The problem of low quality of housing and communal services has been in our country for quite some time. The housing stock of apartment buildings is especially affected, since maintenance here, as in the times of the union, is carried out by the maintenance offices of housing and communal services.

But the thing is that homeowners do not interfere in the essence of the process of managing common property, as well as in the process of selecting a contractor to provide certain services. Today, many co-owners no longer want to put up with the sad reality that surrounds us, and are doing everything to create their own commercial organization, its name is a housing and communal services management company.

The beginning of the creation of the first commercial management company is considered to be the end of the twentieth century. This niche in the market is still not full, so there is an opportunity to become a leader.

Stability is the main thing. The housing fund gathers around itself many financial sources, including subsidies from the municipal budget, which make up the majority of the profits received (at least 60%).

Of course, difficulties exist; creating a high-quality business plan and opening a commercial management company is much more difficult than, say, a grocery store, but the competition is minimal. The latter is due to the fact that, in principle, there are not so many enterprises involved in this business, and many of those that have been formed do not justify their direct purpose. The most important thing you need when starting any business is a well-written business plan.

What knowledge do you need to have to create a business plan for a management company?

• entities engaged in the provision of cleaning services and everything that accompanies them;
• companies engaged in the maintenance of real estate, optimizing the costs of its maintenance and operation.

The goal of this enterprise, as a business, is high-quality management of the housing stock taken on the balance sheet, as well as ensuring decent maintenance and ongoing repairs of real estate and the area adjacent to the house. An effective management system for an apartment building is being created, as well as a program that helps reduce labor, energy and, of course, material costs.

The main objectives are:

A prerequisite for creating a commercial enterprise - an analogue of a housing and communal services office - is that its creation must not violate the legislation of the Russian Federation. A special license from the federal service is required. It will allow for activities related to the management of non-state pension and investment funds.

The range of services that will be provided may be minimal, i.e. within the framework of current legislation, or expanded in accordance with the concluded agreement between the commercial housing and communal services organization and residents.

Tariffs for services are controlled by the state, and the choice of contractor to provide services remains with the commercial housing and communal services company. Carrying out repairs and good maintenance of the common property of the residents of the house (for example, garages, entrances, roofs, basements, etc.) occurs at prices negotiated with them in advance. Most often, a management company in the housing and communal services sector creates the conditions for managing an apartment building.

Before creating a commercial organization in the housing and communal services sector, you need to choose an organizational and legal form for it:

• limited liability company (LLC);
• open joint-stock company (OJSC);
• closed joint stock company (CJSC).

But the most commonly used and appropriate form is LLC. You can create it almost from scratch, i.e. without investing initial capital. The authorized capital can be your personal property, for example, a fountain pen or an old computer, worth, in your estimation, no more than 20 thousand rubles.

When undergoing state registration with authorized bodies, the preparation of a certain package of documents is required:

• decision on the formation of the company and minutes of the general meeting of founders (if there are several);
• charter, laced and numbered in 3 copies;
• application for registration after you have decided on the location of the office and the size of the authorized capital. The application must be notarized by the Inspectorate of the Federal Tax Service of the Russian Federation;
• receipts for payment of state fees, for example, for opening an LLC, for notarization of copies of the Charter;
• other title documents, example, letter of guarantee from the owner of the rented property.

It is necessary to prepare documents carefully so as not to waste a lot of precious time correcting errors later. Care is especially necessary when filling out a legal address, distinguishing it from a “mass” legal address.

It will take about two weeks to register this type of organization.

The structure of an organization for managing an apartment building is created depending on the goals and functionality. Theoretically, a plan to create a structure could consist of five departments: marketing, legal, human resources, accounting and administrative.

It is best to determine the job responsibilities and powers of each department right away in order to avoid unnecessary conflicts in the future regarding the clarification of relationships, and in order to create a housing and communal organization faster.

All economic entities in the Russian economy are required to pay contributions, for example, federal, regional and local fees and taxes. This is why it is so important to choose a taxation system when creating a business plan and opening an organization to manage an apartment building.

Accounting will directly depend on the chosen system, example:

• unified taxation system;
• a simpler accounting system based on revenue or volume;
• system in the form of a single tax for a certain type of activity.

Choosing a system requires careful clarification of the types of activities and which tax system they will be suitable for. You attach a statement about which taxation system you prefer along with the main package of documents.

The business plan of the management company includes, for example:

• making payments to contractors for services provided, assessed according to the acceptance and quality assessment certificate;
• maintaining an analytical database of incoming financial resources from property owners and from the municipal budget;
• application of regulatory liability to contractors for failure to comply with contractual obligations;
• use of their civil powers against willful defaulters, etc.

The effectiveness of a business plan for the operation of a housing and communal services enterprise for managing an apartment building is assessed according to criteria, for example:

• technical condition of real estate and local area;
• financial and economic condition of the organization managing the apartment building;
• assessment by residents of the quality of services provided to maintain and maintain the property in technically excellent condition.

Business in the housing and communal services market is a temptation that is simply impossible not to succumb to.

The ability to communicate and convince people is one of the main components of the success of a management company. You need to create comfortable living conditions for the residents of the houses, while not forgetting about yourself...

