pros and cons of renting an apartment

Purchasing housing for the purpose of further renting it out is the most common investment transaction. You won’t be able to make money quickly from such an operation; the average rental income is 3.5-5% per annum of the cost of the apartment. But this is a promising and long-term investment; over time, you can move adult children here or sell it for the purpose of construction country house. Of course, renting out an apartment requires some hassle: you need to constantly look for tenants, maintain the apartment, and make cosmetic repairs.

Before the crisis of 2008-2010. the number of “investment” transactions, subsequently associated with earning income, amounted to approximately a third of all transactions in Russian market. Gradually their share decreased to 20%, and currently stands at 15%. At the same time, the number of long-term investors who purchase real estate for the future has increased.

Attachment cash in the purchase of real estate is a long-term project, but more reliable than a bank deposit. A bank deposit can be placed at 10-12% per annum in rubles, but possible risks must also be taken into account: lately There are many bankrupt banks. Banks with a solid reputation offer low interest rates.

How much can you earn by renting out an apartment?

Let's take a look at the table, which clearly demonstrates rental income:

Apartment options	Apartment cost	Rental income per month, in rubles	Rental income per year, in rubles
Room	800 000	7 000	84 000
1 room apartment	1 900 000	14 000	168 000
2-room apartment	2 700 000	18 000	216 000
3-room apartment	3 500 000	22 000	264 000

But in addition to income, there are also fixed expenses - these are: apartment repairs, rent and utility bills (if this is not included in the rent), insurance and income tax.

Apartment options	Rent and utility bills per year, in rubles	Tax (13% of rent)	Cosmetic repairs	Insurance	Total expenses per year
Room	24 000	10 920	6 000	3 200	44 120
1 room apartment	30 000	21 840	12 000	7 600	71 440
2-room apartment	42 000	28 080	24 000	10 800	104 800
3-room apartment	60 000	34 320	36 000	14 000	144 320

The profitability and payback period are affected by the size of the initial investment in real estate, repairs, as well as distance from transport hubs. The payback period for apartments purchased with your own money is more than 10 years, and those taken on a mortgage are even longer. From a one-room apartment you can receive up to 96 thousand rubles per month.

Apartment options	Cost of the apartment, in rubles	Net income, in rubles	Income in %
Room	800 000	39 880	4,98%
1 room apartment	1 900 000	96 560	5,08%
2-room apartment	2 700 000	111 120	3,88%
3-room apartment	3 500 000	119 680	3,42%

Place matters

Tenants, and especially foreigners, are not interested in the historical location of the apartment, but in good transport links and the availability of the necessary services. If you don’t have the funds to buy an apartment in Moscow, then you can start buying an apartment in the Moscow region. The rental income from such an apartment will be 10-15% lower than in the capital, but 50% less money will be spent on purchasing the apartment.

The price of an apartment and, accordingly, the cost of rent for housing located near metro stations and railway stations. It is worth monitoring the construction of new metro lines and purchasing apartments there for rent. In Moscow, apartments in areas outside the Moscow Ring Road, where the metro arrives, are rising sharply in price. For example, in Mytishchi, the cost of purchasing and renting housing has increased by 30%.

Without losing, there will also be the option of purchasing housing in areas close to airports. At not so high costs, such apartments bring a stable income.

New building or secondary construction - what to choose?

When purchasing housing for subsequent rental, you need to consider two things: how long it will take to pay back the investment, and how much the housing will cost in the future. If you put the issue of return on funds to the fore, then you need to buy housing that is old.

Most of the offers on the apartment market are apartments of old construction. And the demand for them is quite high; renting an apartment at a lower price is more profitable than paying for renting an apartment. Although there is also a demand for them, some want to live in newly built houses and apartments filled with modern furniture and appliances.

Apartments in a new building are more expensive, so their payback period will be longer. But at the same time, rent in a new building will cost more. If an apartment is purchased on the primary market, it is recommended to buy it from a large developer who has experience in commercial development, as well as joint mortgage lending programs with state banks. The developer sells apartments in accordance with federal law FZ-214.

