What does it mean to work as a franchise in the housing and communal services sector: reviews and examples of a business plan for a management company. How do management companies in the housing and communal services sector earn money? Business plan: profitability and risks

The article describes the features. This type of activity is just beginning to develop in Russia, despite the fact that in Europe almost 100% of this market belongs to private companies. In our country, municipal authorities have been doing this for a long time, but now there is a legal opportunity for entrepreneurs to enter this difficult industry.

Difficulty of creation housing and communal services management company consists of a large number of investments, the need to study current legislation and gain trust from the population. These barriers can be overcome through proper pre-launch planning.

Key features of a business plan for a housing and communal services management company

Start off business planning for a management company It comes from analyzing the market situation, in particular studying competitors and their profitability.

The second important point is knowledge of legislation in the housing and communal services sector, because all activities are regulated in detail by various regulations, and this industry is characterized by a high degree of state participation.

Description

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The essence of business is creation of a management company in the housing and communal services sector, which enters into a property trust management agreement with the owners of residential premises. In accordance with this, it performs the following functions:

Ensuring cleanliness and order in the territory;
Management of common property;
Carrying out cosmetic repairs and capital works;
Garbage removal;
Monitoring the status of communications;
Concluding agreements with resource suppliers;
Collection of utility bills, etc. stipulated by the contract.

The main difficulty is to convince citizens to cooperate with you. It is impossible to convince only part of the owners; a majority must vote for signing an agreement with you at the general meeting.

1 – Summary

1.1. The essence of the project

1.2. Amount of investment to launch a housing and communal services management company

1.3. Results of work

2 – Concept

2.1. Project concept

2.2. Description/Properties/Characteristics

2.3. Goals for 5 years

3 – Market

3.1. Market size

3.2. Market dynamics

4 – Staff

4.1. Staffing table

4.2. Processes

4.3. Wage

5 – Financial plan

5.1. Investment plan

5.2. Financing plan

5.3. Sales plan for development of housing and communal services management company

5.5. Tax payment plan

5.6. Reports

5.7. Investor income

6 – Analysis

6.1. Investment analysis

6.2. The financial analysis

6.3. Risks of a housing and communal services management company

7 – Conclusions

The business plan of the housing and communal services management company is provided in MS Word format - it already contains all the tables, graphs, diagrams and descriptions. You can use them "as is" because it is already ready to use. Or you can adjust any section to suit you.

For example: if you need to change the name of the project or the region where the business is located, this can be easily done in the “Project Concept” section

Financial calculations are provided in MS Excel format - the parameters are highlighted in the financial model - this means that you can change any parameter, and the model will automatically calculate everything: it will build all the tables, graphs and diagrams.

For example: if you need to increase your sales plan, then just change the sales volume for a given product (service) - the model will recalculate everything automatically, and immediately all the tables and diagrams will be ready: monthly sales plan, sales structure, sales dynamics - all this will be ready .

A special feature of the financial model is that all formulas, parameters and variables are available for change, which means that any specialist who knows how to work in MS Excel can adjust the model to suit themselves.

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Reviews from our clients

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We express our gratitude for the work done to create a business plan for a cleaning company. Thanks to this business plan The bank approved a loan of 18 million rubles for 6 years.

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Feedback on a business plan for opening a pawnshop

The business plan downloaded on the website contains a very clear and accessible description of both the business in general and its financial component in particular. The calculations show a fairly clear picture of the actions and are convenient to use: make edits, adjust investments, sales, expenses. All formulas are editable and transparent.

Ivan Nekrasov, Pskov city

Feedback on a business plan for home food delivery: pizzas, sushi, lunches, rolls, pies

The business plan was prepared by a website consulting company in accordance with the requirements, with high quality and even a little earlier than the agreed upon date. As a result, funds in the amount of 50 million rubles were received from a private investor.

Oleg Alexandrovich, Sarov city

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An extremely correct business plan. He helped our printing house obtain a loan from Sberbank necessary to expand production (21 million rubles) for a period of 4 years.

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Clients of the housing and communal services management company

As mentioned above, the clients are owners of apartment buildings. You decide for yourself which houses you will offer your services to.

