How to open a management company from scratch?

The first housing associations were mentioned in 1921; it was then that the first activists appeared who understood the attractiveness of this cause and began to take municipal buildings under their wing. Typical management companies began their existence relatively recently - 2005 marked the beginning of a new era in the management of multi-storey buildings and every year they are gaining more and more popularity among novice entrepreneurs.

High profitability and little competition in this area are the main reasons why businessmen want to occupy this niche. But is it so easy to open your own management company and why, with such financial attractiveness, are there still free places in this market?

So, how to open a management company from scratch? The answer is in this article!

It is permitted to carry out management activities only after obtaining a license, the issuance of which is regulated by government agencies.

The received document does not require renewal and is issued without time restrictions. But even if you are included in the register of licenses of the Russian Federation, this does not mean your immunity. If not done properly, the license can be revoked and the company can be deleted from the register.

Who can get permission?

A legal entity can count on obtaining a license to operate as a management company. or physical face:

• registered on the territory of the Russian Federation;
• having a qualification certificate;
• has no criminal record;
• missing from the register of disqualified persons.

Features of management companies

For an entrepreneur, a management company is an intermediary between the house and the organization that provides its maintenance and upkeep. In other words, the management company accumulates the residents’ money in order to later spend it on repairs, maintenance and other work related to improving and increasing the investment value of the house.

For residents, this is an organization that manages all the apartments in the building, providing a certain list of services, established by the state or expanded by agreement with residents.

Procedure for opening a management company

To start a business in the management field, you will need to take several steps:

1. Finding a suitable location for an office.

3. Purchase of equipment and implementation of repair work.

We will consider the features of each step in more detail below.

Searching for a location for the management company’s office and purchasing equipment

Before registering your activity, you need to find a place where you can locate the office of the management company in the future. The best option is an apartment building, the management of which is planned to be taken into your own hands. Typically, such companies are located on the ground floors of high-rise buildings and carry out major renovations, converting the premises into an office.

40 sq.m. will be enough for work. m. on which it is necessary to place one large office where specialists will receive clients, and a director, a toilet, and a place for eating.

You will need to purchase office furniture, air conditioning, cabinets, a safe for documents, office equipment, consumables and stationery supplies. It is also necessary to purchase special clothing, tools and

Registration of a company to obtain the right to engage in management activities

To legitimize your activities, you need a registration procedure with or CJSC. To register as an LLC you will need to do the following:

• choose a place and come up with a name;
• select code;
• prepare a decision on establishment
• form a management company.

After completing the above activities, you will need to submit an application to the tax office, first

Then you will need which will send the registration certificate to your legal address within 5 days.

And the last step will be opening a current account in a bank, with subsequent transfer of data about it to the tax service.

Hiring employees for work

The management company must employ at least three certified employees. If you don’t know how to manage a house, you will need to hire an engineer with the appropriate education; in addition, you need to have specialists who will service the house.

Management company staff

• engineer;
• accountant;
• director;
• plumbers, mechanics, cleaners, janitors, electricians.

Advertising of the management company

The only thing that can be done for promotion is to make your own website with detailed and necessary information about the organization itself, its employees, goals, and plans.

The goal is to make the company name recognizable. Only such large-scale advertising can bear fruit.

How to attract clients?

To take control of a house, you must conclude an agreement with each resident. To do this, you need to organize a meeting, the outcome of which will determine your future relations with this apartment building, namely their presence or absence. At the house-wide meeting, your goal will be to convince the residents of the need to change their management company to yours.

You need:

• describe colorfully all the advantages of cooperation with you;
• talk about the work that you plan to carry out in their house in the near future;
• promise timely elimination of breakdowns, accidents and other problems.

It’s a good idea to start by taking control of your home, conducting necessary work and take a photo of the result. Such photographs will serve as strong evidence and good motivation for residents. Good feedback the house you have already “brought to the surface” will also have a positive impact on your reputation.

Management company business plan

To open your own management company you will have to incur a lot of expenses:

• Rent of premises from 80,000 rubles.
• Purchase of office equipment, furniture and equipment necessary for the work of specialists from 300,000 rubles.
• from 200,000 rubles.
• Advertising from 90,000 rubles
• Costs of home maintenance, repairs, improvement local area about 900,000 rubles.

Thus, to open your own management company you will need to invest initial stage from 1,500,000 rubles.

Profitability of the management company as a business

The profitability of a management company is considered to be on average about 50% and the costs can pay off in just a couple of years.

The only condition is the presence of houses willing to be serviced by your organization.

For stable operation and income generation, at the initial stage it is necessary to take into service at least five houses and gradually increase this number. You shouldn’t try to get a lot of houses right away, because you won’t be able to service them efficiently and in a short time, and this will not have the best effect on your reputation. Fresh houses are easy to maintain and cause virtually no problems. The old houses in major renovation

need, residents will be regularly reminded about leaking roofs and pipes and demand the promised, quick fix of the problem, and this is a significant expense.

Possible problems when opening a management company

1. Supplying the home with resources

And vigilant residents will definitely start scandals because they were promised to do everything quickly, but in fact, like everyone else.

2. Defaulters

Every house has defaulters, usually 20–30% of the total number of residents. To solve problems with them, you will need to take some measures, and this is not only a waste of time, but also nerves.

Problems also include high risks, large financial investments, and difficulties in selecting qualified employees.

Is it possible to buy an existing business?

