A good area, a cozy atmosphere, a price below the market average and a pleasant, polite owner - all this does not mean that luck has finally smiled on you and the search for rental housing is over. It doesn’t matter whether you’re looking for an apartment for a day, a couple of months or years, renting real estate is a serious undertaking that requires a thorough approach and healthy suspicion. We have previously talked about the most common dangers that await you when renting a home. Now we’ll find out how to act to avoid trouble.
We suggest you figure out how to properly rent an apartment in modern realities: do it yourself or contact realtors, what pitfalls to avoid, and how to protect yourself and your money from scammers. We’ll tell you about a sequence of actions that will lead to results without complications or unpleasant surprises, and we’ll share proven secrets from real estate market experts.
What is long-term housing rental and when should you resort to it?
Long-term rental of apartments is the transfer of housing for temporary use or ownership for a period of one to five years.
This option is suitable for those who have firmly decided on their intentions and plan to rent out the property for more than a year. Its main advantage is that there is no need to constantly work on the apartment or look for new tenants. The agreement is concluded once, and after that the lessor simply receives regular payments for several years.
It is convenient to resort to long-term rent even when the owner is completely satisfied with the tenants. For example, if people have lived for some time and have not violated the rules of renting:
- made payments on time;
- treated property with care;
- did not disturb neighbors, etc.
In this case, there will be no need to sign a new agreement every year.
When deciding to rent out real estate for a long time, you need to take into account the specifics of the transaction, namely:
- The tenant acquires the pre-emptive right to conclude a new contract (Article 684 of the Civil Code of the Russian Federation).
- Changing tenants to others will not be easy. Refusal to renew the agreement is possible only if the owner does not plan to rent out the apartment within a year (in accordance with Article 684 of the Civil Code of the Russian Federation). Otherwise, former tenants have the right to file a lawsuit.
- If the owner wants to terminate the transaction or change its terms, then three months before the end of the contract he must notify the tenants of his intentions. Otherwise, the agreement is extended under the same conditions (according to Article 684 of the Civil Code of the Russian Federation).
- The employer has the right to terminate the contract without giving reasons (Clause 1, Article 687 of the Civil Code of the Russian Federation). The lessor does not have this right. For him, termination of the transaction is possible only in court if there are violations (unless otherwise provided by the terms of the agreement).
- Even if there are complaints about the use of housing, the tenant can ask the court for time to eliminate them (according to paragraph 4 of Article 687 of the Civil Code of the Russian Federation).
In connection with the above, most often leases are issued for a period of up to one year. After all, renewing a short-term document is easier than terminating a long-term one.
For how long is the contract concluded?
In accordance with clause 1 of Article 683 of the Civil Code of the Russian Federation, the validity of a rental agreement cannot exceed five years. Moreover, if the document does not indicate the period of its validity, it is considered concluded for a period of 5 years.
The minimum duration of a long-term real estate lease agreement is one year. If a transaction is concluded for a period of less than twelve months, it is considered short-term (in accordance with paragraph 2 of Article 683 of the Civil Code of the Russian Federation).
PS 13) Enjoy your new home
If you have done all the steps described above in order, then you can finally breathe a sigh of relief - you may not have found the best apartment in the world, but how ideally you rented it! We understand that you had to work hard, but now you have experience and knowledge about the real estate market, which will certainly be useful to you in the future. Remember - the main advantage of a rented apartment is that if something happens, it is much easier to change it than a purchased one.
Georgy Paradny
How to rent a house for a long time?
The most popular way to search for apartments is through online bulletin boards and specialized real estate portals. There are plenty of offers in this resource, but most of them (about 80%) are from intermediaries. This means that you will have to pay an additional amount for the services of realtors. Most often this is half the cost of a month's rent. But the security of a transaction through an intermediary increases.
If a person uses the services of a real estate agency, then the realtor is obliged, together with the owner, to show the apartment, answer questions of interest, and then help with the execution of the contract. In addition, the intermediary must check the documents confirming ownership.
To successfully rent an apartment for a long time, you should adhere to the following rules:
- There is no need to pay a realtor or make a down payment to the owner before signing the agreement. If you are asked to pay earlier, this should alert you: the intermediary can only provide information services and not enter into contracts. In addition, there is a risk of falling for scammers.
- It is important to check the ownership documents and the owner’s passport. It also wouldn’t hurt to find out if there are other owners.
- It is mandatory to conclude a lease agreement indicating the landlord's passport details, property address and information about the tenant.
- When contacting a real estate agency, you need to pay attention to its reputation. Reliable intermediaries usually have a proven client base.
- If a person is looking for housing on his own, a very low price should alert him: he should probably expect unpleasant surprises. So, the apartment may be located in an old house, in a bad location, or require renovation. Sometimes household appliances or furniture are missing.