This choice must be approached with all responsibility, since there are new, newly built houses and buildings of the old housing stock.

It is more difficult to convince residents of the former of the need to use the services of the company; on the other hand, servicing outdated houses causes difficulties and practically does not bring profit.

A common practice is to reach agreements with developers at the construction stage so that after the house is put into operation, your organization will be chosen as the housing and communal services management company.

In addition, you can focus on a specific segment of housing - economy class, business class or luxury homes. The latter are high-tech and require additional equipment. The greater the number of objects in service housing and communal services management company, the more profit he receives.

Registration of activities of a housing and communal services management company

In addition to registering as a legal entity, tax registration and choosing a taxation system, a special license is required.

To obtain it, you must submit an application to the supervisory authority of the region where you plan to operate and provide the following documents:

Registration certificate;
Certificate of tax registration;
Charter;
Extract from the Unified State Register of Legal Entities;
Decision on the election of a director;
Statement of authorized capital;
Premises rental agreement;
Documentation indicating the availability of the necessary labor resources and equipment;
Certificate of qualification of the director, which is issued after successfully passing the exam.

In addition, the authorities issuing licenses impose the following requirements on management company:

Availability of staff;
Stable financial position;
No tax debt.

Stages of starting a housing and communal services management company business

For implementation business-opening ideas management company in the housing and communal services sector the following steps must be completed:

Analysis of the market situation, competitors, determination of the housing segment and formation of a database of possible objects.
Selection of office premises.
Registration of activities, tax registration, choice of taxation system, opening a bank account.
Formation of the authorized capital and preparation of constituent documentation.
Recruitment of personnel and purchase of necessary equipment.
Carrying out calculations, drawing up business plan for a management company in the housing and communal services sector.
Registration of a license.
Concluding agreements with owners of apartment buildings, conducting events aimed at increasing the level of trust and advertising the company’s activities.

After passing through all stages, the organization begins to directly perform its functions.

An important element is the compilation business plan for housing and communal services management company, where all the information is structured, the concept is described and the financial model is calculated. The finished business plan can be downloaded from the link below. This document will be required not only for operational management and monitoring of indicators and deadlines, but also for attracting additional financing from investors and credit institutions.

Investments in starting a business for a housing and communal services management company

This type of activity will require a significant amount of investment at the start of the project, including to obtain a license, when supervisory authorities will need to prove that you have all the necessary resources to carry out management. IN management company business plan The following initial investments are provided:

Rent of premises – xxx rub.;
Purchase of equipment and special equipment – xxx;
Marketing activities – xxx;
Registration of activities and registration of permits – xxx;
Stock of money – xxx.

Total, depending on the number of controlled objects, from 5 to 50 million rubles.

Equipment for housing and communal services management company

Minimum set of equipment and special equipment for opening business management company housing and communal services:

Computers and office equipment;
Office furniture;
Cleaning machines and tools;
Tap;
Tractor;
Locksmith tools;
Equipment for repair work - stepladders, drills, jigsaws, etc.

The quantity depends on the existing database of objects.

Development of housing and communal services management company

To attract the attention of residential building owners housing and communal services management company the following marketing activities can be envisaged as part of business plan:

Working with elders as opinion leaders;
Distributing leaflets, hanging posters in selected houses;
Convening an extraordinary meeting of residents and having a company representative speak at it;
Carrying out PR events for improvement;
Creation of a website and groups on social networks to demonstrate available resources and work results, etc.

Thus, it is important to convey to citizens all the benefits of cooperation with your management company.

After the launch of the project, you should constantly work to increase the number of objects and improve quality.

If you find this business difficult to implement, then try taking a look. This direction is currently quite popular and promising.

Financial plan of the business plan of the housing and communal services management company

To create a financial model in business plan it is necessary to forecast income and expenses housing and communal services management company, as well as the profitability of the company.

