An apartment in a new building, after a fire or with an old renovation - each of them will have its own tenant. Who can you rent an apartment to without renovation? Is it really profitable, how much will it cost and what should be written in the lease agreement?
Apartments without renovation are different:
- An apartment with improved rough finishing in a newly completed new building.
- Apartment in a new building renovated by the developer.
- Apartment after a natural disaster.
- Apartment with "grandmother's" renovation.
Each of these apartments has its own tenant.
Who can I rent an apartment to without renovation?
First of all, the owner of such a living space needs to determine which apartment he has acquired. Living space without renovation can be called an ordinary reinforced concrete “box” without plumbing, housing after a flood or fire, or an apartment bequeathed by a grandmother that requires major repairs. All of the options listed are significantly different from each other, so the approach to them may be different.
Now it’s important to sort things out in order. A new apartment without finishing in a new building is perfect for construction workers-guest workers. This deal can be beneficial for both the landlord and the tenant. Craftsmen can make high-quality repairs while having a roof over their heads .
However, you need to cooperate only with professionals, since amateurs can make such bad repairs that they will then have to redo everything again.
You can move low-income people into an old granny's apartment or into housing that was damaged by a flood. They are unlikely to have the funds to rent a more expensive, European-quality apartment, so they will agree to live in such conditions. But in this case, you should not neglect the interests of future guests. They need to be informed about the condition of the rooms. It is advisable to show the apartment in person so that they know exactly where they will live.
Remove personal items
Immediately before meeting with the tenants, you need to thoroughly clean the apartment and ventilate it, especially if it has been closed for several months. Check the wiring, plumbing, if the light bulbs are burned out, if the household appliances are working. “Remove all personal belongings from the apartment,” advises Yatsevskaya. — The apartment should be empty. There should be no photographs, frames, icons or paintings on the walls. Nothing should remind of the presence of the owners.” It happens that the owner, waiting for the arrival of tenants, sits too freely in the rental housing, smokes - this also makes a negative impression on future tenants.
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Realtors are skeptical about life hacks like “make coffee shortly before the tenants arrive so that the apartment has a pleasant smell.” “Maybe the tenant hates coffee,” Babichev says. “In addition, this may raise suspicions: did the apartment really smell so unpleasant that they are trying to hide it?”
What should be included in the rental agreement?
The owner of an apartment without renovation needs to pay special attention to the contract being drawn up. Before getting it certified, you need to discuss issues related to living conditions with the future tenant. Often, owners in the contract indicate the need to make repairs at the expense of new residents.
The rental agreement must contain the following subclauses:
- consent of both parties to repair the apartment;
- the exact lease term and conditions required for renewal;
- responsibilities of an apartment tenant;
- estimate, which indicates the exact cost of the work;
- conditions for termination of the contract.
An estimate and an agreement for repairs are drawn up only if the owner has set out to make repairs in the apartment at the expense of the new residents. To draw up an estimate, it is recommended to contact special agencies, where employees will tell you how best to prepare this document.
However, the paperwork “activity” does not end there. After the tenant completes the renovation, it is necessary to call a specialist from the company where the estimate was drawn up so that he can assess the condition of the apartment. If the tenant has fully complied with all the owner’s requirements, then a document is drawn up confirming this.
The cost of renting an “apartment for renovation”
The tenant, as a rule, does not pay anything for the apartment, and repairs are done as part of the rent, or he pays a symbolic amount, the main part, investing in repairs.
For example, the minimum amount of work that can give an apartment a “marketable” appearance, including the purchase of furniture and household appliances, costs 300 thousand rubles.
The average rent for a 1-room apartment in Tyumen is 15,000 rubles. At this price you can rent an apartment in new microdistricts - “Evropeysky”, “Vostochny”, “Vostony-2”, “Tyumensky”, as well as in “Stalinsky” buildings.
If the tenant makes the repairs on his own, then the repair costs cover 20 months of living in this apartment when calculating the rental rate of 15 thousand rubles.
That is, he spends two months making repairs, and the rest of the time he lives off the costs that went into paying for it. All conditions and terms of repair work are specified in the lease agreement.
Other nuances of renting an apartment without renovation
It is important for owners of such housing to understand that in some cases it is very difficult to rent out an apartment without renovation. First of all, this concerns dilapidated houses that are scheduled for demolition. None of the possible tenants will dare to take such a risk, since few people want to be evicted due to the deplorable condition of the house. In this case, it is much more profitable to get rid of the old apartment as soon as possible, without even trying to rent it out.
It is also worth paying attention to the cost of living in an apartment without renovation. By definition, it cannot be high, since the tenants will have to live in not very comfortable conditions. The cost of living in such an apartment is 15-20% lower than in renovated apartments.
Many owners of such housing decide to make minor repairs, but few understand that this is unprofitable. Typically, repairs take a large amount of money and time. All this will have to be “worked out” over the next few years.