- Before looking at the proposed option, it is better to ask in detail about the living conditions and location.
- When viewing, it is recommended to pay special attention to the serviceability of household appliances, furniture and plumbing equipment. Also check the documents and carefully study the proposed contract.
Agent selection
Choosing an agent is a rather difficult moment, since your peace of mind will depend on him.
The level of quality of services provided by an agent is absolutely independent of the size of the company in which he works or its reputation. You are dealing with a specific person who cooperates with you.
There is an opinion that a realtor from a not very well-known company can show himself better than from a well-known company on the market. This is explained by the fact that a small company never wants to miss its client and tries in every possible way to please him.
Large agencies enjoy acquired popularity, and gaining trust is not difficult for them. Therefore, they are more focused on the financial part of the transaction and try to earn more profit.
Service to people has been streamlined. Such are their regular customers. And the random ones are simply not taken into account. Prices for services in small agencies will also be much lower.
One good option is to use the services of a realtor on the advice of relatives or friends. And here it is no longer so important on what basis he cooperates with you, privately or through an agency. The main thing is that you can trust him. And he, in turn, also values you, as he forms his own client base with which the agent can cooperate, bypassing the agency. Even if he changes jobs or loses it, you will forever remain on his list.
How to rent out premises for a long period?
For an owner who has decided to rent out a home for a long time, it is important to find reliable and responsible tenants. Moreover, it will not be easy to terminate the contract in the future.
A possible option is to contact a real estate agency. Realtors will help you quickly find tenants and properly complete the deal. You can also independently place advertisements on specialized websites, boards, social networks, etc. Another way is to search through friends. It is convenient because it is immediately known who will be the tenant (who are the tenant and the landlord and what are their rights?).
The cost of rent can be easily determined by studying the average real estate prices in your city. It is also worth considering the condition of the home, the availability of repairs, furniture and household appliances, location and infrastructure. If an intermediary is involved, he will help you figure out the price.
You will also need to prepare the apartment itself:
- Clear the space: get rid of everything unnecessary, remove personal belongings (or at least put them in a separate place - pantry, balcony).
- Take care of the availability of repairs, which should correspond to the price category of the housing. Minimal cosmetic repairs should be carried out.
- Pay attention to the serviceability of taps, water heaters, sockets, sewer drains, furniture, locks, etc.
- Install furniture if there is none. If possible, replace old and unsuitable ones with modern ones. Unfurnished apartments are more difficult to rent out and their cost is lower.
- Pay attention to the presence of household appliances. The minimum required is a refrigerator, a stove, a water heater (if there is no hot water), a washing machine and a TV.
- To clean up. Clean windows, light fixtures and washed curtains will create a good impression on potential tenants. This is a great way to show respect for the tenant.
- Get internet if you don't have it.
You need to discuss the terms of the transaction with the potential buyer and, if they agree, document it. It is important to approach the drafting of the contract correctly.
View options
What should the tenant take into account first:
- distance from home to metro;
- availability of developed infrastructure;
- safe environment;
- condition of the yard and entrance;
- what kind of neighbors will live next to him;
- floor;
- The side the windows look at (the south side is always warm, looks out onto the street or into the yard).
to the landlord regarding all of the above points, and then you can begin to carefully study the living space itself:
- Pay special attention to inspecting the bathroom and plumbing fixtures. Plumbing must be in full working order. Having hastily repaired taps or rags stuffed into pipes is in no way acceptable.
- Remember that neighbors also live above you, who may have problems with plumbing and the apartment may have been flooded more than once. To check, carefully inspect the corners and ceiling and walls for smudges and peeling whitewash or wallpaper. If you notice any warning signs, do not hesitate to tell the owner about it.
- Check the condition of the electrical wiring. Carefully inspect the condition of the gas pipes and gas stove. Find out where the gas supply is turned off in case of an emergency.
- Check the operation of the telephone network. The quality of window and balcony frames and their functionality play a big role.
- An important detail is the serviceability of the front door locks, the functionality of the intercom and the presence of security at the entrance.
- In addition to all of the above, the extent to which you have found a common language with the owner of the apartment is also important. If he seemed to you to be a polite and pleasant person, then it will probably be easy for you to contact him, and vice versa, if he is formal and cold, most likely do not expect loyalty from this person in the future.
If you point out some shortcomings, but the owner does not budge on the price, think about whether it is worth renting this particular apartment or whether it is reasonable to continue your search further.
How to conclude an agreement?
A written agreement is required, even if the property is rented out to friends. Then it will be easier to resolve controversial issues if they arise.
A lease agreement is different from a rental agreement. In the first case, this is a transaction in which one or both participants are legal entities (Chapter 34 of the Civil Code of the Russian Federation). The second option involves an agreement between individuals (Chapter 35 of the Civil Code of the Russian Federation).