So, you have purchased an apartment and you have decided to renovate it. One of the main mistakes landlords make is to renovate an economy-class apartment with a business-class renovation. Believe me, tenants will not appreciate this, and you will spend quite a lot of money. Business class apartments are another matter; they must be equipped with expensive furniture and designer renovations must be carried out here.

Apartments for daily rent

Another type of income is renting out apartments on a daily basis. Such services are used by business travelers and tourists who do not want to overpay for hotels. The most in demand are middle class apartments, the cost per day ranges from 1.5-3.5 thousand rubles. The rental of this housing accounts for an average of 50%% of the total rental volume. The next most popular apartments are luxury apartments, the rental cost of which is 3.5-6.3 thousand rubles per month.

Of course, this business, like any other, has its negative aspects; the apartment may remain idle for some time. But during the autumn-spring period, and especially in holidays, middle class real estate is 100% occupied, and the rental price these days doubles.

What documents are needed to rent out an apartment?

After purchasing a home and carrying out renovation work, the apartment must be insured. We draw up a full insurance contract: we insure the walls, interior decoration, property located in the apartment, and, of course, civil liability (arson and fires due to the fault of residents). For apartments that are rented out, an increased coefficient of 50% is applied. For example, for an apartment on the outskirts of the capital, valued at 7.5 million rubles, the insurance payment will be 15 thousand rubles.

If you rent out an apartment yourself, you must:

Obtain consent from all its owners and registered persons to rent out the apartment.
Place an ad and start looking for a tenant.
The agreement must be concluded for a period of 11 months, in which it is necessary to indicate:

all persons who will live in the apartment (make copies of all passports);
how rent will be paid monthly or quarterly;
who will pay utility bills (electricity, water, etc.);
rules for using electrical appliances;
when the landlord can visit the apartment, etc.

Those who appreciate time can contact a law firm to draw up a lease agreement; this service will cost you 2 thousand rubles.

Draw up an act of transferring the apartment, which indicates all the defects at the time of conclusion of the contract.
Write receipts in which the landlord indicates that he received the money, and the tenant that he received the keys.

If your housing is municipal, then the Moscow government requires you to register it with the State Unitary Enterprise. To do this, you need to contact the “Moscow City Center for Rental Housing”, here you need to bring: an application, the consent of all owners to rent out the apartment, an extract from the personal account or house register, a social tenancy agreement. The cost of the center staff service will cost you 1,600 rubles. After registration, the agreement will be registered with the State Unitary Enterprise.

So, in this article we tried to highlight all the pros and cons of renting out an apartment, which apartments are better to buy for rent, in which areas, we also indicated that this business is a long-term project and its payback occurs in a few years, but the project reliable and liquid, since no matter what the rent and rental demand are, you still have a liquid asset that you can use for your own purposes or sell it.

Owners of vacant real estate often consider business based on daily rental apartments In this area, it is important not only to find a unique way to attract clients, but also to take care of the legal features that will ensure the legality of the activity and preserve the property.

Renting out an apartment for daily rent is a very profitable business. There may be two options for implementing the proposal:

Renting out the full area of the apartment;
Partial rental (for example, in a two-room apartment, only one room will be rented, and the second one will be locked).

In practice, the following types of proposals exist:

Directly from the owner of the property (the apartment belongs to the person who sells it for business);
Sublease (the person offering daily rental is itself its tenant and in this way pays off rental obligations in full or in part).

It is important to take into account the fact that when subleasing, permission from the owner of the property is required, since the circle of responsible persons increases and, in the event of a controversial situation, it becomes more difficult to find the culprit.

The amount of income for daily rentals directly depends on the location of the property. The most profitable options are:

Apartments located near resort areas;
In areas with a large number students (“student towns”, near universities, colleges);
Apartments in big cities(the constant flow of tourists and city guests creates a need for comfortable housing that will provide home comfort).

