I do not have an engineering education and I have never worked as a builder ... But there is always the Internet at hand, which knows the answers to all questions, there are guest workers I know (we became friends at some twist of fate), there are also some financial opportunities ... In short, I decided to build garage - a garage not in the sense of a standard 4x6 m for one car, but in the sense of - garage box for 3-4 cars - with an eye on future commercial use ...
And here is my story:
Despite the popular belief that places for garages in major cities there is no longer left, I say that it is very much left - both in the existing GSKs and in the newly formed ones - it is enough to look through the newspaper ads or call the real estate companies. For example, I found a suitable plot without getting up from the computer ... Land prices, of course, vary greatly in different cities, but usually there is something like this pattern - the cost of a plot plus construction costs is about 20-40% lower than the cost finished garage in this place.
We begin the construction of the garage by digging a foundation pit for the basement floor. For this task, we rent an excavator and a dump truck (in my case, two Kamaz trucks) for soil removal. My two hundred cubic meters of earth were dug / removed just in time for an eight-hour shift. Thank God, there was a wasteland nearby, where they dumped the earth - if they were taken out of the city, the cost of the work would double ...
Further, at the bottom of the pit (along the perimeter), a trench about half a meter deep is dripped, its bottom wakes up and is compacted with sand - we will mount the foundation blocks here. I read about this technology on the forums from the series “we build a cottage with our own hands”.
Actually, there is nothing complicated in the installation of the foundation - only two people are needed and crane. FBS blocks, by the way, are quite suitable for second-hand / stale ones - you can save quite a lot ...
Yes, and the entire basement is faster and easier to build entirely from blocks, everyone does it. There is only one minus - renting a crane bites ...
Further, it is even simpler - the bricklayer lays the brick, the welder welds the gate and the frame for the boards covering the pits. At this stage, it is highly recommended to accurately calculate and bring the correct amount of bricks, cement, sand, etc., so that you do not have to bring a bag or two of cement later in your own car ...
Yes, still, of course, you will need water (prepare the solution). There is no water in my GSK, I got tired of carrying it in canisters on the second day, so I agreed with the driver of the watering machine that he would periodically stop by to fill the barrels. Tariff for the service - "as agreed".
Now the crucial moment - we put the top floor slabs. Everything is the same as with the slabs on the floor, the main thing is not to fall from a three-meter height ... And this is not an empty metaphor: the proletarian of the construction industry has a professional tradition to go to work drunk ...
Then we plaster, paint ... On the advice knowledgeable people we choose peach color (it will be in good harmony with gray gates), it, according to neighbors, is pale pink ...
"Coliseum!" - the chairman of the garage cooperative succinctly and briefly outlined the resulting masterpiece. By the way, I also quite like how it turned out ...))
Well, now there is very little left: we fasten the lamps and sockets, make a screed on the floor, hang the gate ... And, we also pull the cable from the nearest pole.
Well, and, perhaps, that's all ... You can engage in some kind of near-automotive business ... It will be possible to insulate the gates and hang shelves later ...)) I almost forgot - it is advisable to do the roof before the rains!
Answers on questions:
1. And how much, if not a secret, did this construction cost you?
Answer: I'd rather tell you how much garage construction can cost in principle. One standard two-level garage 4x6 m "turnkey" will cost about 250-300 thousand rubles - this is if you just call the first ads you come across for workers and building materials. If you correctly buy cement / brick, and find workers for your price, then you can meet 220-240 tons of rubles. If you also find second-hand slabs / blocks, then perhaps 200 tons of rubles will be enough ... And if, in addition, you yourself be a foreman (that is, personally control the process, and at the same time do some work), then you can even fit into 170-180 t rub. Any additional frills such as lifting gates or a heating system with a waste oil stove - of course, for a fee. This is all, of course, without the cost of land! The price tag for a plot can vary, probably by three orders of magnitude - depending on the region and a specific place in the city ...
2. And what is your box garage doing now?
Answer: Body-painting performed by wizards from Yerevan. Usually in the people it is called ara-service. Lots of clients...
3. If you rent out, how long do you plan to recoup the investment???
Answer: This is an incorrect statement of the question, although this is usually what they ask.)) With regard to real estate (and a garage is also what it is, but real estate!), It’s probably wrong to calculate “on the forehead” how much investments will “beat off” ...
For example, a $150,000 apartment is rented out for $500 per month. Even the estimated return on investment is 25 years (and in reality it will be all 50 years) - but this does not mean that the rental business is meaningless! Very meaningful, it just cannot be measured by the standards of "short" money: bought - wound up - sold ...
4. I can’t understand how you did it with the land, and where you can find such offers .... land leased for 49 years? what docks to the ground???