It is much more profitable to offer future tenants to make repairs at their own expense. At the same time, they will not pay the full amount for housing for several months. This will help low-income people find an apartment, and the owner will receive repairs for an affordable amount.
Renting an apartment without renovation.
The issue of renting out an apartment without renovation (in concrete) has recently interested many people. The reasons may be different. Some people’s financial condition does not allow it, probably due to the crisis, while others do not want to spend either money or time on repairs. But everyone is united by one naive assumption that this option will allow repairs to be made in the apartment, and by the tenant, but in exchange for a good discount, and to receive some profit from the rental. At first glance, the idea is attractive and logical. But let's carry out the simplest calculations and analyze the result.
Let's consider 3 options. The prices shown in the calculations are valid for 2021.
1. An apartment outside the Moscow Ring Road, or in a panel house within the Moscow Ring Road at a considerable distance from the metro. For example, let’s take a two-room apartment with an area of 50 sq.m.
The cost of renting a two-room apartment with municipal renovation or similar quality will be 35 thousand rubles. per month. Minus utility bills - 30 thousand rubles. Accordingly, 360 thousand rubles per year. Let’s say that the repairs are carried out by the renter’s own resources, without any special frills; the simplest and cheapest materials and fittings are used - so as to live. Such repairs will cost 500 thousand rubles. If you attract so-called specialists from neighboring countries, then in this case the repairs will cost about 1 million.
Who will be attracted to this arrangement? For the tenant, there is definitely a benefit, and only on the condition that the rent includes only utility bills, and the lease term is at least 5 years. It turns out that it’s as good as free, and after 5 years a new renovation is just around the corner. Isn't it a very dubious idea?
For one-room apartments and three-room apartments, the difference in calculations is small. And in general the picture remains the same.
2. An apartment between the Moscow Ring Road and the Third Transport Ring, in one of the new economy class buildings (in Altufyevo, on Volzhsky Boulevard), even if it’s close to the metro. Area 50 sq.m. and also a two-room apartment.
In this case, the rental cost will be at least 45 thousand rubles. per month. Minus utility bills, we get 480 thousand rubles. in year. Repairs will cost the same money as in the previous example. But the discount period is shortened and will be 3–4 years. All that remains is to laugh and forget.
3. Apartments within the Third Transport Ring and in business-class buildings (as an option, new buildings in residential complexes, etc.). Again a two-room apartment with the same area of 50 sq.m.
There may be several variations here. Depending on the location of the house and its steepness, the cost of rent, subject to budgetary repairs, ranges from 55 to 85 thousand rubles. Accordingly, per year from 660 thousand to 1 million rubles. And if you work hard and make better repairs, you’ll actually need to invest 2 times more, but you can also rent out an apartment for 2-3 times more expensive. The option of 4 times is also possible, but everything will need to be carefully weighed and calculated.
As a result, the landlord is faced with an alternative: either to find the funds and opportunities to renovate the apartment and cover the costs in excess within a few months of renting, or to save now, but regret the loss of potential earnings later.
It is worth noting that questions about renting out an apartment without renovation in business-class buildings have almost never been received. Mainly on repairs, layout, functionality, etc.
Landlords of apartments without renovation.
However, there are naive owners of apartments in new buildings who, guided by the words of Mayakovsky: “If the stars light up, then someone needs it,” decide to place an advertisement for renting an apartment in a concrete state, believing that this is also necessary. Having quickly studied the market prices in the area, the apartment is put up for rent with a 2-month period of free accommodation, subject to the repair work being carried out by the tenant. In more than 90% of cases, the period of free stay is specified as 2 months. Why 2? Inexplicable but the fact. And in all these cases, apartments are rented without the participation of an agent. But here, just the same, everything is clear. A competent agent, hearing about such conditions, will smile and hang up, if, of course, he is polite. Anyone who will take up the job is only a beginner - a complete “tie”. As a result, the advertisement lasts for 2–3 months, after which they decide to either renovate the apartment or not do anything with it. And sometimes, after all, there are people who want to rent an apartment. But... more on that below.
Tenants of apartments without renovation.
As a rule, in such cases, the tenant of the apartment becomes a large family of migrant workers who carry out renovation work in apartments in the same building or area. It doesn't take much effort to find them. Contact the watchmen and post several notices in the entrances of the house with the content “Cheap for rent, no repairs.” The representative on their behalf and directly as the tenant is the “boss”, who has several apartments under contract in the same building. Which, in a sense, guarantees the “safety” of your apartment and the regularity of your rental payments. In case of problems with neighbors, for example, migrant workers will flood the apartment from below; it is easier for them to restore it than to leave their jobs. They will also do repairs in your apartment in a hurry. And furniture, plumbing, stove, etc. they will be picked up on the street or taken out of buildings being demolished in the area. Mattresses will be laid on the floor. But no one promised “European-quality renovation” and modern equipment under such conditions.