Pros and cons of renting an apartment daily

Advantages of daily housing rental:

The income received is higher than when renting for long term;
Good demand for supply;
No need to hire staff;
The business can be suspended at any time, at the request of the owner.

Disadvantages of the daily apartment rental business:

In order for housing maintenance costs to be covered and a net profit to remain, the apartment must be located in an active part of the city;
Options with good repairs and the full amount of necessary equipment, furniture and other things are more in demand (this requires significant investment);
Thorough cleaning is required after each guest;
There may be advertising costs to maintain the flow of customers;
There is a high probability of encountering scammers or robbers.

Step-by-step instructions for renting housing

Conduct an analysis of similar offers on the market (read information on the Internet, print media, or call real estate agencies and find out the average price);
Determine the optimal cost per day (it will be based on the general condition of the housing and the area in which it is located);
Prepare the apartment for rent (if possible, carry out repairs, equip it with appliances, kitchen utensils, textiles);
Submit an advertisement or seek help from a realtor;
Prepare a lease agreement;

Business income and expenses

Renting out an apartment on a daily basis brings not only profit, which is generated by receiving rental payments, but also entails some costs. These include:

Business legalization and taxation

Any activity that generates periodic income must be registered or reflected in the declaration in order for state taxation to be formed correctly.

At the legislative level, in relation to daily rentals, there are several ways to legally conduct business:

Registration in the form of an individual entrepreneur;
Registration of a patent;
Carrying out activities without registration and submitting personal income tax reports.

When assigning the status of an individual entrepreneur, there is an obvious advantage - a simplified taxation system. The Tax Code sets a rate of 6% of the amount of annual income, and the amount of insurance premiums is also subject to payment.

To register as an individual entrepreneur you must:

When choosing a patent, taxation is carried out as follows:

The cost of the patent is payable (patent costs = potential profit * 0.6%);
An amount equal to 50% of the insurance premiums is paid.

If there is no question of registration, then the tax is payable as personal income tax. In this case, it is important to consider the following points:

A tax of 13% of the total profit is subject to annual payment;
Reporting is submitted according to Form 3 Personal Income Tax (by April 30);
It is likely that the tax rate will increase for entities whose income exceeds 30 thousand rubles.

Responsibility for shadow business

Most tenants prefer to shelter such businesses from paying taxes. Today, representatives of the tax service have organized activities to identify such tenants. Information may come from:

from disgruntled neighbors on the landing;
through personal actions of tax officials (renting housing under the guise of a tourist or city guest);
message from other government bodies and officials (according to the district police officer who arrived at the apartment after the tenants violated the order of silence).

If tax evasion is discovered, the lessor will be held liable in the form of a fine and a requirement to conduct tax reporting. Failure to comply with these sanctions or periodic violation of the rules may result in criminal prosecution.

As an appendix to the contract, you can draw up an inventory of all the property located in the apartment, indicating its value. Before the tenant begins to live in the apartment, he can be given a transfer and acceptance certificate for signing, by signing which he will indicate his consent to the presence of all the agreed upon property in the apartment, agreement to its approximate value and condition.

Basics of a successful rental business

The market for daily rental housing is literally overcrowded, which can affect consumer demand. To quickly achieve net profit and form a permanent customer base, you need to show entrepreneurial spirit and activity, and also take into account some tips:

How to equip the room

To live comfortably in an apartment, it must have some furniture and equipment. Among them:

Refrigerator or cold room;

Washing machine;

TV;

Electric kettle;

Sleeping places (bed, sofa, sofa);

Electric stove;

Microwave oven;

Table and chairs for eating;

Ironing board;

Iron;

Free Internet access;

Set of cutlery and dishes;

Textile accessories (bed linen, towels, curtains and drapes, pillows, blankets, blankets, etc.).