In practice it happens it is much easier to buy an existing management company, than to open it yourself.

When making such a transaction, you should pay special attention to the agreement, which needs to be studied very carefully and better in the presence of experienced lawyers, so that the debts of the former manager do not pass to you along with the company.

You will also need to check the presence of all necessary internal documents of the organization. Opening your own management company, – it’s a very risky, complex and costly business.

It will take a lot of effort to obtain a license, permits from the state, administration, and develop a client base. Poaching tenants is a difficult task, people do not trust such organizations because often promises are not even half fulfilled.

You can achieve success in this area and earn respect only by performing services efficiently and promptly, fulfilling all your promises. Only in this case will residents praise you and recommend you to their friends.

How to open a management company? Watch the following video lecture:

Attention! Free business plan, offered for download below, is an example. Business plan, the best way appropriate to the conditions of your business, you need to create it with the help of specialists.

An example of a housing and communal services business plan that can be downloaded

Summary

Housing and communal services are engaged in the maintenance of residential premises and the comfort of the surrounding areas.

The main idea of ​​this business plan is the creation of housing and communal services with a turnover of 39 billing periods.

The project has 3 tasks:

1. Make a profit.
2. Create a profitable, profitable enterprise.
3. Satisfy the consumer market with housing and communal services.

The project is financed through a commercial loan in the amount of 17,550,000 rubles.
From the first month of project execution, the loan is repaid.
The mortgaged interest rate is 17.5%. However, in Lately banks intend to reduce interest rates.
The amount of interest accrued for the entire period will be 1,195,740 rubles.
The conditional life period of the project is 3 years 3 months.
The payback period is 13 months, and with discounting 2 years.
Gross income for the conditional life period is 547,397.4 rubles.

Financial investment

To implement this business plan, 17,550,000 rubles are needed. This amount can be obtained through a commercial loan for 12 billing months. During this period, the bank will receive a profit of 1,195,740 rubles.

Project expenses for the first year:

1. purchase of premises will amount to 80,000 rubles;
2. purchase of equipment (12 pieces) – 189,686 rubles;
3. purchase of automobile equipment (9 pieces) – 14,046,000 rubles;
4. purchase of computer equipment – ​​67,980 rubles;
5. acquisition consumables– RUB 2,258,712;
6. costs for explanatory work - 300,000 rubles;
7. workers’ wages – 12,965,400 rubles;
8. taxes – 4145400 rubles;
9. unforeseen expenses - 1438366.2 rubles.

The total cost of the project is 31,346,145 rubles.

Purchase of equipment

Housing and communal services equipment must comply with safety regulations, promote productivity growth and contribute to the reputation of the enterprise.

Main housing and communal services equipment:

• computer technology;
• workwear for employees;
• furniture for enterprise;
• equipment for cleaning the territory of the enterprise;
• locksmith tools;
• garbage disposal;
• installation crane;
• consumables for work management;
• installation crane;
• harvesting tractor.

This technology must be reliable, practical and highly efficient, so you should not skimp on it.

Risks

There are several reasons for risk in the implementation of an enterprise:

• high level of risk in managing the company as a whole;
• large capitalization of investments;
• lack of highly qualified workers in this area;
• great influence of the state;
• uncertainty of market development.

Table No. 1. Potential of consumers of housing and communal services companies in Russia

conclusions

This type of business is risky, but very profitable. The enterprise will break even in the 13th month of project implementation and will generate a profit of 295,884 rubles.

The expenses of the enterprise itself are 31,346,145 rubles, but they will fully pay off in 2 years. In order for an enterprise to be promising, it requires a large presence of investments, a base of residential areas and the presence of administrative resources.

Opening this enterprise requires a great deal of dedication, knowledge and tactical manipulation from the manager when preparing documentation. He must also realize that he is responsible for people's lives.

If all of the above is done as expected, then all financial investments will pay off and generate considerable income.

Housing and communal services How does the management company live?

Our guest is Grant Agasyan, a successful young businessman. At 29 years old, he is the owner of the Urban innovative technologies" The entrepreneur's total assets are estimated at more than 1.8 billion rubles. The businessman works in a sector that is far from the most profitable and very problematic for Russia - housing and communal services.

- Grant Agasievich, tell us what housing and communal services are like as a business?

Any business is focused on making a profit. The main feature of business in the housing and communal services sector is that by earning money, you help people improve their quality of life. Today I don’t know of any other types of business where you actually help people every day.

- Tell us why you decided to start a business in this area?

I started my professional career as a paralegal in a company that provided legal services Homeowners associations, housing cooperatives and management companies. After working there for some time, I realized that this work could be organized much better.

Therefore, I first organized a company providing legal services for the housing and communal services sector, and later the first management company “Universal Guardian”.

- What are the biggest challenges of running a business in the housing and communal services sector?

Any type of business has its difficulties. There are a whole range of them in the housing and communal services sector, which should be taken into account by those who want to build a business in this area.

Firstly, the high level of competition.

Secondly, these are the residents. Each person has his own point of view, and we have to serve hundreds and thousands of residents. Having your own position on each issue, coupled with ignorance of legislative acts, can create a large number of subjective barriers for the management company to operate normally.

It is also necessary to note the presence of various administrative barriers at the bureaucratic level.

- Is it possible to make honest money in the housing and communal services sector? After all, there is an opinion that the only way to make money here is to quickly organize a company, collect as much money as possible, and bankrupt the enterprise.