Expenses of the housing and communal services management company according to the business plan

In addition to the capital costs discussed above, to ensure smooth operation housing and communal services management company will incur the following costs:

Rent of premises and utility bills - xxx rub.;
Salary – xxx;
Advertising and marketing – xxx;
Maintenance and repair of equipment and machinery – xxx;
Taxes and fees – xxx;
Measures to collect utility bills from residents - xxx;
Current account maintenance – xxx.

In addition, there is a practice of outsourcing part of the work; the fee for this is also included in the total cost. Total from xxx rub. per month.

Income of the housing and communal services management company according to the business plan

The main source of funds is the percentage charged to homeowners for the provision of services housing and communal services management company. As a rule, the average market value varies from xxx% to xxx%. Then, when servicing xxx apartments, the monthly revenue will be xxx rubles.

Profit is calculated as the difference between revenue and costs and will range from xxx rub. monthly.

Hiring personnel for a housing and communal services management company

As part of the personnel plan business plan the following positions should be provided in housing and communal services management company:

Director;
Accountant;
Economist;
Community Engagement Manager;
Lawyer;
Manager for interaction with resource supply organizations;
Secretary and office manager.

In addition, to positions in which employees directly perform the main functions management company include mechanics, electricians, cleaners, drivers, plumbers, janitors, dispatchers, etc. In total, the total number will be 20 or more people.

The financial model is a separate file in MS Excel format - essentially it is
a separate product designed for business planning and calculation of all its
indicators. Each of the parameters of the financial model can be changed manually.
There are no macros in the financial model. All formulas are transparent and accessible to
changes.

In the process of working on a business plan, we review dozens of different sources
information. This includes data from equipment suppliers, industry portals, interviews with market experts, and official statistics - such systematic data analysis provides a complete picture of all project parameters: prices, equipment costs, premises costs, costs, etc. .

Despite the presence of significant barriers to entry into the market, business by organization housing and communal services management company can bring its owner profit and great development prospects.

To do this, it is necessary to formulate the concept of the future enterprise at the stage of launching the project by creating a detailed business plan for housing and communal services management company. We have compiled a ready-made business plan for you with all the calculations and the necessary information. You can download it from the link below and use it as a management tool and an integral part when negotiating with investors and obtaining loans from banks. If you want to take into account specific points, we can develop an individual turnkey business plan.

Before starting, be sure to analyze the possible risks housing and communal services management company and commit to business plan ways to overcome them.

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for 2015 Volume: 44 pages

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Business plan

Guarantees

If you want to create a management company for the maintenance of residential buildings, then the housing and communal services business plan deserves your close attention.

The legislator has assigned apartment owners the right to choose both the form of management and the company for the operation of the residential property. In caring hands, the house will become well-groomed and cozy, and the work of maintaining the house will be fairly rewarded.

Since the management company is an intermediary between residents and organizations providing utility services, it bears all organizational responsibilities. Conclusion of contracts, quality control of services, timely troubleshooting in a common area - this is the main field of its activity. Therefore, when creating such an organization, it is necessary to recruit a staff of qualified and experienced employees who will cope with the task. In addition, the future company will have to deal with a number of legal aspects that also need to be resolved before establishing the enterprise. A business plan posted on our website is an excellent opportunity to learn about the activities of a management company from the inside, analyze the stages of creating an enterprise, as well as the amount of possible profit from its work.

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Guarantees

Questions about the Housing and Public Utilities Business Plan

Nikita, we are pleased to inform you that on our website you can easily download a professional housing and communal services business plan, which was compiled by experienced specialists.

Alice, business plans should be drawn up by professionals. By downloading a ready-made housing and communal services business plan, you will save a lot of time and get a high-quality document at your disposal.

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Mikhail, you can understand this issue by studying a competent housing and communal services business plan.

Daniil, we suggest using a professional housing and communal services business plan.

Nikolay, the sequence of actions is described in detail in the housing and communal services business plan, where you will also find all the information about possible risks.

Veniamin, a professional housing and communal services business plan will help you develop a competent strategy for creating a company.

Veniamin, we will be happy to help you by offering a competent business plan for housing and communal services, which takes into account opportunities for the development of the enterprise.