In some cases, landlords even provide hygiene products in the apartment (disposable shampoos, soap, toothbrushes, slippers).

Search for clients

There are several ways to find potential clients. Among them:

Seeking help from a realtor;

Transfer of real estate into trust management of a real estate agency;

Independent search.

Realtor or real estate agency services trust management can be added up either based on a fixed rate or as a percentage. Both options have significant advantages:

The landlord does not need to make any effort;

The relationship with the tenant will be formalized through an agreement;

The realtor and real estate agency are responsible for the tenant's trustworthiness.

When searching for clients on your own, you can leave an ad:

In periodicals;

IN social networks and on specialized websites (Avito, Sutochno, Yurenta, Domofond, Kvartirka).

Renting an apartment daily as a business is very profitable and quite simple to organize. To attract maximum profit, it is necessary to create living conditions in the apartment that are comfortable and profitable for the client. For regular visitors, they often use a system of discounts or flexible payment for services.

When checking in, each new guest must comply with the legal formalities associated with formalizing the relationship through an agreement. In addition to the essential conditions, the agreement should indicate the client’s possible costs for damage to property.

♦ Capital investments: from 20,000 rubles. (if there is an apartment).
♦ Payback: 8-12% profitability per year (in general – from 10 years).

If you have your own living space or are considering the option of purchasing with a mortgage, it is worth considering apartment rental business.

This will allow you to recoup the purchase costs, as well as earn extra money.

There are two rental options – short-term (daily) and long-term.

Each of them has its own advantages and pitfalls.

It is impossible to say clearly which option is preferable.

You will have to make the choice yourself, evaluating all the arguments.

Daily or long-term rental: what to choose?

The idea of a long-term rental housing business is as old as the world.

In addition, square meters can be rented out not only for residence, but also for offices.

Short-term rentals are also only gaining momentum. First of all, due to high prices in hotels.

In some situations, living in seemingly cheap hostels still costs more than a rented apartment.

But at the same time, a person gets the opportunity to independently manage his space, his own schedule, and prepare his usual food in the kitchen. And, in general, you can feel at home.

Positive aspects of business

Negative aspects of business

How to start a business renting apartments?

If you have analyzed all the arguments and decided that renting apartments long-term or daily is your business option, you should check the housing for compliance with the requirements.

The cost of an apartment is influenced primarily by its location.
The closer you are to metro stations, the center, and main transport hubs, the more you can ask for it.
The location on the ground floor is considered a disadvantage when renting meters for living.
But for offices this is the main advantage.
The set you need to equip an apartment for daily rent is extensive.
This includes towels, a basic set of dishes, a hairdryer, microwave, iron, and washing machine are welcome equipment.
If people stay for a long time, it is assumed that they will arrange comfort for themselves.
An apartment for short-term rental must be under your control at all times.
You are responsible for maintaining cleanliness, putting things in order before each race, regularly washing textiles, replenishing consumables (bagged tea, sugar, garbage bags, toilet paper).
Renting for offices often assumes that you need the absolute minimum - walls, windows, a door and plumbing and sewerage.

Analysis of potential clients

Interesting fact:
Playing music for more than two hours a day is unacceptable to neighboring tenants and amounts to noise - these are the laws governing rental housing in Germany.

For long-term rentals, the range of potential business clients is quite wide. In general terms, it can be represented as solvent people 18-30 years old.

As for renting square meters for offices, the demographics here are also broad.

Actually, the gender and age of the renters in this case will not matter much. The main thing is their occupation – entrepreneurial activity.

But as for the daily rental business, we can distinguish four main categories:

What are the pitfalls of business apartments for daily rent?