This was the case 10 years ago, maybe 5 years ago. Now, every year, with every addition to the housing code, with the adoption of other legislative acts, there are fewer and fewer such players in the market.

Today you can make honest money in housing and communal services.

- Shares of the GIT holding were put up for trading on the Moscow Exchange. In the history of Russia, this is the first time that a management company in the housing and communal services sector has entered an IPO. Tell businessmen what, in your opinion, can help a company achieve an IPO?

It seems to me that this is a worthy tool for business development. If, of course, the entrepreneur has a desire to develop the business.

There are many areas that an IPO will really help. Entering the stock exchange is a transition to more transparent, more public working conditions. It will definitely have a positive impact on business reputation. In addition, various exchange and non-exchange instruments are appearing with which you can earn more. All this should give the necessary impetus for business development.

- Could an IPO have a negative impact?

Of course it can. Easily. Before making a decision to enter the stock exchange, I strongly recommend paying attention to your own financial indicators business, they are primarily the attention of potential investors, as well as the external market. Now let's switch from business to the personal component of success.

- What is your secret of success? After all, it’s unlikely that when you were a child you dreamed of becoming a billionaire...

Of course, I didn’t dream of becoming a billionaire as a child. But already as a child I had a lot different ideas. The most important thing I know is that my father told me as a child that the goal should never be to make money, the goal should be noble. If it is noble, then you will always make money. I believe in this and try to adhere to exactly this policy in life.

- What qualities are needed today to achieve success in business?

If we talk about qualities, then I am sure that a businessman must be decent and not greedy. The main thing is that a person has a conscience. The unscrupulous, in my opinion, have a short history. They can make money quickly and that's it. Their journey in business will not be long. This path cannot be called creative, but needs to be created.

It’s better to earn a little, a penny, but constantly, than once and that’s it. I'm still 29 years old. I think that long time I can be useful people and in demand in their industry.

- What professional skills and knowledge are needed by a successful businessman today?

The main thing is the core. If you have a core, then everything will definitely work out. How to develop it? There is no clear answer here. For me, it was formed through upbringing, through playing sports, and I trained seriously for 15 years.

Academic education, even more than one, professional knowledge, sports - these are effective, but still auxiliary tools. They will come in handy.

- What about studying abroad, an MBA degree, growth training?

I don't think it's important. They provide some useful knowledge and skills. They can teach you how to negotiate. But I've never been through anything like this. I taught myself everything, and this did not stop me from achieving success. I repeat, but there must be a core. If you don’t have it, then even if you go through at least 10 business schools, you will not achieve success.

- Today, many people believe that a successful career and family are incompatible. Do you agree with this? What is the role of family for you?

I believe that you cannot choose between business and family. Family is sacred to me. I believe that having a family only helps you realize yourself in business. Of course, work takes a lot of time. But time can and should be found for family. It all depends on mutual understanding. If your spouse is understanding, then everything will work out.

Never set the goal only to make money. must be noble.

How to open a housing and communal services management company from scratch? This question affects all novice businessmen who decide to run their own business in this area. Undoubtedly, all segments of the goods and services market have individual characteristics. What needs to be taken into account when forming a management company? What documentation will be required? Which government agencies oversee this type of activity? This article will help you understand all the intricacies of opening a management organization.

A management company is a commercial company that carries out trust management of the property of other individuals and legal entities(in most cases - MKD). What do you need to open a management company? First of all, you need to study the legislative acts Russian Federation that regulate this area of ​​activity:

• Housing complex of the Russian Federation;
• Civil Code of the Russian Federation;
• Federal Law No. 185 “On the Fund for Assistance to Housing Reform” utilities» dated 07/21/2007;
• Federal Law No. 261 “On energy supply and on increasing energy efficiency and on introducing amendments to certain legislative acts of the Russian Federation dated November 23, 2009;
• Federal Law No. 210 “On the organization of the provision of state and municipal services” dated December 30, 2004;
• Federal Law No. 255 “On amendments to the Housing Code of the Russian Federation, certain legislative acts of the Russian Federation and the recognition as invalid of certain provisions of legislative acts of the Russian Federation” dated July 21, 2014;
• Decree of the State Construction Committee of the Russian Federation dated July 27, 2003 No. 170, etc.

To open a management company, you need to know that there are three main kind similar to the UO.

• Management companies. These organizations do not oversee repair work and the supply of resources and utilities (in this case, these are the functions of housing maintenance offices); they operate exclusively in the field of management, acting as a link between real estate owners and contractors. Other companies with appropriate specialization are involved in servicing MKD. Opening a management company of this type is usually the easiest.
• Hybrid management companies. These organizations, without outside help, are fully engaged in servicing MKD (carrying out repair work, provision of housing and communal services and so on). Opening a management company of this type is usually the most difficult.
• Operational management companies. Owners of MKD real estate sign an agreement with this company, under the terms of which the organization can manage the property without dealing with utilities.

The activities of the management company are carried out in accordance with an agreement with the owners of apartments in the apartment building or on the basis of a request from the homeowners’ association.

To open a management company, you need to familiarize yourself with its responsibilities:

• monitor the maintenance and welfare of apartment buildings that are under the care of the organization;
• assess the condition of the roof, pipelines, common areas;
• organize repairs of the above buildings (permission from property owners is required);
• deal with the issue of public services;
• monitor systems fire safety;
• ensure regular cleaning of common areas;
• consolidate house-wide accounting systems;
• organize general meetings owners, convey to owners information about utility bills and existing problems of apartment buildings;
• carry out registration and check-out of residents in the apartment building.