Evgeniy, in order for the organization of work to be carried out competently and without annoying omissions, you need a professional housing and communal services business plan.

Tatyana, a housing and communal services business plan will help you calculate your financial capabilities, determine your business strategy, and form relationships with suppliers.

Hello, Varvara. The relevance of creating such a business is undeniable. You will find our recommendations in the business plan for the management company, located on this website. We wish you successful business development.

Hello, Vyacheslav. Information on where to start creating a housing and communal services management company is described in great detail in the business plan developed by our specialists. Good luck.

Hello Dmitry. In fact, competition in this area of business is not yet too great. And this makes it possible to take a strong position among already existing housing and communal services management companies. But a low level of competition is not a 100% guarantee of a successful business. We bring to your attention a business plan for housing and communal services, which will contribute to the competent organization of business. We wish you good luck in the development of housing and communal services.

Hello, Renat. You're right. Everything is heading towards the fact that private entrepreneurs will very soon completely and completely take the place of municipal organizations in the management of housing and communal services. And now is the time to organize a housing and communal services management company. You can consider the profitability of a housing and communal services management company in a business plan developed by our professionals. We wish you success in organizing your business.

Hello, Angelica. The creation of a housing and communal services management company is a fairly new business in our country. But it has already begun to gain good momentum. When opening a housing and communal services sector, you will need to take into account many nuances and enter into a sufficient number of agreements with service systems. You can download the organization of work of a housing and communal services management company from our website. We wish you success in establishing a housing and communal services management company.

Hello Vera. You are right, competition in the provision of housing and communal services is not yet great. And the word MORE was added very correctly, since in the near future everything will change dramatically, since the benefits from creating a housing and communal services company are very, very significant. You will learn how to create a housing and communal services company from a business plan developed by our professionals. We wish you good luck in the housing and communal services sector.

Hello, Zinaida. Due to the emerging opportunity for users of housing and communal services to choose a supplier of these same services, and the almost complete absence of competition, the question of profitability can be answered more likely yes than no. You will learn how to create a housing and communal services management company from the business plan developed by our specialists. We wish you good luck in opening a housing and communal services company.

Servicing apartment buildings without coordinating the actions of all residents is not possible. The need for periodic current and major repairs of common property, energy supply issues and general management is carried out by special enterprises. Such enterprises are usually called a “management company,” and many novice businessmen can open such a company.

What types of management companies are there in the housing and communal services sector?

However, not all management organizations take on the role of performing all functions to provide multi-apartment buildings. Most of them, in order to simplify their activities, specialize in one thing.

Their specialization is the main criterion for dividing management enterprises into the following types:

A company that acts as an intermediary between residents and other enterprises that provide certain services. They only coordinate the work, ensure constant communications with service providers, but are not directly involved in repairs or supply of energy resources.
Enterprises that provide all services themselves. They have departments dedicated to routine maintenance, cleaning, repairs, etc. The only thing is that they are intermediaries in the supply of energy resources, since suppliers basically monopolize the market.
Companies that manage the common property of residents of apartment buildings. For example, management of garages, courtyards, non-residential premises, etc.

Basically, the types of management organizations are limited to the types indicated above. However, this is not a legal restriction, but only a statement of trends. Newly formed enterprises can expand the list of services provided depending on agreements with residents of the houses.

Rights and obligations

The main list of powers and responsibilities of the management organization is provided for in the agreement between the residents and the management company.

The responsibilities of the management company include:

preparing subordinate houses for the winter and summer seasons;
provision of utility services, including repair of pipes and electrical networks, installation of meters;
seasonal cosmetic repairs of entrances and facades, as well as major renovations of houses;
maintaining cleanliness and order in the assigned territory, garbage removal;
drawing up utility bills, receiving and considering applications from residents, providing certificates and documents to residents.

At the general meeting of homeowners, the amount of deductions to the management company for the services provided by it is established.

Management company structure

Depending on the size of the housing stock and the number of houses managed by the enterprise, the structure of the management company itself varies:

In a common form of structural organization, the leadership role is assigned to the director of the company.
For more efficient functioning, “site managers” are appointed and assigned to certain houses. Their responsibilities include monitoring workers’ compliance with safety regulations (labor protection), interaction with owners and regulatory authorities.
The actual work is performed by full-time employees, but only when the entire range of services is provided by the organization itself.