As a rule, when signing a lease agreement, the tenants are asked to provide their passport information - they are asked to make a photocopy or they simply photograph the pages (for short-term rentals).
But the law states that this is prohibited.
And if you accept another, less important document, the risk of being deceived or having damaged property increases even more.
To earn a good reputation and have a regular flow of clients, you constantly need to invest.
In cleaning, washing, improving living conditions and solving various problems.
This must be taken into account when deciding to rent out square meters.
It is difficult to control how decently the residents will behave.
A noisy party can result in problems with neighbors and additional costs for cleaning and even repairs.
In general, residents of old houses are usually quite critical of apartments in which new people constantly appear.
This is especially dangerous if you are renting out your home under less than legal circumstances.
If you decide not to use the services of an intermediary agency, the likelihood of your apartment being idle increases.
But even a realtor, to whom you will pay an average 20% commission, is not a guarantee of a regular influx of tenants.
Additionally, you will have to advertise, and this is another expense item.
The biggest pitfall is the risk of fraud.
Of course, it exists in any field.
But when renting out housing, it is especially high.
However, you should not focus on the worst situations.
It is enough to remain vigilant and careful.

If you are just going to buy an apartment to rent it out and make money from it,

for a successful and profitable purchase:

You need to know business from the inside.
If you have never rented an apartment, it will be difficult to understand how to effectively rent out yours.
You can rent a house for a day or two in your own city and play the role of a “mystery shopper.”
Assess what the average prices are and how landlords behave.
If you are planning to take out a mortgage on an apartment specifically to rent it out to tenants, it is better to abandon this idea now. The current conditions of economic instability can play a cruel joke on you.
In addition, the overpayment turns out to be too large.
There is no point in starting any business without apartment insurance.
This is especially true for short-term rental space.
If the loading of the apartment has become regular, it makes sense to delegate the washing to the laundry or.
This is an additional expense, but a big time saver.
Do not hesitate to ask questions to potential residents, talk to them, take a closer look.
It is difficult to understand from several conversations what kind of person is in front of you.
But it is often possible to weed out the most suspicious and inappropriate ones.
Set yourself up for the fact that calls at “indecent” times will become the norm for you.
And there is a chance that you will have to call the tenants more than once to solve some problem.
If you are not ready for this, place the responsibilities “on the shoulders” of the agency.

From all of the above, we can conclude that the specific business apartment rental– this is not a “golden” ticket.

In any case, you will have to constantly invest your efforts in its development. Then the earnings will be more or less solid.

Or delegate the solution of all issues to a real estate agency.

In this case, you will have to forget about high earnings, because you will have to pay a rather large commission.

But if there are square meters and for some reason you don’t need them, it makes more sense to rent them out for housing or offices, rather than just leaving them idle.

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In this material:

Renting apartments by the day as a business can provide a stable income, which will be many times greater than with long-term rentals. This is explained by the increased popularity of the service, because its cost is more affordable than hotel room, so it won’t be difficult to find clients. As a rule, apartments are rented daily by business people who come to the city for 1-2 days to resolve business issues, or by 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 economic niche. With the right approach, you can organize a stable business renting out 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 real estate;
apply for a mortgage.

The best option is to rent out your own square meters for temporary use, but often beginning businessmen use real estate that they themselves have rented. Some citizens approach the issue globally and take out a mortgage, after which they begin to rent out the purchased apartment. Thus, the newly minted home owner provides himself with a constant income, which is enough not only to pay off the loan, but also for his own needs.

Renting an apartment daily as a business has the following advantages:

Good income, which can be much higher than with long-term rent.
You can use your own housing at almost any time, but if you rent out your housing monthly, you will have to wait until the end of the contract.
If you plan to sell real estate, then while you are looking for buyers you can earn a little extra money by housing visiting people for a day or several days.
If you cooperate with a real estate agency or several individual realtors, you will ensure a constant flow of clients, which means a stable income.
There is no need to register as an individual entrepreneur, which reduces tax costs and increases profits.

Organizational aspects

It will not be possible to create a highly profitable business for renting out apartments without investments, because... To attract customers, it is necessary to give housing a “marketable appearance”.

