Po wydaniu mieszkania można powiedzieć, że już masz na jakiś czas spokój. To jest etap, w którym niektórzy mówią, że uzyskują pasywne przychody. Na pewno nie wymagają one dużo pracy, ale to też nie jest tak, że nie ma przy tym żadnej roboty.
Jak zarządzać umową najmu
Są tu dwie dobre wiadomości:
1. Do całości tych zadań możesz posłużyć się outsourcingiem – zlecić zarządzanie wyspecjalizowanej firmie. Jednak jest to Twój dodatkowy koszt – zwykle w okolicach 10% czynszu, nie mniej niż…
Nie mam bezpośrednich doświadczeń z tego typu firmami. Jednak znając osobiście Sławka Muturi, to gdybym miał gdzieś przekazać zarządzanie moimi mieszkaniami, to pewnie byłaby to firma Mzuri.
2. Możesz robić to samemu. Czy masz 1 mieszkanie, czy 10 zajmie Ci to maksimum jeden dzień roboczy miesięcznie, a i to rozkłada się tak naprawdę na kilka dni. Przeliczając to na złotówki: jeżeli opłata minimalna za zarządzanie firmy zewnętrznej wynosi powiedzmy 200 zł, to przy jednym mieszkaniu i nawet łącznie poświęceniu średniorocznie w miesiącu 8 godzin pracy, to przy Twoim pierwszym mieszkaniu daje Ci stawkę za godzinę pracy w wysokości 25 zł. Przy dziesięciu mieszkaniach i zyskanym doświadczeniu, wcale nie powinno zajmować Ci to więcej czasu, ale Twoja stawka godzinowa wyjdzie wówczas 250 zł.
Zarządzanie umową najmu jest tak naprawdę szeregiem powtarzalnych czynności i po jakimś czasie niewiele Ciebie tu zaskoczy. W tym katalogu spraw znajdą się:
* monitorowanie płatności;
* rozliczanie opłat za zużyte media;
* opłacenie mediów i wspólnoty od mieszkań;
* wyliczenie i zapłata podatków;
* raz na jakiś czas kontakt z najemcą – zapytać, jak mu się mieszka albo przypomnieć się z czymś (zwykle o podanie stanów liczników lub zapytać, czy wysłał przelew);
* raz na jakiś czas też go odwiedzić i porozmawiać, a przy okazji sprawdzić, czy w mieszkaniu nie dzieje się nic niepokojącego;
* raz na jakiś czas trafi się wreszcie jakaś usterka, w której najemca może potrzebować wsparcia albo jej usunięcie będzie należało do Twoich obowiązków.
W tym wpisie szerzej opiszę te związane z częścią finansową, a w już w kolejnym tak zwana obsługa klienta.
Rozliczenia i kontroling
Monitorowanie płatności najprościej zorganizować sobie, zakładając w tym celu osobny rachunek bankowy. Jak masz kilka nieruchomości warto też rozważyć, czy nie założyć osobnego rachunku na każdą z nieruchomości. Da Ci to przejrzystość rozliczeń i łatwość w obliczaniu rzeczywistej stopy zwrotu, jaką generuje Twoje inwestycja. Powinieneś do tego celu wybrać rachunek w banku, który umożliwi Ci otrzymywanie SMS-em informacji o wpływie pieniędzy na rachunek. Z tego rachunku dokonuj też wszystkich opłat z nim związanych. To rozwiązanie ułatwi Ci życie, jeżeli z podatku z najmu rozliczasz się w ramach działalności gospodarczej. Po prostu wysyłasz do księgowości cały wyciąg, a nie filtrujesz i wybierasz pomiędzy prywatnymi wydatkami. W przypadku kontroli urzędu skarbowego z jednej strony transparentność, ale i prywatność – co kontrolującego obchodzi, gdzie i kiedy byłeś w restauracji, kinie albo ile wydajesz na zakupy.