The responsibilities of the director and site supervisors are very similar, but the director provides general supervision and organization, while the site supervisors are more localized.

Business plan for a management company

Of course, before starting any commercial activity, it is necessary to draw up a clearly outlined plan of action and financial investments. In the case when a management organization is created, the main points of the business plan should be:

The purpose of the housing and communal services management company.
Investment cost, start-up capital.
Expenses.
Possible risks.

Each of these points separately represents a whole range of activities.

Company objectives

The main tasks are:

obtaining as much profit as possible;
set up profitable operation of the enterprise on an ongoing basis;
high-quality satisfaction of the needs of residents of apartment buildings.

In addition to these main goals, the founders can set other socio-economic and venture goals.

Investment cost

The amount of investment in a business in the housing and communal services sector depends on the intentions of the founders at the start of the enterprise. If they want to cover as many houses as possible from scratch, then most likely the amount of financial investment will be quite large. The minimum investment is the same as for any LLC. Today, the size of the authorized capital, when establishing an LLC, must be at least 10 thousand rubles in cash.

On average, the required investment for the normal functioning of a company in several dozen houses is 15-20 million rubles.

Expenses

The costs of the future management company include:

rental of premises;
fare;
purchase of equipment;
consumables;
hiring staff;
Unexpected expenses.

Depending on the range of services provided by the company, other items may be included in expense items. Of course, you can save as much on each item as the company’s activities allow.

Risks

Since creating your own management company may not be easy due to large financial investments, it is necessary to take into account the risks, and only then get down to business.

The main risks are related to:

with low profitability of such enterprises in general;
the need for large financial investments;
lack of qualified personnel;
pressure from the administration of the locality;
lack of a clear market position.

The last point is associated with drastic changes in the provisions of the legislation on the procedure for servicing apartment buildings. Everyone knows that until recently the functions of such enterprises were performed by homeowners' associations and housing (garage) cooperatives. So it is quite possible that the country’s policy in regulating business in the housing and communal services sector will change more than once.

Management company license

After the adoption of No. 255-FZ and the introduction of appropriate amendments to the Housing Code of the Russian Federation, the requirements for the establishment and registration of a management company in the housing and communal services sector became much more stringent. So, in order to create a management company you need to obtain a special license.

Licensing is carried out:

the supervisory authority over the activities of enterprises in the housing and communal services sector of the relevant region;
Commission for licensing the activities of companies in the housing and communal services sector.

It is with the assistance of these two structures that the appropriate licenses are granted.

To obtain this permit to operate, you must submit an application to the supervisory authority of the relevant region.

At the same time, the following documentation from the management company must be submitted:

registration certificate of LLC or individual entrepreneur;
accounting documents with the tax authority;
charter of LLC or individual entrepreneur;
an extract from the Unified State Register of Legal Entities or its notarized copy;
memorandum of association;
extract about the authorized capital;
decision on the appointment of a director;
premises rental agreement (ownership certificate);
technical documentation about available resources and equipment;
director's advanced training certificate.

The certificate is obtained after successfully passing a special exam. Without this, registration of a management company is impossible.

Requirements for housing and communal services management companies

Also, the above Law not only established licensing rules, but also certain requirements for housing and communal services management companies:

the activity must be carried out in the form of an LLC or individual entrepreneur;
the company must have the necessary funds, equipment, and staff for its activities;
all requirements of the supervisory authority presented during the audit process must be fulfilled;
the company must have a stable financial position;
all activities must be conducted openly.

Legislation may impose other requirements on the management company of an apartment building.

Signing the contract

The agreement with the management organization is signed by all residents of the apartment building. The signing procedure is carried out at a general meeting of residents. The entire process is recorded and acquires the status of an official document.

However, signing is preceded by preliminary agreement and discussion. After which a version of the contract is presented to the residents. To do this, you need to organize a general meeting.