The next category of people who are seduced by “free” apartments in concrete are arrogant renters who are not sophisticated in experience and basic knowledge of arithmetic. For them to make repairs in a 2-room apartment for 20-30 thousand rubles. considered possible and feasible. In the first 2 months of sincere efforts, it turns out that the actual costs of repairs significantly exceed the expected ones. There is a catastrophic shortage of money, which leads to budget cuts and a change in the concept of renovation work - the use of available and cheap building materials and furniture, similar to what is successfully practiced by guest workers. Problems with financing cause delays in rent payments, which forces the landlord to appear in person to clarify the reasons. The further development of events is not difficult to imagine. In particular, shock and anger, followed by the utterance of frank epithets regarding the renovation and the tenant himself, and an attempt to expel him from the apartment. What follows is the sincere indignation of the tenant with references to the clauses of the contract, according to which, supposedly, everything should be so.
What you can't do without in a new kitchen
When packing, keep in mind that food is a basic human need and after transporting things you will definitely want to have a snack. In order not to look for lost kitchen utensils and products among numerous boxes, put everything important in one place and mark it with a marker.
See the list of items that will be most useful in a new kitchen.
Utensils and equipment for cooking:
- Electric kettle.
- Pot and pan. If there is no stove, then a slow cooker.
- A plate, mug and cutlery for each family member.
- Cutting board.
- Knife.
- Extension cord and adapter - suddenly it turns out that the kettle does not reach the outlet.
- Corkscrew or bottle opener.
Essential products:
- Tea.
- Coffee.
- Sugar.
- Salt.
- Oil.
- Water.
Cleaning supplies:
- Sponge.
- Dishwashing liquid.
- Broom.
- Scoop.
- Bucket.
- Paper towels.
- Napkins.
- Garbage bags.
With this set of accessories you can quickly prepare a simple dish, make drinks and feed yourself and your helpers. By the way, even before moving, think about light snacks and water so that you have something to refresh yourself during the process.
That's all. We wish you a stress-free move!
Furniture
If our experts agreed on the previous points, then in the “furniture” column the recommendations were divided. Thus, Lidia Bolshakova advises looking for cabinet furniture, including kitchen units, for example on Avito, where there are good budget options and, in addition, a wide range of household appliances, the presence of which is always welcome in a rented apartment. Evgenia Ivlieva recommends taking a closer look at small productions that offer a good price due to an unpromoted brand and the absence of additional payments for renting a showroom, an office with managers, etc. Also, in her opinion, it is best to buy furniture from MDF, since laminated chipboard is or PVC film quickly peels off and cracks (with frequent use, such items will last for 2–3 years). And some designers pay attention to sofas, tables, armchairs and chairs from restaurants. They can be purchased at garage sales, advertisements for which are not so difficult to find on Instagram.
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It often happens that furniture from the previous owners remains in the apartment. Here you can be guided by the following principle: if the interior items look decent, they are strong and in the same style, they can be left. Otherwise, it is better not to fill the rental space with trash, since the attractiveness of “grandmother’s” belongings is questionable. And in this case, the rent will probably have to be reduced. Therefore, in order to make money on an apartment and interest more potential residents, it is better to purchase relatively inexpensive new furniture from well-known chain stores.
✅ Prepare a new apartment
Before moving into your new apartment, clean it up. You will have to clean up afterwards, but doing everything from scratch among the boxes and bags will be more difficult.
Protect the door slopes from damage with cardboard; it is better to cover the floors with protective film.
Also inspect all communications in advance: sockets work, lights turn on, water flows. Check the operation of the freight elevators, meet the concierge, take a walk around the area - in case you urgently need a hardware store or pharmacy. This will make the first few hours of life in a new place much easier.
What you can't save on
Regardless of what kind of apartment you plan to rent out (in a new building or in a secondary housing stock), take care of the quality of the rough finishing and utilities. If there are problems with electrical wiring, sewerage and water supply, waterproofing, they need to be solved immediately. “Firstly, this will reduce the risk of ruining the new finish. And secondly, maintain good relations with neighbors and tenants,” says Leroy Merlin stylist Alena Weiner .
The same rule applies to plumbing. A constantly leaking toilet can not only cause leaks in the apartment below, but also cause increased payments for cold water supply. At the same time, many potential tenants pay attention to the appearance. No one is happy with old stains on the surface of the sink or its rickety pedestal. Therefore, if cleaning your old plumbing does not help, buy new ones. Don’t go for the cheap: instead of plastic trays or acrylic bathtubs and shower cabins, it’s better to immediately invest in an inexpensive but cast-iron bathtub that will last for many years.
Renovating an apartment for rent