Oczywiście, mając w pamięci informacje z 4 części poradnika, wszystkich wpłat czynszu i zaliczki na opłaty oczekujesz 3 dnia miesiąca. Na wszelki wypadek ustaw też sobie przypomnienie w telefonie, żeby to sprawdzić i w razie braku wpływu skontaktować się z najemcą.
Drugą częścią związaną z rozliczeniami jest zużycie mediów. W dzisiejszych czasach jest na to bardzo proste rozwiązanie. Do 3 dnia miesiąca najemca wysyła Ci mailem zdjęcia stanów ze wszystkich liczników. Masz dzięki temu większą pewność, że stan, który przyjmiesz do rozliczeń jest tym faktycznym. Warto też z dostawcami mediów rozliczać się wg stanów rzeczywistych. Jednak niezależnie od tego pamiętaj, żeby cała korespondencja związana z fakturami, zmianami warunków umowy dostawy lub też z zaległościami w płatnościach trafiały na Twój adres korespondencyjny, a nie na adres mieszkania, którego to dotyczy.
Dane z liczników wg obowiązujących stawek lub na podstawie danych z faktury wprowadzasz sobie do wcześniej przygotowanego arkusza excel. W nim powinny znajdować się wszelkie rozliczenia z danym najemcą, ale też zużycia poszczególnych mediów. Z tego zestawienia powinno wynikać jasno, czy w wyniku zużycia mediów i opłat dodatkowych najemca ma względem Ciebie nadpłatę czy też musi dopłacić.
To zestawienie przyda Ci się przy kolejnym wynajmie. Na pytanie, ile kosztuje ogrzewanie lub inne opłaty, będziesz dysponować danymi historycznymi, które też można odnieść do ilości i typu osób zamieszkujących.
Jeżeli chciałbyś zautomatyzować kwestię opłat, to w kwestii regulowania Twoich zobowiązań możesz:
* na opłaty stałe do wspólnoty ustawić w banku stałe zlecenie;
* opłaty do dostawców mediów regulować za pomocą polecenia zapłaty.
To pozwoli Ci uniknąć ewentualnych odsetek od nieterminowych opłat, a czasem wręcz zapewnia lepsze warunki cenowe. Dodatkowo nie musisz o nich pamiętać, a jedynie powinieneś pamiętać, żeby środki na ich pokrycie pozostały na rachunku bankowym dotyczącym nieruchomości.
Uwaga! Zanim wybierzesz bank i konkretny rachunek, sprawdź koniecznie wysokość opłat związanych ze zleceniem stałym, ale przede wszystkim poleceniem zapłaty. Niekiedy mogą zaskoczyć, a przecież Ty chciałbyś za to płacić dokładnie 0 zł.
Podatki to rzecz bardzo ważna… trzeba się z nich rozliczać i przestrzegam Cię przed unikaniem tego tematu. Nie będę odwoływał się do Twojego sumienia czy właściwej postawy obywatelskiej, bo nie musimy w tym zakresie mieć wspólnych wartości. Odwołam się za to do jednej – to się zwyczajnie nie opłaca. Stres związany z ich unikaniem nie jest warty tego 8,5% podatku ryczałtowego. Z drugiej strony, płacąc podatki i wykazując dochody z tego tytułu, poprawiasz swoją zdolność kredytową. Z kolei, rozliczając się na zasadach ogólnych lub w ramach działalności gospodarczej, możesz w pewnych warunkach w ogóle nie płacić podatków. Temat podatków wcale nie jest skomplikowany. Jednak ten wymaga na tyle szerokiego omówienia, że poświęcę mu osobne wpisy.
Poradnik część 1 – Przygotowanie oferty
Poradnik część 2 – Twoje oferta
Poradnik część 3 – Jak znaleźć właściwego najemcę
Poradnik część 4 – Umowa Najmu
Poradnik część 5 – Wydanie mieszkania
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