Before opening a management company, it is worth knowing that such an organization has right to collect funds for carrying out activities. The amount of payments is determined by the OSS.

Is it profitable to open a management company in housing and communal services today?

The relative indicator of economic efficiency of doing business in this area is, according to experts, 5–10%. What is the reason?

Utility bills are not very large, as are wage many owners. Management companies have the opportunity to increase their income by expanding the range of services not limited by the legislation of the Russian Federation. Before opening a management company, it is worth learning about several more ways to increase its profits:

• leasing of various buildings adjacent to the apartment complex;
• concluding profitable agreements based on cooperation;
• registration of owners as clients for repair work. In this case, the organization reduces payments for their implementation. It turns out that people do not need to spend a lot of money, and the management company provides itself with a good income.

Opening a management company is quite difficult. There is not much competition, but their profitability is usually low. To cope with all the obstacles, you need to competently establish business relationships and be prepared for many difficulties. That’s why first you should evaluate your strengths, weighing all the pros and cons.

Opening a management company means starting to look for resources that guarantee stable profits, which is extremely difficult. For organizations seeking to develop in this area of ​​business, it is very important to spend their funds in order to take a leading position in this area of ​​​​the market. However, this is always a big risk and takes years of continuous work.

In addition, the costs of business promotion alone in our time do not lead to the desired results. First, it is necessary to ensure the promotion of the services provided, which, unfortunately, are not very well quoted. The thing is that many people are distrustful of individual entrepreneurs and non-state entities and therefore try to interact with them as little as possible. To open a management company, you need to win the trust of the population and present your services in the best light, otherwise the costs of the brand itself will be useless.

It is worth distinguishing between two types of services provided by the management company for certain financial resources.

• Payments from owners of real estate MKD on public utilities. These amounts go directly to the sellers. The amounts of payments are determined by government bodies, and therefore the MA cannot increase or decrease them. The same applies to the money allocated by the owners for major repairs. But it is important to take into account that the management company is an intermediary in these cases, and therefore large material resources pass through it and, unfortunately, sometimes are not spent on general house needs. Before opening a management company, you should decide what is more important to you: your own income or the trust of citizens.

Sellers are most often paid 15% less funds what was collected from residents apartment building. The Ministry of Construction and Housing and Communal Services of the Russian Federation, noticing this trend, is going to adopt a corresponding law, according to which sums of money will be transferred directly from citizens to suppliers. Before opening a management company, you should take into account the fact that very soon the legislation will strictly control that material resources are used for their intended purpose.

• Money is transferred to the management authority for maintenance and repair work in common premises. This includes a fairly long list of services established by the legislation of the Russian Federation. The amount of payments here is determined by the OSS, which is based on the methodology for calculating future expenses and income drawn up by the MA. In cases where it is not possible to hold such a meeting, all documents are transferred to the local self-government bodies. Before opening a management company, it is worth understanding that in any of the two flow options Money their amount is determined either by property owners or government agencies. The organization itself does not play any role in this process.

Since the beginning of 2016, cleaning of garbage containers has been a public service provided by organizations that have passed an open competition to select a management company. The amount of payments for export is now set by local self-government bodies.

Opportunities to increase income for OU:

• installation of energy saving systems, approval of the percentage share for performing the functions of an intermediary;
• carrying out a number of repair works, payment for which is made on the basis of contractual obligations;
• provision of additional services (parking, securing meters, etc.);
• renting out various extensions, installing banners and advertising boards;
• reduction of costs for the provision of services (staff wages, wholesale purchase of necessary resources).

Before opening a management company, you should take into account that, as a rule, the main problem of such an organization is the debt obligations of citizens living in an apartment building. A company can also demand payment through legal proceedings, but this is not always effective. There is no need to hide the fact that management companies often take advantage of clients’ ignorance of the law, as well as their reluctance to fight for their interests. It is also important to note the fact that the profitability of a management company is directly affected by the number of apartment buildings it supervises. As practice shows, a company must have at least five buildings under its control, otherwise there will simply be no profit.

Expert opinion

Opening a management company in a cottage community is a big risk

Dmitry Tsvetkov,

Head of Dispatch Office Penny Lane Realty

Opening a management company means taking a risk, because such private organizations are not always profitable entities. This is not due to a lack of professionalism on the part of management, but, as a rule, to our citizens’ ideas about intermediary firms and their attitude towards them. There are now quite a few luxury suburban settlements purchased for investment purposes. Sometimes in a town of two hundred houses only 50% of the buildings are used for living. So it turns out that citizens do not want to pay utility bills just because they do not live in a cottage. They think it's a waste of money. If you want to open a management company, it is worth considering that the debt obligations of the owners will be the main problem of a start-up company operating in practically uninhabited suburban areas. Typically, about 30% of real estate owners try to find any excuse not to pay for utility services.

A management company provides itself with a stable profit only when it supervises more than five nearby buildings, since such companies purchase resources in bulk, which allows them to reduce costs.

If we talk about suburban locality, then it is possible to open a management company here only when all the houses have permanent residents who are able to pay for utilities and other services. Otherwise, you can't expect any income. This process takes at least 5 years, and therefore many management companies suffer losses at the initial stages of their activities. To open a management company, you need a lot of money, because the risks are quite high.

