The authorities are planning to tighten control over the rental of housing. The Ministry of Construction is preparing a bill that will create conditions for the formation of a private rental housing market. It will be submitted to the State Duma by the end of this year, according to the documents of the Russian government, which Izvestia got acquainted with.
Today, up to 90% of the segment is in the shadow – few of the landlords pay taxes on the delivery of housing. The new bill will be aimed at increasing the transparency of the industry, it is also designed to protect the rights of landlords and tenants, explained in “Dom.RF”. For this, it is planned to launch an information system for recording housing lease agreements – these data will be transmitted to the tax authorities. But the withdrawal from the gray zone of removable “squares” can lead to an increase in their cost by 13%, experts warn.
Until the end of 2021, the Ministry of Construction will submit to the State Duma a bill on creating conditions for the formation of a private rental housing market in the country. This is stated in the plan of legislative activity of the government, which Izvestia got acquainted with.
“The bill is aimed at increasing the transparency of the residential real estate rental market, ensuring the protection of the rights of landlords and tenants,” Dom.RF told Izvestia.
Measures to develop the rental housing market are included in the passport of the federal project “Housing”, Deputy Minister of Construction, Housing and Communal Services of the Russian Federation Nikita Stasishin told Izvestia. In particular, it is planned to launch an information system for recording housing lease agreements, he said. As well as providing conditions for the creation of housing stock for commercial use by creating a favorable tax regime.
“The digitalization of the rental market will not only provide increased transparency and the ability to take into account the contracts concluded to achieve the national goal of improving housing conditions, but will also contribute to the digital transformation of the Russian economy,” said Nikita Stasishin.
According to him, the digital platform can become the basis for all the necessary services for the tenant and the landlord, will ensure the safety and security of investments in rental housing, control over its profitability.
The integration of the platform with the systems of the Federal Tax Service of Russia will simplify the process of calculating and paying taxes for the owner and will help to bring rental housing out of the gray zone, which will lead to an increase in tax revenues, Nikita Stasishin emphasized.
According to a Izvestia source close to the drafting of the document, the text of the draft law is not yet ready – it is being drafted and discussed. Izvestia sent a request to the Federal Tax Service.
From darkness to light
Approximately 80–90% of the rental housing market in the country is in the shadow today, which means not only missed tax revenues, but also the presence of potential sources of crime, said Andrey Kolochinsky, managing partner of VectorStroyFinance. Illegal migrants engaged in criminal activities can live in apartments that are rented illegally, he said.
The expert community has repeatedly discussed the need for such a bill, as well as what exactly to include in it, Irina Bulgakova, chair of the expert council of the State Duma committee on housing policy and housing and communal services, told Izvestia.
– The bill may include a standard lease agreement (to protect consumer rights), the creation of a register of landlords (digital information system) and an aggregator – a company that apartment owners will entrust to conduct relations with tenants. The aggregator will be responsible to the owners for timely payment and verification of the tenant, the expert said.
Conscientious landlords themselves will transmit data about themselves, believes Irina Bulgakova. The register of landlords will be shared with the tax authorities, she added. At the same time, it would be logical to introduce administrative punishment for failure to provide information and for non-payment of taxes, the expert said.
It is also likely that the bill will have a mechanism for identifying homeowners who do not submit information and do not pay taxes, said Irina Bulgakova. For example, you can check the owners of several apartments: whether they live in them, whether someone is temporarily registered in them, she added.
To identify the owners of several apartments, the tax service can use the information of Rosreestr, said Andrei Kolochinsky. You can also use migration registration data – about temporarily registered foreign citizens who are likely to rent a house, he added.
“The experience of Singapore is interesting, when, when building an effective tax system for potential landlords, they did not complicate its administration and creation of aggregators, but established imputed rental income for the second and subsequent apartments in the property,” said Ildar Khusainov, director of the federal company Etazhi.
Rental housing in Russia is regulated by Chapter 35 of the Civil Code on the rental of residential premises, some articles of the Housing Code, as well as the Tax Code, recalled Andrei Kolochinsky. According to the latter, the tax on income from renting property of individuals is 13%.
The new rules may affect the cost of rental housing – the price may increase more than the rate of the applicable tax, Ildar Khusainov said. According to Andrey Kolochinsky’s forecast, prices will rise in proportion to the tax – within 13%.
“Considering that the amendments have a colossal impact on the rental housing market, it would be right to start pilot projects in several regions for a start,” noted Pavel Sklyanchuk, an expert on the All-Russia People’s Front’s topic “Housing and Urban Environment”.
In his opinion, it is worth linking the initiative with the neglected institute of self-employed, and also introducing stricter legal regulation to real estate activities, for example, through licensing.
In the government house
At the legislative level, all the necessary conditions have already been established for the creation of rented housing for citizens with low incomes, Nikita Stasishin pointed out. In particular, we are talking about 217-ФЗ dated July 21, 2014. This refers to the conditions for the creation of rental houses – social and commercial, explained the president of the Institute for Urban Economics, a member of the public council under the Ministry of Construction Nadezhda Kosareva.
But today in Russia there are only a few examples of such facilities, she said. In particular, five projects of commercial lease from Dom.RF have been launched: the organization has bought out several buildings in new residential complexes from developers and leases them to citizens. Four projects are underway, of which two will be launched in 2021, Dom.RF reported.
The main problem of creating such houses is not legal, but financial, stressed Nadezhda Kosareva. Therefore, today public-private partnership programs are being developed to attract investors to the segment, she said.