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

The furnishings in the apartment are extremely important: it should be attractive and cozy, because even when 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 bed linen, pillows, blankets and several towels should be prepared 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 for tenants is the availability of the necessary utensils in the kitchen. It is unlikely that they will prepare full dinners or lunches, but nevertheless you need to take care of having a kettle, a pot, a frying pan, several plates, cutlery and other accessories. In addition, there must be:

fridge;
gas or electric stove;
dining table;
trash bin and bags;
broom and dustpan;
dishwashing detergent and washcloth.

Search for tenants

When the apartment is ready, you can start looking for clients by placing advertisements in city newspapers, social networks, on specialized Internet sites and street stands. As practice shows, applicants for temporary housing are most attracted to advertisements with real photographs of the apartment, so they must be taken. Advertising requires a lot of time, and in some cases, insignificant financial costs. But if you cover 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 advertisements for renting your own apartment for daily rent in order to ensure a continuous flow of clients.

To save yourself from unnecessary hassle, it is recommended to contact a real estate agency. After concluding the contract, professional realtors will independently post advertisements for daily rental housing and communicate with interested people. Inspection and actual delivery of apartments is carried out in the presence of their owners. The agency charges a small fee for its work, which can be a fixed amount or a percentage of the daily cost of living.

Despite all the advantages of working with professional realtors, most people who start a real estate business prefer to work independently, 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 out a 2-room apartment at an average cost of 2,000 rubles, then the profit in 30 days will be 60,000 rubles. It is important to note that the level of earnings directly depends on the location of the property and its level of comfort.

Do not forget that the daily rental housing business, like any other type of activity, has pitfalls. Often you come across tenants who spoil or steal things, so before moving people in, it is recommended to conclude a formal agreement in order to receive compensation in the event of force majeure. In addition, the object and all property located in it should be insured.

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

Relevance of daily business

A short-term apartment rental business can bring in 2-3 times more than renting out the same housing for a long term. This is especially true for big cities, because the main contingent of tenants - tourists, as well as people who 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 does not count food costs (you will have lunch and dinner in a restaurant), laundry services, etc.

The cost of a double room in 3- and 4-star hotels in Moscow starts from 2,500 rubles per night (travel.ru travel portal)

There are many more offers for daily rentals, so it is possible to choose a temporary housing option for almost any budget. On the website of the popular real estate database "Cyan", for example, you can find an excellent apartment with European-quality renovation in the desired area for only 1500–1700 rubles. per night.

Difference in cost between a hotel room and private apartment can reach 20–30%

The difference is most noticeable if there is not one person living in the room, but several. In any hotel, regardless of its class, it is not the room that is paid for, but the stay of each guest, 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 when up to 3 people are staying, there is usually no additional charge. If there are more residents, payment will be negotiable.

Alexander Petrashov, businessman

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

Firstly, the location factor. It is not always possible to find a hotel in a specific area - almost all of them are concentrated in historical center city, as well as near major 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 daily are usually equipped with all the 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 will have to build on the available starting capital. Having decided to start this type of business, you can:

rent an apartment long-term and then rent it out daily (sublease);
convert your own housing into an object, renting a cheaper one on the outskirts of the city;
apply for a mortgage.

The first step in organizing a rental business is purchasing residential premises

In terms of risk, the second option is optimal. After all, even if the business “doesn’t work out” for one reason or another, you don’t lose anything and can return to your own apartment at any time.

Some people start by reletting rented apartments. However, in this case, you need to make sure that this clause is spelled out in the contract and that the owners of the living space are not against it. In addition, you will have to take the search for the property itself extremely seriously: if there is not a certain level of occupancy, your income will not be able to cover the cost of monthly rent.

Which apartments are in demand?

We touched on the most important topic - choosing an object. For most landlords, the main cause of loss is demurrage. It is unlikely that you will be able to avoid this, but if the apartment was chosen correctly from the beginning, you can count on a stable flow of clients.

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 “one-room apartments,” while 3- and 4-room apartments are rented extremely rarely (mainly by groups of students or out-of-town workers).