How to open a management company in housing and communal services: step-by-step instructions

Step 1. With the help of agencies or independently develop a detailed scheme of activities (without this, there is no way).

Step 2. Create an organization in the status of an individual entrepreneur or company with limited liability(or add to the existing education areas of work from the All-Russian Classifier of Species economic activity, re-executing the necessary registration papers). It is impossible to open a management company without the appropriate documents.

Step 3. Pass the knowledge test of the Housing Code of the Russian Federation and other legislative acts (listed at the beginning of the article).

Step 4. Apply for permission to open a management company in the housing and communal services sector.

Step 5. Find office space, assign departments, purchase the necessary equipment.

Step 6. Sign an agreement with the owners of real estate in the apartment building, draw up technical documents.

Step 7 Conclude contracts with sellers in the field of servicing MKD.

Step 8 Develop your own Internet resource, add data to the geographic system.

Now it’s worth studying in more detail the question of how to open a management company.

How to open a management company from scratch in the housing and communal services sector

Here you need to register a legal entity ( Joint-Stock Company or limited liability company). However, opening a management company is not just about entering it into the Unified State Register of Legal Entities.

First of all, you need to decide whether to register a new educational institution or carry out a reform in an existing education. As a rule, additional areas of the company’s work are added to the existing list. The more there are, the more impressive the package of documentation must be prepared for the Federal Tax Service.

To open a management company, you need to register your activities with the Pension Fund of the Russian Federation, the Federal Social Insurance Fund of the Russian Federation and the statistical government agency. Once this is done, you can begin obtaining a permit to run your business.

• Licensing

Today, the laws of the Russian Federation oblige housing and communal services to obtain a license. It is worth noting that only individuals and legal entities registered in the Russian Federation have the right to engage in maintenance of apartment buildings. Foreign organizations cannot manage buildings in our country. Moreover, in order to open a management company, its management must pass an exam on knowledge of the legislation of the Russian Federation.

The permit is issued by the State Housing Supervision authorities based on the conclusion of an authorized group of persons. The license does not have a statute of limitations, which is a positive factor.

The permit applies to a specific apartment building (that is, its own document for each apartment building). Before opening a management company, it is very important to consider this moment so as not to have any problems later.

A license may also be invalidated if:

• the director of the organization committed an administrative violation twice;
• the company has unfulfilled obligations to the inspection authorities.

Before opening a management company, take into account the following factor: when a management company regularly breaks the law, fails to cope with its responsibilities and does not try to correct the situation, government agencies may decide to terminate its activities.

Conditions for obtaining permission:

• availability of non-residential space for an office;
• selected personnel;
• legally acquired equipment and resources;
• certificate that all legal requirements for access to enterprise information have been met;
• confirmation of the proper level of education of personnel.

There are two options to open a management company in the housing and communal services sector: deal with all types of maintenance of apartment buildings or form management organization, acting as an intermediary between residents and other businesses (suppliers, sellers, etc.).

• Option 1

There is a company operating here that undertakes the maintenance of an apartment building, which will undoubtedly require large initial expenses (purchasing equipment, hiring workers, ensuring stable wages, and so on). There is no doubt: opening a management company without confidence in receiving supervised buildings is a huge risk, since the desired profitability simply will not be forthcoming. It is also worth noting that this option is only suitable for organizations that have taken several nearby buildings as objects at once. Only then does the company have the opportunity to reduce its costs, which will be spent evenly on all entities served.

• Option 2

Here, the enterprise assumes only the function of control over the amounts of money transferred to suppliers and other organizations, over the activities of contractors, and so on. In this case, MKD maintenance is carried out by other companies, to which the MA transfers its powers on the basis of an agreement. You can open a management company of this type with a small start-up capital, which will be used to pay wages to several employees. The remaining expenses are already covered from the initial income. However, this method also has its disadvantages: often inflated prices of partner enterprises, direct dependence on them. But it also happens that such companies were so successful in this area of ​​the market that they soon formed subsidiaries and assumed all obligations for servicing apartment buildings. Before opening a management company, decide which option you want to implement.

What do you need to open a management company?

• Staff

It is very important to find a specialist in engineering systems whose professionalism no one will doubt. Moreover, as office employees and workers involved in servicing various types of equipment must be educated citizens who have received the appropriate certificate (the requirement does not apply to cleaners, janitors, and so on).

If you want to open a management company that will bring good profits in the future, be sure to take care of personnel. Often the owner of the organization becomes its main leader. Salary costs are always individual (usually $4,000–$50,000).

To open a management company, you need to acquire four operators who will answer calls in shifts 24 hours a day. Sometimes MAs do not form their service according to emergency situations, attracting other enterprises for this. Unfortunately, this is not always effective, because conflicts often develop between companies and owners. That's why best option- is to create your own department, decider emergency incidents.

Dispatchers should not neglect their responsibilities. It is necessary to ensure that they are ready to respond to residents at any time of the day or night. What if there is an accident? It is very important to fix the problem in time. To open a management company that residents will trust, you need to ensure high-quality services.

It turns out that the MA staff consists of:

• chief accountant (if the company is large, an accounting department is needed);
• engineering systems repair specialists (minimum two employees);
• workers servicing plumbing equipment and electrical appliances;
• welders and carpenters;
• operators;
• workers for cleaning the territory and common premises of the apartment building;
• emergency response and troubleshooting specialists.