Mandatory rules when concluding contracts

The management agreement for an apartment building must contain the following clauses:

the purpose of concluding the contract;
subject of the contract;
powers and obligations of the parties;
list of services provided;
company remuneration;
the procedure for making payments;
deadlines for regular reporting and the procedure for its submission.

A well-drafted agreement must be presented to the general meeting of residents. Each apartment owner has the right to make proposals for changes or additions to the agreement, which must be taken into account by the management company.

Creating a housing and communal services management company yourself step-by-step procedure

So, how to open a management company? To create an enterprise from scratch and operate normally, the following step-by-step procedure is necessary:

Make a business plan. At the same time, the market and all factors must be taken into account. It is necessary to be especially meticulous in matters of finance and expenses.
It is necessary to register an LLC or individual entrepreneur. However, it would be better to register the company as an LLC, because an individual entrepreneur cannot hire people on a permanent basis, without which the normal functioning of the enterprise is not possible.
Obtain a license to carry out activities. Registration with the supervisory authority must also be carried out.
Find potential clients (residents of apartment buildings) and conclude contracts with them. Advertising will be an excellent assistant in this difficult task.

This step-by-step instruction is universal, but does not include problematic situations that may arise during work. Thus, profitability and the amount of profit received directly depend on the activity of the enterprise and on how many clients it has, as well as the budget. For this reason, in order to ensure a quick return on investment and receive large profits, it is necessary to create a company with as large a financial investment as possible.

Business in the housing and communal services sector is a temptation. Holes in the legislation and established traditions provide countless earning opportunities here, most of them not very ethical.

Entrepreneur from Perm Elena Yurievna Kotova came to the building management from the real estate business. She didn’t come today - three years ago, that is, she didn’t flee from a sinking ship. It’s just that in the light of the reform, business in the housing and communal services sector seemed more promising to her. Today Elena Yuryevna is the president of the association of management companies in Perm and herself owns two such companies - Prospect-Eco and Leader. They manage more than 200 houses.

“This is not yet a business, but the foundation for a business. Firstly, only Prospect-Eco, which manages new decent houses, works at an individual tariff, and Leader - at a tariff approved by the municipality. And according to this tariff, you know, a new broom for a janitor should cost 18 rubles. Secondly, there is no developed market for services, you often have to deal with monopolistic companies, and time passes in an endless struggle with their prices and quality of work.”

The crisis affected the housing and communal services sector in two ways. On the one hand, it has become easier with personnel: there is a queue of people willing to work as janitors, plumbers, and electricians; Rivers of financiers and managers flowed from the banking and construction business. On the other hand, the number of non-payers among residents is growing. You need to spin and fantasize. And Kotova is spinning. In one case, a plot of land was rented out at a reduced price to a security agency, which took over the protection of the house and did not charge any money for it. In another - with a house on the outskirts of the city - plots began to be rented out to the residents themselves for housekeeping, which suddenly became relevant.

“You know, many of my colleagues believe that business can only be done where there is new housing stock. This is a lazy approach. It is clear that in good houses rich people can be sold more services - here are apartment renovations and landscaping; in addition, in new buildings there are more non-residential premises and they themselves are better. But look with the owner's eye - and you will understand how to improve the bad. In particular, you need to work with energy saving, create a line of tariffs. We are now forming such a line - from the "economy" tariff to " luxury." The most convenient design for working with such a line would be cooperation with the HOA - one chairman has several “wallets” for different tariffs. Then the work would really be carried out more precisely, for different requests and opportunities."

Elena Kotova estimates the profitability of her business at 5-10%. If the number of houses under management doubles, the figure will increase, but not double. “This is a small but stable income. Companies that operate honestly have about the same amount on average,” she says.

True, she admits, not everyone is satisfied with this level of profitability. “There is simply no upper limit. We want to work in the market for a long time, so we do our work as much as possible in the interests of the residents and also do a lot of social work, which is essentially costly. We organize holidays in the courtyards, seminars for residents.”

Non-covetous people

Two years ago, the new Housing Code obliged homeowners to choose how to manage their home. Then it seemed that a new area was opening up for private business - as Kotova said, moderately profitable, but stable.