Table: demand for daily apartments by number of rooms

The area 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 clients. Therefore, the closer to the city center the housing is located, the better. Apartments located near large office centers and universities also bring good income.

Advice: if you plan to buy a property specifically for rent, it is advisable 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 open a business renting apartments by the day

Among the main advantages of this business idea is that its implementation does not require either huge start-up capital, special education, or special skills or knowledge. Anyone can start making money on daily rent. The scheme is extremely simple:

Determine which apartment you will rent - your own or rented.
If desired, register an individual entrepreneur in order to officially engage in business activities.
Assess the condition of the premises and carry out cosmetic repairs.
Furnish the home with furniture and appliances.
Purchase 5–6 sets of bed linen and towels.
Select the target audience (tourists, families with children, students).
Take high-quality photographs of the apartment and prepare a description of the property.
Draw up the text of the lease agreement.
Place advertisements in all available sources (newspapers, bulletin boards, Internet).

Let's consider the points that raise the most questions among novice entrepreneurs.

Documents for renting out an apartment

In order to conclude contracts with guests “according to 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 (page with registration and main page).

Main points of the agreement with the tenant

It is advisable to have a professional lawyer help you draft and prepare the text of the lease agreement. This may seem like an unnecessary expense, but if any problems or conflicts arise, this document will allow you to make claims to the guests and compensate for damages. And for this to be possible, the document must be drawn up legally correctly.

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

Subject of the agreement. Here the address and characteristics of the apartment are indicated, and the purpose of the rental is also stated - accommodation for a certain number of days.
Rental cost (for 1 day and for the entire period).
Check-in procedure ( exact time when the tenant must move in and leave the premises).
Rights and responsibilities. This part should be designed so that you win in any scenario. It is necessary to spell out the tenant’s obligations to maintain order, pay fees on time, not sublease the property, etc. However, remember that the absence of this section in the agreement does not deprive the parties of their rights and does not relieve them of their obligations - all of them are still enshrined in civil law.
Responsibility. In case of damage to property, the tenant must compensate for its cost at his own expense. Here you can specify penalties for late payment.
Details of the parties (full name, passport number and signature).

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

The agreement is drawn up so that the landlord of the apartment wins in any case

Business expenses

Even if you are the owner of a rental 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 does this include?

payment for utilities;
services of a cleaning company or cleaner;
advertising;
taxes (13 or 6% of income depending on your legal status- individual or individual entrepreneur).

If you do not rent out your own apartment, but rent a property or purchased 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 money for force majeure circumstances that require significant costs (equipment breakdown, “flood” from neighbors, etc.).

Registration of housing rental activities

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

But what if the income you receive from renting out your home has become permanent and systematic? In fact, this is already a full-fledged business that must be formalized accordingly.

Experts advise those who rent out several real estate properties at once and have a well-functioning work scheme to still play it safe and register as an individual entrepreneur. Yes, this will add more paperwork 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 work experience increases, 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 associated with the legalization of activities and the payment of taxes. This market is traditionally “gray”, and having decided to rent out 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 according to all the rules right away. So, how much of your profits 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 individuals in the amount of 13% of what you earned. To do this, you need to submit a tax return at your place of residence by April 30 (it will indicate your income for the past year), and then, by July 15, calculate the amount of tax and pay it to the bank using the details of the tax office.

For example, you rent out an apartment for 2000 rubles/day. When loading on average 20 days a month for a year, you received an income of 2000 * 20 * 12 = 480,000 rubles. The personal income tax amount will be 13% of this amount, that is, 480,000 * 0.13 = 62,400 rubles.
Important! If utilities are paid by the tenant, this amount must also be included in the income when calculating the tax.

For individual entrepreneurs

As a rule, individual entrepreneurs who indicate a rental business in their documents operate under 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 definitely more profitable. However, despite the lower percentage of the tax itself, individual entrepreneurs also have to pay contributions to the pension fund, accountant services, etc.