It is worth repeating: sometimes administrative organizations do not form their own emergency services, attracting other enterprises for this. Unfortunately, this is not always effective, because conflicts often develop between companies and owners. This also applies to security agencies. Before opening a management company, this issue should be resolved.

• Financial resources

To open a management company, you need to have start-up capital in the amount of $2000–70000. The main expenses are wages, purchase of equipment and tools, rent of non-residential space for an office. In the case where the costs amounted to $70,000, and there are about ten objects under management, this amount will be returned after 12 months (approximately). You will receive an income of approximately $3,500. It turns out that the more homes you serve, the higher your profit. It is very profitable to provide services to 30–40 objects at once.

• Office

It is simply impossible to open a management company without premises for work. It is best if the office is located in a facility that you will subsequently supervise. Then you should purchase equipment, inventory, office supplies, arrange places for operators, provide telephone communications and the Internet.

However, first you still need to establish trusting relationships with the owners of real estate in the apartment building. This is the only way you can open a management company that will suit your clients, protect their interests and provide them with safety and comfortable living.

• Legal address

An integral part is the location of the legal entity. Beware of partners who give you their address right away. As a rule, it is widespread, which creates problems with legislation regarding the inclusion of an enterprise in the Unified State Register of Legal Entities.

• Accounting policy

To open a management company, you need to deal with this issue in detail.

There are two options for developing an accounting policy: your company independently draws up an action plan, or you involve this process specialized educational institution for housing and communal services. If you opted for the first method, then keep in mind that you will have to spend quite a lot of money on a new department. If the choice fell on the second option, then here you will know the specific cost of creating an accounting policy, established by professional organizations.

• No criminal record

To open a management company, you need confirmation that you have not been involved in legal proceedings as an accused person. It is worth noting that the severity of the violation does not play any role here.

If officials of the future enterprise were previously held accountable for misconduct of a financial nature, or did not have the right to engage in business for a certain time commercial business, they will not be able to open a management company (according to the legislation of the Russian Federation).

What documents are required to open a management company?

First of all, you need to decide whether to create a new educational institution or carry out a reform in an existing education. In the first case, to open a management company, you will need the following documentation:

• request to enter the enterprise into the Unified State Register of Legal Entities;
• articles of association;
• an act confirming the holding of a meeting on the opening of a management company;
• an agreement concluded between the founders of a legal entity upon its creation;
• an act confirming the appointment of a specific person to the post of manager;
• non-profit business letter from the owner, which contains a guarantee of performing certain actions or complying with certain conditions for the provision of non-residential premises for rent;
• an act confirming payment of the state duty.

If you decide to open a management company from an existing enterprise, you will need:

• charter (set of norms and rules) of the formed organization;
• request to make appropriate amendments to the Unified State Register of Legal Entities;
• conclusion of the meeting at which the reorganization of the enterprise was discussed.

To open a housing and communal services management company from scratch, you also need to decide on a banking organization that will act as your partner. This way you can get accounts (savings and checking). About 50% of the funds contributed by the founders when registering the enterprise must be transferred to a savings account, and the remaining amount must be added to it during the year.

How to win an open competition to select a management company

If you want to take part in an open competition for a management company, you must submit a corresponding request within 25 days.

The application must provide:

• company information and documentation:
• for legal entities: full name, form of organization of business activity, location, certificate from the Unified State Register of Legal Entities;
• For individual entrepreneurs: last name, first name, patronymic, passport details, address, certificate from the Unified State Register of Legal Entities;
• phone number;
• an act proving that the enterprise has the right to participate in an open competition for a management company, as well as to conduct its activities;
• data on savings and current accounts;
• copies of acts that prove that the company has fulfilled all the conditions of the tender:
• on the transfer of a sum of money to a request for an open competition for a management company;
• on the fulfillment of all requirements of the event;
• financial documentation for a certain period;
• data on the transfer of funds from the owners of real estate in an apartment building for maintenance and repair work, as well as for utilities.

The leader of an open competition for a management company, within ten working days from the moment of confirmation of the results of the event, is obliged to transfer to its coordinator a draft agreement signed by him for the supervision of an apartment building. And still over twenty weekdays(from the same date) the winning organization must provide its certified programs and agreements on the management of an apartment building to the owners of real estate, who approve these acts on their own behalf. In cases where the leader of an open competition for a management company does not fulfill the above obligations, he is automatically recognized as having evaded signing the contract.

According to Article 162 of the Housing Code of the Russian Federation, housing and communal services must enter into contracts with all homeowners. Without this agreement, it is impossible to manage an apartment building (in accordance with Article 445 of the Civil Code of the Russian Federation).

Before you open a management company, be prepared for the fact that sometimes citizens are sure: if you haven’t signed an agreement, you shouldn’t have to pay for the services provided. No, it won't work that way. The amounts of money for all resources are accrued in the name of the owner of the real estate, since the fact of delivery is undeniably present.

It turns out that it is impossible to avoid fees. But residents can monitor the proper provision of services (according to the Law of the Russian Federation No. 2300-1). Based on this normative act property owners have the right to defend their interests regarding the quality and cost of the services provided.

Before opening a management company, you should familiarize yourself with the information about this agreement. The period of its validity is 1-5 years, the essence is the maintenance of apartment buildings, carrying out repair work, as well as the supply of utilities through the efforts of the enterprise. The agreement is concluded between the management organization and the owners of real estate in the apartment building (either a homeowners association or a member of a housing construction cooperative based on a power of attorney).