The management company is an organization that records the consumption of water, electricity, gas, and also ensures optimization of rent. The main thing is to convince residents that transferring control of the house to a management company will be beneficial for them. In practice, this is not at all difficult to do; it is enough just to notify the residents of the house at a general meeting that in this case the amount of utility bills will be reduced for them by 2-3 times. In order for the transfer to be approved, it is necessary to obtain the consent of a simple majority of residents, that is, obtain the consent of at least 50% of people + one vote.

For example, if you are a good manager and also an economist or accountant who has the time and desire to deal with the financial issues of running a house, it may be more profitable for the Owners to hire you to perform the functions of a manager rather than hiring someone from the outside. If among the Owners a whole group of professionally trained persons is selected who have the desire and ability to manage the house, you can create an HOA to perform management functions in full independently. If there are responsible persons in the house, but they are not sufficiently professionally trained, or there are good specialists, but do not have enough time to manage the house, then you can also create an HOA by transferring, under a contract, part of the management functions to a third-party professional management organization or manager.

You need to know that in any case, when the Owners do not perform all management functions themselves, but transfer them to other persons, they do not lose their original right to manage the common property.

Reducing costs is the organization of a water supply metering system. In accordance with the standards in force in Russia, payments for water supply are based on water consumption in the amount of 300 liters per day per person, which is much more than the actual volumes consumed. You can solve this problem and reduce costs by 50-60% by installing a common water meter.

It is worth noting that the same situation arises with electricity and gas - by installing meters you can significantly reduce costs. As a result, competent home management can reduce utility bills by 4-5 times.

An HOA or other housing association created in a building engages a hired manager or management organization. In this case, two options are possible.

First option. The HOA transfers almost all management functions to the manager or management organization, concluding a management agreement with them and reserving a minimum of functions, for example, control and collection of funds from the Owners. The hired manager or management organization enters into agreements with contract housing organizations for the maintenance and ongoing repairs of the house and resource supply organizations for the provision of utilities. The owners make claims regarding the quality of work to the HOA, which, on the basis of a management agreement, checks these claims and transfers them to the management organization, and that, accordingly, to the contractors responsible for performing certain works.

The second option is when the HOA retains some of the management functions and transfers some to a third party. At the same time, the HOA can independently carry out a number of works on the maintenance and repair of the house, whether or not involving contractors for this purpose.

If the house is a new building, where there are not many significant deficiencies, and its technical condition is satisfactory, it is economically profitable for any management organization (homeowners association, private, the owners themselves) to manage such a facility. There is not much work to do on current repairs of the house, therefore, there are not many costs, and enough can be collected from the Owners without much difficulty (if the majority of the premises in the house are privately owned, then the Owners in such houses, as a rule, are wealthy people). Problems with major repairs in such houses are also not relevant (in terms of the urgency of its implementation). The composition of the Owners is also more or less homogeneous. This circumstance makes it easier to carry out outreach work among residents.

In order to create your own management company, you must first of all register it with the tax authorities. This process will take about a week and will not require much effort. Next, you need to find an apartment building and place an advertisement about the services provided by the company, and then gather and hold a general meeting of the residents of the building. If the consent of the residents is obtained, direct contracts should be concluded with the water utility, energy sales, gas suppliers, etc., and common meters for the consumption of water, gas, and electricity should be installed, according to which, in fact, payments to suppliers will be made.

The fee for maintaining a residential building is, as a rule, fixed for each resident. For example, with a fixed fee of 500 rubles per month, a residential building with 120 apartments will bring the management company 60 thousand rubles.

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Attention! The free business plan offered for download below is a sample. A business plan that best suits the conditions of your business must be created with the help of specialists.

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, recently banks intend to reduce the interest rate.
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.

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. purchase of 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 amount of project expenses is 31,346,145 rubles.

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.

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

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.

For more than 10 years, private firms have been attracted to carry out various works in the housing and communal services system. They are engaged in various works: renovation of houses, electrical wiring in apartments, replacement of plumbing, removal of garbage from yards, etc. In the housing and communal services sector, there is actually only one monopolist left today - this is the water utility. And in all other areas of the city’s economy, competition is gradually developing.

What are the benefits of this business?

High stability, since the housing stock is now there will be later, as well as the fashion for clean yards and entrances is always relevant. But the profits here are low.

In order for a private company to be able to obtain a contract for the maintenance of residential buildings, it needs to win a competition, which is held under the leadership of the DEZ (single customer). Such competitions are held according to the same procedures throughout Russia. The customer announces the competition in the press no less than 45 days in advance, while the contractor must always be on alert, since within two weeks he must provide his documents to the customer. The main document that the contractor is required to provide is a copy of the balance sheet, which is legally certified.

Private enterprises that operate in the housing and communal services sector, in addition to “real money” from the population, will also receive funds from the municipal budget. And today it makes up a relatively large part of their income, amounting to 60%. But due to upcoming changes and reforms from the government, it is expected that this proportion will change. This way, government subsidies will pass by housing offices and end up directly in the hands of citizens. The state will also cease to restrain prices for the services of public utility organizations. And then it will become more profitable to repair taps and replace risers in houses than today.

Today there are already private housing offices in Kazan, Ulyanovsk and other cities that enter into agreements with citizens (residents) and serve them according to the program. It is possible that now we need to think about it and take a closer look at this market, because maybe this is the business that we need.