Video: taxation when renting out an apartment

What are the dangers of illegal housing rental?

According to experts, only 40% of landlords respect the law, and the majority are in no hurry to share with the state. On the one hand, this makes it possible to make large profits. On the other hand, if information about unofficial activities gets to the tax authority, the owner of the apartment may be brought to administrative responsibility in court. In addition to the principal amount of the debt, you will also have to pay accrued fines and penalties. In the worst case, a criminal case may be initiated against a negligent “entrepreneur” 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” version 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 preparing the premises itself. What do you mean?

Cosmetic repairs. No peeling wallpaper or yellowed ceilings with cracks! Everything should be fresh and neat, even if inexpensive. Refresh the whitewash, change burnt out light bulbs, replace leaking faucets.
Space. Adhere to the principle of minimalism. Future residents clearly don't need your grandmother's old sideboard. It is better to immediately get rid of all old and unnecessary trash, as well as unnecessary furniture cluttering the room. Personal belongings also need to be taken from the premises (as a last resort, put in a separate closed place, for example, on a balcony or in a storage room).
Cleanliness and order. Before looking for tenants, you need to do some 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 apartment.
Furniture and appliances. Even economy class housing should have minimal amenities. The “essential” items include a sofa, kitchen set, wardrobe, table, chairs, refrigerator. IN recent years the vast majority of tenants also require a washing machine.
Internet. This is no longer an additional advantage, but a necessity. Ideally, you need to immediately connect a Wi-Fi router (on Avito you can find good used routers for 700–1500 rubles).

The more comfortable the apartment you rent is, the more clients will want to return to it.

The more everything there is in the apartment, the more high price you will be able to install. Many landlords rent out housing with dishes, towels and personal hygiene products (soap, toothpaste, etc.), that is, on 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 maximum occupancy of the apartment (especially if the housing was taken out on a mortgage).

In the fall, Dmitry K. decided to rent out his apartment in the center of St. Petersburg for daily rent. And on own experience I became 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’s more hassle and less payoff,” he says. There is no month to month. Once Dmitry was very lucky: the apartment was rented for 20 days by a family who were making renovations in their own home, and since it took so long, they had to extend the lease for another period. But it was the only case. The rest of the time the apartment is occupied on average ten days a month.

Expert Online

submit advertisements in 2-3 local newspapers;
print leaflets, post them around the city or drop them in mailboxes;
write your contacts on the asphalt in crowded places - train stations, bus stops public transport etc. (all you need is a stencil and a can of paint);
negotiate with taxi drivers so that they recommend your apartment to visitors.

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

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

First, place your offer on message boards such as “Avito”, “From Hand to Hand”, “Cian”, etc. (and through the international Airbnb portal, for example, you can even attract foreign clients who pay in dollars and euros). The main thing is that your apartment is closer to the city center and looks impressive in the photo.

Secondly, in free time be sure to make a small business card website. There are a huge number of free designers on the Internet 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 contextual advertising Yandex.Direct and Google Adwords.

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, equipment, etc.). The only way to minimize the danger is to work officially, registering an individual entrepreneur, and draw up competent contracts. Only in this case will you be able to prove the fact of persons living in the apartment and causing damage to property in order to compensate for losses.

Important: always ask for passports from tenants, even if they are staying for just 1 day. It is advisable that you have in your hands copies verified with the original.

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

Advice: if peace and quiet are important to your neighbors, it is better to sacrifice part of the profit, but not rent out the apartment for birthday celebrations, New Years, etc.

In addition to these risks, daily business inevitably associated with certain everyday difficulties. After all, you 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 clients - 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 truly tangible profit, it is advisable to rent out at least 2-3 apartments. However, if you haven’t made a mistake with the area and organized your activities correctly, in just 9–12 months you can actually earn enough for a down payment on a mortgage to buy your next apartment and gradually expand your network.