Termination of such an agreement occurs either by decision of its participants, or through judicial proceedings (in accordance with Article 162 of the Housing Code of the Russian Federation). Before opening a management company, you need to take into account that the Housing Code of the Russian Federation allows apartment owners to independently terminate the contract when the management company evades its obligations.

In cases where various kinds of amendments are made to the document, of which the owners were not notified, the owners of real estate can cancel the transaction by presenting their claims to the MA, or by filing statement of claim to the enterprise to the judicial authorities.

If residents have complaints about the quality of the service provided, they have the right to request a reduction in payments for space and request reporting documentation on the movement of their material assets.

How much does it cost to open a management company in the housing and communal services sector?

What starting capital is needed to open a management company? It is necessary to develop a strategy for upcoming activities ($5,000), enter the enterprise into the Unified State Register of Legal Entities ($300), create your own Internet resource and print printing materials ($5,000), rent a non-residential premises of 50 m2 ($400 per m2, that’s $20,000 for 12 months). For the purchase of equipment and office furniture you will need $4,000, for the main management personnel - $10,000 monthly. The same amount of money is needed for an advertising campaign and basic business operations.

Opening a management company is not so easy (from the point of view starting investments). Subsequent expenses relate directly to the apartment building: about $4,000 must be allocated for one building. It's good if you receive five objects within a year. The building brings you $2000 monthly. This means that it will be able to cover the cost of maintenance within two months.

It turns out that to open a management company, you will need $25,000 as initial capital. Annual costs will be approximately $150,000, with maintenance of five facilities costing $20,000. It is best to have at least $10,000-$15,000 in reserve. Within 24 months, if possible, you need to take control of ten objects, otherwise you will not be able to ensure a profit (annually from ten objects the company receives $240,000 and spends from $150,000 to $175,000).

To open a management company, you will need about $230,000. It is possible to cover this amount (if the situation is favorable) in 5 years, but it is optimal to make a plan for 7-8 years, taking into account various risks.

How to open a management company without problems

The prospect of private managers entering this market is strictly linked to the answer to the question of where to get those very objects that can provide the required level of income. For organizations seeking to develop in this area of ​​business, it is very important to spend their funds in order to take a leading position in this area of ​​the market. However, this is always a big risk and takes years of continuous work.

Another problem is the low profitability of managing mass housing. There are two areas of the MKD management market - work with mass property and activity in new areas where people with high incomes live. So, in the second field there are already large and well-established educational institutions operating. Before opening a management company, you should think about your own prospects. Even if a start-up company takes on the responsibility for maintaining the latest buildings, will it be able to provide proper service to an expensive and modern equipment installed in buildings? Hardly. That is why the most profitable for such an organization are apartment buildings with outdated systems. If you decide to open a management company, you must take this factor into account. But in the sphere of mass housing, such firms may well compete with the Directorates of a single customer and housing maintenance offices. However, unfortunately, it is still not profitable. Income here depends only on the number of apartment buildings supervised, but not every organization has the capacity to maintain a large number of buildings.

To open a management company, start negotiations with construction organizations on the issue of transfer of MKD. If we are talking about newly (or recently) constructed objects, the supervising enterprise will need an amount equal to its monthly capital. For 50 thousand m2, about one million rubles will be required. Then the company will secure income from collecting funds from real estate owners.

There is another " headache" - This big number defaulters(on average, only half of apartment owners pay utility bills on time), as well as outdated structures and systems in many buildings. If you want to open a management company, try to start activities for several recently constructed buildings that do not require major renovations.

Before deciding on the choice of management company, in each house it is necessary to create a subject - a condominium, and it's not that simple. Here you need to form a homeowners' association. However, the whole point is that real estate owners can be irresponsible in their responsibilities. The result is the absence of a management organization and the facility is under the control of the Directorates of a single customer. Everyone is happy with everything (except for the owners themselves). But who cares anymore?

It should also be noted that a significant portion of tenants enjoy benefits that should have been compensated by the management company from the budget. However, an independent management company should not count on this money. Their reimbursement will not be made immediately.

Information about the expert

Dmitry Tsvetkov, director of the suburban real estate department at Penny Lane Realty. Penny Lane Realty is one of the leaders in the market luxury real estate Moscow, St. Petersburg and Sochi.

Surely most residents of modern apartment buildings are not satisfied with the work of the local housing and communal services, but few are able to organize an initiative group and correct the situation. And all this against the backdrop of widespread destruction in courtyards and entrances. Broken windows and doors, shabby stairs, clogged and dirty garbage disposal, graffiti, leaking roof and much more. In addition, such a deplorable state of basements and entrances can cause harm to health. Dampness and unsanitary conditions, the spread of rats, fleas and cockroaches, mold. Yes and simply open access into the entrances to attics and basements makes them a favorite place for visiting drug addicts, petty criminals and homeless people.

All these problems are completely solvable and the money transferred for housing and communal services is constantly growing. However, the level of service from management companies is usually disgusting. Even if a water main breaks, a team of plumbers arrives very late and the damage from the accident is much greater than if the repairmen arrived promptly. And if the electrical wiring is burned out, you can even wait for electricians for several days. And the point here is not so much the carelessness, carelessness or laziness of the housing office employees, but rather the numerous problems with the structure of the system itself government controlled industry.