Answer: Initially, a garage-building cooperative was established with the lease of land, first for 5 years, then with an extension for 49 ... How exactly this is done, I don’t know for sure - I bought land from an already existing organization. I, accordingly, have membership in the GSK (meetings, membership fees, everything is as it should be) and green money for the building itself (garage).
5. Can you, out of the kindness of your heart, tell me the keys by which to look for such GSKs on the net?
Answer: Newspapers for free ads (or online versions of HBO) »> section "sale of garages" »> there are ads not only for garages themselves, but also for garage plots
or:
Newspapers of free ads (or online versions of HBO) »> section "sale of land for construction"
or:
urban internet forums »> same sections (garages/plots) plus there may be a section "auto-moto and related"
Yes, the topic of building garages with subsequent sale (renting out) is certainly a working one. Especially if you follow some simple rules:
1) Initially design a garage for commercial use (as far as possible according to the situation) - high ceilings, gates "under the Gazelle", a full basement, good wiring (ideally - three phases), heating, a ceiling beam-channel for a winch, etc. n ... The same room, depending on the name - "just a garage" or "workshop-box" - costs differently! The listed details cost a penny against the background of the general construction, but market price the space immediately increases one and a half times.))
2) You can and should build on your own! Not in the sense - literally laying a brick (this is not given to everyone), but in the sense - not to use the services of construction companies or brigades "build on a turnkey basis". Manage the process yourself (nothing complicated) - and save decent money.
3) Correct purchase building materials is creative process and you can save a lot! Even a simple call-bypass of building bases and shops shows that the prices for "everything" vary significantly. Plus, as mentioned above, the purchase of some used building materials or the so-called. "stale", for example, foundation blocks. There is also such a cunning technique - to give an advertisement in the newspapers like "I will buy 200-500 pieces of bricks." Ask why is this necessary? - It's very simple: those who have just a small pile of bricks left from building a house or repairing an apartment (and it's a pity to throw it away, and especially nowhere to sell) will call - and they are ready to give even for beer or pickup.))
4) Try to keep the construction site in a warm and dry period (from May to October) - in rain or cold, almost all work becomes either expensive, or difficult, or impossible ...)
One of the most simple species income is considered to be the rental of the garage. While new shopping centers are being built everywhere, office buildings and residential buildings, virtually no one is worth garages. It seems strange, especially when almost every family has a car. That is why, if you have such a room, and you have not used it for a long time, do not let it stand idle just like that.
On the streets of big cities and even small towns every year appears more cars. Leaving them on the street is dangerous, and using paid parking it is possible only temporarily, since it is expensive, and weather can damage appearance iron horse.
You may own one/several of these buildings. The cost of the place will be 3,000 per month, which will bring you 36,000 per year. Yes, for different parts of our big country the rates will be slightly different, but in principle, in any case, the income will be good and, most importantly, stable.
Garage rental rules
First you will need to find a client. You can use the distribution of announcements on the Internet, post thematic messages in various sections online. You can also place an ad in the newspaper or simply post information in crowded places. Word of mouth works great: tell a few friends, they will tell their friends, they will tell theirs ... Do not “rush” at the first client as soon as you see him. He may not like you, but you may not like him. The main thing here is to learn as much as possible about a person, given the purpose for which he plans to remove boxing.
Preparation
The garage itself should not be filled with rubbish . Make sure that all your belongings are completely removed from the premises, otherwise they will simply interfere with the new tenant, and no one will want to share the space with other people's tools, old things, children's toys and other rubbish that we all store so carefully.
Gates should be well opened by one person, without outside help, without additional devices. If you have problems with this, digest them or replace them completely. Be sure to change the old wooden gates, even if they are good condition. There should also be two locks and one of them must be internal. The best option- preparation of a place for installing an additional lock by the tenant himself. This is a guarantee that his things will always be safe.
The building must be connected to electricity . Without this, you are unlikely to have someone take it off. Electricity must work well, and you yourself must resolve all kinds of issues with its connection in advance so that additional worries and worries do not pile on your client.
It's no secret that such boxes are often chosen for tire fitting or a car repair shop. For this they must be insulated. But, heating with electricity is quite expensive, so it is better to have a stove or boiler inside.
The tenant will refuse the premises in which it is damp. Be sure of it. Required for storage dry garage whose roof is not leaking. It is also important for the storage of dry mixes such as cement, sand or any other building material.
If the room is in poor condition, you need to take care of its arrangement. You may have to spend time and money on this at first. But, later on, your efforts will pay off with a good user fee.