To correctly draw up an agreement, you can seek the help of a lawyer. Notarization of the document is not required, but is possible upon request. This does not affect the legal validity of the papers. A prerequisite for the validity of the agreement is its signing by both parties.
At the same time, an act of acceptance and transfer of housing must be drawn up . It indicates the technical condition of the premises: the presence or absence of repairs, plumbing, household appliances and furniture. The condition of each item, name, make and model, and estimated cost are also indicated.
The deed is signed by both parties, only after which the keys can be handed over to the tenant.
We do not recommend completing the documents yourself. Save time - contact our lawyers by phone:
8 (800) 302-76-94
Drawing up an agreement
The lease agreement must contain the following information:
- date and place of compilation;
- personal data of participants;
- subject of the contract;
- validity;
- rights and obligations of the parties;
- additional conditions;
- termination procedure.
We do not recommend completing the documents yourself. Save time - contact our lawyers by phone:
8 (800) 302-76-94
Adviсe
Do not give your passport information to anyone. They can be used for various scams.
- To protect yourself from scammers, you need to know a number of precautions. Don't give money to people you don't know. The price of the apartment seemed too low to you. This is a reason to think about it.
- Carefully follow the dialogue between the realtor and the owner. If something confuses you, it is better to refuse real estate services.
- If you call the landlord and his phone is constantly busy, there is reason to suspect that he is looking for a more convenient option for him, and for him you were just another one who wanted it.
- Fraudsters usually act without witnesses. Therefore, if when you ask an agent to act officially, you feel his reluctance, then this is an obvious catch.
- Ask the agent to present a realtor card with the appropriate stamp.
- Carefully review the landlord's documents. There are cases when he is not the rightful owner of the apartment.
- Be careful with prepayments. Don't pay the landlord money up front, you don't know how things will be tomorrow.
How to avoid possible risks?
When renting out housing for a long period, the owner risks facing unfair treatment and damage to the property. There is a possibility of causing damage to third parties (for example, due to flooding of neighbors or fire). There are situations when tenants commit crimes: theft, deliberate arson, etc. But a long-term lease deal is difficult to terminate.
To protect himself, the landlord needs to draw up a competent contract, as well as a detailed act of transfer of property. The agreement must specify the degree of responsibility of the tenant for damage to property in the apartment or for causing damage to the property of third parties (neighbors).
Insurance will help reduce risks from unforeseen circumstances. In addition, it is recommended to outline the procedure for unilateral termination of the contract, as well as responsibility for late payment of rent.
5) Contact a reliable agency
Keep in mind that there are also scammers among agencies. For example, those who open an office, hang up a beautiful sign, collect money from clients, and after a couple of days disappear into obscurity. Or those that offer special services - say, they are ready to compile a selection of apartments that suit you for a small monetary reward. Before applying anywhere, read the Internet, ask friends and acquaintances, study the market. All this will help you find specialists with experience and a good reputation. But even with them, before starting cooperation, be sure to meet in person - intuition often plays a very important role in this matter.
Pros and cons of such a deal for the landlord
The following are the advantages of long-term rental:
- Stable income.
- Minimal investment of time and effort compared to daily rental of real estate: in the latter option, clients will have to be constantly looked for, and the housing regularly put in order.
- Properties intended for long-term rental usually do not require as many repairs as in the case of short-term rentals. Short-term apartments usually cost more and the requirements for them are higher.
- Easier to find tenants.
- If the outcome is favorable, you will have to visit the tenants no more than once a month.
Disadvantages of long-term rent:
- Difficulties in terminating a deal. Sometimes when tenants are evicted, the matter ends up in court.
- The cost of renting housing for a long time is lower than for a short period.
- The rent can only be increased with the consent of the tenants.
- If early termination is necessary, the owner will have to pay compensation.
- Signing a long-term agreement involves paying tax on the income received.
There are several types of apartment rentals and each of them needs to be properly formalized. On our website you can read about the features of free commercial rent, as well as the features of hiring office, specialized, mortgage housing and part of an apartment.
Long-term rental of apartments carries fewer property risks than short-term rental. It provides a stable income and requires less attention and time. At the same time, this type of lease also imposes great responsibility: the tenant acquires his rights under the contract, which cannot be violated.
Will the owner come to his apartment and how often does he intend to do this?
This is the first and most important question. And be sure to check if he plans to arrange visits in your absence. This question became number one after the owner of a tiny Stalin building on Bolshaya Akademicheskaya Street decided to check if everything was okay with her antique Yuryuzan refrigerator at 10 in the morning, thinking that I was at work. We were both lucky: in my sleep, I was unable to find a baseball bat and use it to punish the thief who decided to break into my home early in the morning. So our grandmother, the owner, avoided traumatology, and I avoided the police department.