For example, a standard business plan for a management company, which does not promise mountains of gold, was offered by the Step-by-Step agency. The initial investment, according to experts, should have been $50 thousand, the payback period - 5-6 years, and the profitability at 10%, and only if at least 10 houses could be managed. If there are five houses, the business will be unprofitable.

“That’s how it is,” says Evgeniy Purgin, head of the Russian Association of Managing and Operating Organizations in the Housing Sector. “Even though the state still regulates this area and is itself an active participant in it, business here operates on the verge of profitability. Management of old housing a fund is generally unprofitable, but with a new one you can earn 1-2%. Although, of course, if you have administrative resources or individual tariffs, everything is different.”

Evgeny Purgin (he himself is the owner of the St. Petersburg management company Stax, its portfolio of about 80 houses) believes that during the crisis, profitability should only worsen. “Now the most in demand will not be HOAs or management companies, but direct management. Because this form of house management is more profitable for the owner: each owner enters into direct contracts with service organizations and transfers payments directly to them. In this case, he is not responsible for non-payers from his house and they cannot turn off his water and electricity - but if the house is managed by an HOA, then they can,” notes Purgin.

According to the direct management scenario, Stax is already working in several houses, taking upon itself only technical supervision. “If a management company takes control of the entire house, it gets about 2% of the total amount of payments from each apartment (about 70% is payment for utilities, about 30% goes to service organizations). And at the same time, the company must be responsible for non-payers with its own funds. And technical supervision is generally less than 1%. But in these houses we do not risk anything: if the number of defaulters increases, this does not concern us,” says Evgeniy Purgin.

Five million for a register of green spaces

It cannot be said that in two years there has been a lot of private business in this area. “The reform is moving, but much slower than we would like,” complains Dmitry Gordeev, an expert at the Institute of Urban Economics Foundation. “There are good changes in Rostov-on-Don, Perm, Novosibirsk, Tomsk. But the situation is worst in Moscow and St. Petersburg - in capital cities, municipalities are fighting to the death to prevent private business from entering the housing and communal services sector. It is believed that at the other extreme, regions such as the Belgorod and Saratov regions - they have the most houses in percentage terms created by HOAs, and they have entered into agreements. with management companies. But basically it’s a fake. Homeowners’ associations are created almost by force, uniting entire neighborhoods, and management companies are the same municipal unitary enterprises as before.”

The profitability of municipal unitary enterprises and organizations created on their basis can only be judged by agent and indirect data. But Elena Kotova’s remark that “there is no upper limit of profitability in the housing and communal services sector” certainly relates primarily to these structures. Despite the fact that the Housing Code obligated all management organizations - both private and public - to report to homeowners, municipal unitary enterprises still keep their finances secret.

“I miraculously managed to get acquainted with the financial documentation of one of the state management companies, after which I finally realized that it was pointless to fight them,” says the head of one of the Moscow HOAs fighting to change the management company. “For example, there was a line: “five million rubles to maintain a register of green spaces." It is obvious that they will never be kicked out of this business."

“This is a peculiarity of Moscow,” Dmitry Gordeev shrugs. “The city clings with all its might to the old system, refuses to stop subsidizing the housing and communal services complex, spends billions on this and, thus, maintains the integrity of this entire corrupt colossus of the housing and communal services complex.”

“Having an administrative resource is 80% of success in the housing and communal services market,” says Evgeny Purgin. “Such companies - be they state-owned or supposedly private - seek any tariffs from municipalities, any subsidies.”

“Firstly, the earnings system of these organizations consists of budget subsidies and money collected from payers,” says Vladimir Kudryavtsev, head of the HOA in the Kurkino district. “And they often take money twice for the same thing. Secondly, in ours, for example , in the region, these companies issue receipts according to the standards, although the houses have meters installed and the meter data is significantly lower, but they certainly pay the suppliers according to the meters. And thirdly, management companies, as a rule, are affiliated with service companies - that is, nothing. there is no need to say what kind of competition."