Treaty
How to rent a garage? Conclude the contract in writing. For this, a special document is drawn up, which is signed by both parties. If your client is unknown to you, if you meet him for the first time and only on someone's recommendation, then never enter into agreements in words. They won't stand for anything in case of problems.
The contract must be registered if the garage is your property. If the term of the contract is one year or more, it must also be registered, because an unregistered lease is not valid and can lead to many negative consequences.
- Fee and subject - key points of the document . The location, type and size of the premises should be clearly stated. This also applies to the monthly fee. If you are going to cooperate a long period, reserve the right to change the price for objective reasons. This may not happen more than once a year.
And lastly, if the garage is located in a garage cooperative, you need to notify its chairman in writing, giving the tenant's passport details.
- Inventory. If your personal items and things that will be used by the client remain in the block, be sure to make an inventory of all things so that in the future there will be no questions about the loss or breakage of one or another item and mechanism. Detailed description the garage is given either in the contract itself, or in an appendix to it.
- Communal payments . It is important to indicate in the document that all utility bills (heat, water, electricity, security) are paid by the tenant. It is important to do this at the stage of concluding the contract, so that later you will not have any claims about the fact that the services were disabled. In principle, this is a normal practice and rarely one of the tenants refuses to pay. But, remember that people are different, which means that such a question cannot be overlooked.
- Emergency situation . Be sure to indicate in a separate paragraph that if during the term of the lease there is any emergency situation as a result of improper and dangerous operation of the building, then all consequences must be eliminated by the tenant before the expiration of the contract. You are not responsible for the consequences and have every right to receive your garage in the same condition in which it was provided for use.
- Termination of an agreement . Any terms of termination must be spelled out in the document. Most often, in the case of garages, they are not used at all, but there are exceptions. If someone wants to terminate all agreements in advance, there should be no misunderstanding and problems between you. The main thing is to warn the other party in advance (preferably 1 month in advance).
If you are the proud owner of your own garage where you can put and repair a car, then you are very lucky. Many car enthusiasts do not have their own garage and are forced to park their car on paid parking or in the backyard. And they carry out repairs and maintenance of the car either in the service station or on the street.
The essence of the business renting garages is to provide your garage to other motorists, while renting it out long term rental, but by the day or, for example, in hourly rent garage.
You will have a question: - who needs it? This is necessary for those vehicle owners who like to repair their car themselves. The car, and especially if it is not new, very often needs maintenance: tighten the nuts, change various gaskets, change the oil, pump and repair wheels, and the like. Many car owners can easily perform these simple car care operations on their own, in addition, this allows you to save a lot on repairs.
You, in order to organize a garage rental business, will need a room, i.e. garage. It will be very good if it has a lift or viewing hole. Secondly, purchase a tool for car washing: this is a special vacuum cleaner and a compressor. And, perhaps, the main point is the availability of professional tools. You can also provide customers with overalls and napkins.
In addition, you can also organize a small point for the sale of various necessary materials - oils, liquids, light bulbs, etc. You can also rent a vacuum cleaner and a compressor at the base of your garage. But this needs to be puzzled a little later, now the main thing is to find customers.
For the most part, your neighbors in the yard and district will become your customers, few people will drive to your garage from the other side of the city. The main goal is to form a permanent client base, in fact, it will be a club of motorists.
Why will people use a garage for rent? First, not everyone has garages, especially in large cities. Secondly, for a nominal fee (for example, 250 rubles per hour), you will provide an opportunity to repair the car yourself, saving on car services. Thirdly, for many, car repair is a hobby.
Such a business has already been successfully developed in Europe, it is especially successful in Germany, where renting a garage costs about 50 euros per hour. In Russia, prices can be much lower or higher depending on the city and location. For fast and big profit you should not count, but a few thousand rubles a month will be a good increase in salary. Also, do not forget that in order to open garage rental business, you need .
A garage that has been empty for a long time is a liability. After all, you pay some amount for it, although you do not use it. A liability can and should be turned into an asset. To do this, you need to rent a garage. Perhaps the amount will not be too large, but the income will be stable.
Where to begin?
If you want to rent a garage, first decide for how long you will rent it, permanently or just for a few months. Then do in the garage Get rid of unnecessary junk, valuables or sell (if not needed), or find a place to store them. Diagnose the condition of the electrical networks and serviceability lighting fixtures. And the most important point- find out how much it costs to rent a garage. Look through the ads for garages in your area to see what you can expect.
How to find a tenant?