Modern management companies

The long-term lack of healthy competition and monopoly on the part of state housing and utility companies has led to ineffective management and distribution of funds. As a result, huge amounts of money in the industry are spent on plugging holes. Poor quality repairs of the heating system during the cold season, freezing pipes in the entrances due to broken windows and doors. With huge heat losses, residents essentially pay for heating the streets, not their homes. Established back in Soviet time house management systems continue to operate ineffectively in most Russian cities. And in the absence of competition, they realize their advantageous position. After all, why work better if you still get paid?

Currently, private management companies are rectifying the situation a little; they are replacing the old Housing Offices and Public Health Services.

Competition appears, contributing to the overall improvement of the service. Homeowners' associations are offered a choice. Unfortunately, this process is just beginning; why are entrepreneurs not in a hurry to master this business? After all, this is a multi-billion dollar turnover.

Market feasibility Marketing agencies carried out an analytical study of the housing and communal services market in Moscow. Average estimates place the sector at one billion euros per year. The market is truly huge and more than two and a half thousand enterprises stand for the right to service public utilities, and more than two-thirds are small private organizations. But, despite improved resource management due to the worn-out network of communications and facilities inherited from management, the profit of such companies is minimal.

Indeed, opening a utility service business on the basis of Khrushchev buildings built in the 70s, with their worn-out communications, is inappropriate. In this case, the payback of the enterprise can reach 5 or more years. But even in advanced cases, the housing and communal services market can be highly profitable. According to marketers, the situation can be changed by changing the direction of the business, making it core. Attracting development companies.

The profit from managing housing and communal services for a development company is disproportionately lower than from implementing its own projects and investments. However, the developer seeks to organize its own management office at the facilities being built. Thus, attracting customers with a ready-made solution. In addition, it is easier for the company to eliminate its own mistakes and shortcomings in construction.

Searching for clients and selecting suitable properties

For guaranteed profits and quick payback In this business, first of all, you should find suitable, promising objects. At the initial stage, searching for future clients is a prerogative task.

One of the ways to attract clients is a good reputation. However, this is not possible for a start-up company. Therefore, you should turn to advertising. The population in Russia is still little aware of the possibility of transferring real estate to private management. The goal of the advertising company is to change the general opinion about the private management company. Talk about the benefits of such management and draw attention to your own services.

A small management company also has a limited selection of properties. It is mainly worth paying attention to mass housing. Elite modern buildings and business centers have long been divided between large companies with great potential and technical base . This is the top level of this business and a small company will not be allowed near such facilities. After all, a small company will not be able to manage facilities with complex engineering systems costing millions and tens of millions of rubles, or even dollars. Old buildings from the 60-80s are not worth the effort due to the extreme deterioration of communications. All the money over the course of 5-7 years will be spent on the gradual renewal of the entire economy. Complete replacement water supply, electricians, gas equipment , sewerage, communications, roof and basement repairs, installation of doors in entrances, replacement of window frames, insulation, cosmetic and. The list can be continued. The profit from this fund is minimal, and this is despite the full workload of all repair and maintenance teams. In addition, residents who have lived in such houses since Soviet times have little trust in private companies and therefore the old housing offices rule here.

The best option may be multi-apartment residential developments from the 90s. For the management company there are much lower costs, and when the right approach There is always a chance to perform better than ZHEK or DEZ.

Main risks of the management company

The main problem that all management companies face is late payments from residents for services provided. According to statistics, debt utility bills can reach 25-35%. A large percentage of beneficiaries live in the old housing stock, which means compensation for part of the services by the state. Unfortunately, the city budget does not consider this item of expenditure in the first place.

Another problem may be the neglected state of engineering systems - heating, water supply, sewerage. If in the past, repairs were carried out poorly and maintenance was poor, then the new management company will have to try a lot to bring the farm into working condition. If the homeowners' association has rights to use the buildings and basements adjacent to the property, it will be possible to rent them out, thereby covering the budget deficit in the event of non-payments. In any case, the company will have to have some kind of free reserve to carry out unscheduled work, for example, serious accidents on the site or non-payments.

How to organize the work of a management company

There are two ways of doing business in this market segment. The first is the creation of a group of senior managers who will be involved in attracting operating companies and distributing funds.

In this case, the entire technical side is transferred to outsourcing companies, while the management company only monitors the state of affairs and makes the necessary decisions. This way of doing business has both its pros and cons. An advantage may be that the management company itself does not need to invest large funds at the initial stage of doing business. There is also no need for a large staff. The downside is complete dependence on contractor companies. As a result, no matter how the work is carried out, the management company is responsible for the quality. If the deadlines for carrying out work are delayed, or there is an overexpenditure of funds for repairs, you need to be prepared for this and answer to your direct customers. The second method involves completely taking over the maintenance and operation of the facilities. This will require a large initial investment. Purchase of equipment, machinery, hiring a large number of personnel, own premises and workshops. This way of working will be profitable only if there are a large number of clients and servicing an entire complex of buildings or a microdistrict. Then the costs are evenly distributed over a large number

objects.

Business prospects In any case, this type of business continues to develop. And the transition to new forms of housing management is inevitable. These are hired management organizations, self-government by residents or an owners' association. In the last two cases, effective work is possible if there is an initiative group of residents, although among them there are unlikely to be professionals. It is better to attract hired workers. To attract personnel, hiring appears to be the most promising former employees Housing departments. With a higher salary and knowledge of your business, this will be good professionals