Comparison with municipal unitary enterprises

It is generally accepted that the remnants of the Soviet “house management” will be eliminated by introducing into the housing and communal services sector a sufficient number of private owners to create competition. Meanwhile, today even market participants can no longer draw a clear line between private and state structures. State-owned companies become private and sometimes lose their former closeness to power, while private ones grow into power and sometimes expand more widely than any, even the most sprawling municipal unitary enterprises.

It is worth saying that private companies currently have almost as many opportunities for unfair earnings as state-owned ones. For example, many private management companies, as well as state ones, collect money according to established tariffs and pay suppliers according to the meter.

“The main income of private management companies is formed from the difference in tariffs,” says the editor-in-chief of the magazine “Chairman of the HOA” Saule Berkimbaeva. “In most regions, tariffs for water and electricity are greatly inflated, and you can make great money on the difference. And this is what entrepreneurs like to talk about , - economic activity itself - here lags far behind the first position. However, this income item is no less important - both the quality of services and the profitability of the business depend on the quality of contracts. For example, a company can enter into an agreement for daily garbage removal, or it can order garbage compaction. and taking it out three times a week will save you up to 20 thousand rubles a month. Or using some space as advertising is again a benefit.”

The law does not consider merging with service organizations in the housing and communal services sector a crime. “The law does not in any way limit the affiliation of management companies with service companies,” notes Dmitry Gordeev from the Institute of Urban Economics Foundation. “But from the point of view of ethics and management efficiency, the presence of affiliation is very bad.”

“Yes, it’s bad,” agrees Evgeny Purgin. “But we are simply forced to create our own service organizations, since we cannot find other companies that would work at the approved tariffs. Naturally, most management companies create their own service companies.”

Businessmen from non-profit organizations

The most odious examples of earnings in the housing and communal services market are associated with homeowners' associations. The HOA business is, in fact, an oxymoron, a combination of the incompatible: homeowners' associations are, by law, non-profit organizations and should not pursue the goal of making a profit. But, sadly, they are persecuted quite often. The same law makes HOAs as attractive as possible for fraudulent schemes: only 6% income tax, the possibility of obtaining bank loans, etc.

At the instigation of municipalities and developers, a mass of pseudo-HOA has appeared, which torment residents with demands to make utility payments a year in advance and to pay for already paid garbage removal. They introduce a fee for using the elevator (for example, the Zapovedny HOA in a new building at Ostrovityanova, 6, which set a fee of 1,200 rubles per hour of elevator operation), and it happens that the chairman of the HOA simply disappears into space with the residents’ money. However, for every ten negative examples there are still one or two positive ones.

“Two years ago it was heard from everywhere that the chairman of the HOA ran away with the money, stole it, collected it, but did nothing. However, now the situation, in my opinion, is changing,” says Saule Berkimbaeva from the magazine “Chairman of the Homeowners Association.” “I can tell you one story. One lady, the head of a homeowners' association, could not get the municipal authorities to formalize documentation for her house, and in order to achieve this, she went to work at the GUIZ. The head of the administration resisted the decision of her case for a long time, but was forced to periodically listen to her and gradually became convinced that she was. “So he filled out the documents for her and privately asked her to create an HOA in two more houses - he indicated the addresses and helped with the paperwork. It turned out that his children lived in these houses,” so it turns out that he chose the best for the children.

“An HOA without hiring a management company is truly the most effective way to manage a house,” notes the chairman of one of the Ufa HOAs, Irina Antonova-Neshina. “Thanks to low taxation, we can create jobs, keep high salaries for staff, and provide better services. We are technically We bought our own lawnmowers, for example, now we have everything of our own. I can’t afford to have a plumber not on duty at night for emergencies, so that wet cleaning in the entrances is not carried out every day. And this is at the most normal service rates. management companies need to earn money, they have other tasks.”

However, Antonova-Neshina admits that almost everything here depends on the personal qualities of the HOA chairman. “Yes, there is an opinion that heading an HOA is like getting two stalls. But I don’t share it, I work for a salary that was approved by the board, and all our activities are as transparent as possible,” she says.

Ekaterina Drankina