If you didn’t succeed in renting the garage to friends or acquaintances, you will have to find a tenant on the side. Compose the text of the advertisement, in which indicate the availability of communications, location, term and amount of the lease. There are two options for finding a tenant: independently conduct a small advertising campaign or seek help from a real estate agency. Choose the last option if you do not have time to search. In addition, it is safer - realtors will help to draw up a legally competent contract. When you first communicate with the agency's specialists, ask how much it costs to rent a garage. After all, you also have to fork out for the service.
Print out ads and post them in approved locations in the area where the garage is located. Also advertise in newspapers. It will cost about ten dollars. Further, the text of the announcement and a photo of the garage should appear on free boards on the Internet. If you do not want to spend time searching for such resources, registering on them and posting messages there, then entrust this to a company specializing in such services. For the fact that visitors to dozens of thematic resources will see your offer, you will be charged 15-20 dollars. The easiest way to rent a garage is in Moscow, where there are many people who want to rent it, and there are much more opportunities for both independent search and business for companies providing such services.
Helpful advice
The idea of buying a garage as an investment rental passive income came to me a long time ago. Many initially took it quite skeptically, but then, several people put the scheme into practice and began to receive about 20% of passive income, which proved to me that the idea was working. I will try to tell in detail about the pros, cons, recommendations and warnings in this article.
The first thing I would like to say- the profitability of this investment depends on many factors and, first of all, territorial. The price of garages varies greatly by city/region/location. Somewhere a garage costs 500 thousand rubles, and somewhere 80. The same variation in rental value - one garage can easily be rented for 5 thousand a month, and somewhere no one wants to rent even for 1 ruble.
Since for any investor, profitability is one of the most important criteria when making this or that investment decision, we need to very carefully and pessimistically calculate the expected profitability and payback of the asset.
For example, I calculated that a garage in Kostroma in the Sverdlovsk region can be bought for 150 thousand rubles, and rented out for 2.5 thousand per month. We get a yield of about 20% per annum. I want to warn you right away that this is a very conditional calculation, just as a guideline.
I'll tell you a little about the pros and cons that I see in this idea.
First the pros:
- Low enough for of this type assets, the amount to enter and diversify. Many investors, myself included, want to have a real estate stake in their portfolio, but not everyone can afford to buy an apartment. Buying a garage is a much more feasible task even for a novice investor.
- The possibility of an increase in the price of the asset itself. Many experts note that real estate prices have already fallen sharply and are at conditional minimums. The likelihood of long-term growth under the circumstances is very high. In addition, you can significantly increase the value of the garage, simply by removing the trash left over from the previous owner and, for example, painting the gate.
- Possession of a physical asset. For so many people, owning something “that you can feel” is an additional psychological incentive to acquire. The garage cannot be stolen from your account or carried away in a bag.
- The prospect of increasing market demand. This point is controversial and will depend on many factors. But I will share my thoughts on this. At present, specifically in our region, a lot of housing is being built, and garages are being built many times less, and even just parking spaces are clearly not being designed enough. At the same time, the number of cars per capita is not decreasing at all. All this is quite capable of leading to a shortage of this asset, and hence to an increase in demand and rental costs.
- Possibility to rent a garage for an office or warehouse. Thus increasing the cost of rent. With a competent approach, you can agree on mutually beneficial conditions with some young company.
- In fact, completely passive income. After renting a garage, you usually do not need to spend a large number of time for this asset.
Now the cons:
- Difficulties in finding tenants. I recommend that before making a decision to buy a garage in a particular area, monitor the demand. For example, give a test ad before buying and see if there will be calls. It is also desirable to purchase a garage next to a large residential area. This is logical - the more car owners will live within walking distance of your garage - the better. Another small recommendation - do not ignore offline ads. Paste ads “for rent a garage” on all entrances nearby with your garage - often the return is much better than on Avito and other Internet sites. Many potential tenants would like to rent a garage but are not actively looking for one.
- The quality of tenants. There are citizens who want to rent a garage for illegal activities. For example, my father's tenants at some point simply disappeared, stopped paying and answering calls. When we opened the garage, we found that stolen cars were dismantled for parts. Therefore, I advise you to definitely draw up an agreement in which to prescribe the tenant's passport data, his responsibility for non-payment and illegal activities, the possibility of opening the garage on his own in case of a long delay in payments without saving the tenant's property. And always have a spare garage key just in case.
- Frequent change of tenants. On average, garages are rented for a period of 4 to 7 months. Therefore, get ready in advance that you may have to look for new customers quite often. And having 3-4 garages, the passivity of such an investment approach is completely questioned.
- Additional payments. Expenses such as repairs, taxes, bills, security, etc. usually fall on the shoulders of the landlord - you need to keep this in mind.
What else should you look for when buying a garage?
Very positively, the cost and attractiveness of the garage is influenced by such parameters as.
