A garage is not just a place to store a car; it can be a workshop, a storage space, or a hobby area.
Types of garages: what to choose
First, determine the type of garage you need, and then think about where to buy it and whether it is worth making such a purchase. This affects the price, legal aspects, and convenience of use in the future.
Capital garage in a cooperative. This is the most common option, consisting of a brick or block structure with metal doors. Advantages: low cost, availability of electricity, often a inspection pit and a cellar. Disadvantages: the need to deal with cooperative documents, payment of membership fees, and dependence on the board's decisions.
Parking space in an underground parking lot. Widely available in new residential complexes. Although it is formally not a garage, but a parking space, it is considered full-fledged real estate in documents. You can buy, sell, or bequeath it. Convenient if you live in the building. However, the price can be high, and you won't be able to store anything there other than a car.
Separate garage. This is rare in urban areas but can be found in private sectors and outskirts. You have your own plot, no neighbors — do what you want. But all responsibility falls on you: for the roof, gates, and security.
Metal garage. This is a budget but temporary option that can be moved. Often, such garages do not have documents, making subsequent sales difficult. They are hot in summer and cold in winter, making them impractical for long-term car storage.
Where to look for a garage
The convenience of using a garage depends on its location. If it is far from your home, you are unlikely to visit it regularly.
The ideal distance is 5-10 minutes on foot or a few stops by transport. Consider how convenient it will be to get there in winter when it is dark and slippery. A pleasant walk through the park in summer can turn into a challenge in the frost.
The roads to the cooperative should be in good condition. Often, old cooperatives face problems when the dirt road becomes impassable in spring. Ask neighbors about the condition of the roads in winter.
Safety of the area is also important. Garages located in industrial zones or on vacant lots may attract thieves. The presence of security, video surveillance, and good lighting significantly reduces risks. Pay attention to the fences and locks of the cooperative.
Technical condition of the garage: key points
When inspecting the garage, be attentive. Sellers may hide defects or exaggerate its condition.
Foundation and walls. Cracks in the walls can be a worrying sign. Small cracks in the plaster are not scary, but if a crack runs from the foundation, it may indicate subsidence, leading to expensive repairs. Check the corners — they often reveal problems.
Roof. Be sure to inspect the roofing. Rust, holes, or rotten areas can lead to leaks. Look inside and check the ceiling: dark spots and peeling whitewash indicate possible leaks.
Gates. They should open and close effortlessly. Check the hinges and locks: if the gates move heavily, it may indicate problems with them or with the geometry of the opening.
Floor. A concrete floor may have cracks and pits, indicating wear. It is critical if the floor is sinking, as this may indicate soil washout or foundation destruction. The inspection pit should be dry — the presence of water indicates a high groundwater level and the need for waterproofing.
Wiring. Old aluminum wiring can be dangerous, so it is best if it has been replaced with modern copper. Check the functionality of all electrical appliances and outlets. If you plan to install powerful equipment, clarify the allocated power for the garage.
Documentation: legal aspects
In many cases, difficulties arise with the documents for the garage. Let's figure out what should be in order.
Ownership rights. The ideal option is a registered right in the Rosreestr. You can check this using an extract from the EGRN, which indicates the owner, area, and any encumbrances.
Certificate from the cooperative. If the garage is in a GSK, you will need a certificate of membership and absence of debts. Sometimes owners do not pay fees, and the debt will transfer to you.
Sale or donation agreement. If the ownership is not registered, at least a contract under which the current owner received the garage, as well as an acceptance certificate, is necessary.
Cadastral passport. The garage must be registered in the cadastral account. Without this, it is impossible to register ownership rights. If the garage is not accounted for, you will have to go through the inventory procedure.
Permits. For capital structures, a construction permit or at least BTI documents will be required. If the garage was built without permission, there may be problems with the authorities.
Financial aspects: how much does maintenance cost
The purchase price is not the only expense. Maintaining a garage also requires investments.
Membership fees in a cooperative usually range from 500 to 2000 rubles per month. What do we pay for: electricity, security, cleaning of the territory, and current repairs. Clarify the amount of fees before purchasing to avoid unexpected surprises.
Electricity may be paid separately or included in the fees. If you have powerful equipment, expenses can increase significantly.
Property tax is charged if the garage is registered. The amount depends on the cadastral value and the region. Usually, it is several hundred rubles per year, but it can reach several thousand.
Repairs and maintenance are separate expenses. The roof needs to be replaced every 10-15 years, and the gates require regular maintenance. Budget for these needs.
When buying a garage, consider not only its current condition but also future expenses. A cheap garage with problems may end up costing more than a more expensive one in good condition.
Transaction process: step-by-step actions
Buying a garage is easier from a legal point of view than an apartment, but it has its nuances.
Checking the seller. Request the seller's passport and verify the data with the garage documents. The seller must match the one indicated in the extract from the EGRN. If the sale is being conducted by proxy, ensure its validity.
Sale agreement. It can be drafted independently or with the help of a lawyer. Include the full name and passport details of the parties, the address and characteristics of the garage, the price, and the payment procedure in the contract. Sign in two copies.
Acceptance certificate. This is drawn up at the time of handing over the keys and money. The condition of the garage and the transferred property (if any) is recorded in the certificate.
Registration of ownership rights. Submit documents to the MFC or through the Rosreestr website. For this, you need: the contract, the certificate, the passport, and the receipt for the state duty payment (2000 rubles for individuals). The registration period is 7-9 working days, after which you will receive an extract from the EGRN.
Re-registration in the cooperative. If the garage is in a GSK, you need to write an application for membership in the cooperative, providing the sale agreement and passport. After that, you will be added to the member registry.
Alternative solutions: renting or building
Buying is not the only option for obtaining a garage.
Renting. If you are not ready to buy or temporarily need a garage, you can rent one. The average rental cost ranges from 3000 to 8000 rubles per month, depending on the region. Over a year, you could spend from 36,000 to 96,000 rubles, which is comparable to the price of your own garage. The advantage is that you are not tied to debts and can move at any time.
Building. If you have a plot of land, you can build a garage yourself. This will cost from 200,000 to 500,000 rubles, depending on materials and size. The plus is that you will get the desired design and layout.
Parking space in a parking lot. This is convenient for residents of apartment buildings. You go down to the parking lot and do not waste time on the road. The price is comparable to that of a regular garage, but the possibilities are limited — just parking, no additional services.
Garage as an investment: is it worth considering
Some buy garages for rental or resale purposes.
The income from renting a garage is approximately 5-8% per annum of its value. If you bought a garage for 500,000 rubles and rent it for 5,000 per month, you receive 60,000 per year, which is 12% per annum. However, you will need to find a reliable tenant and monitor the condition.
The price growth of garages is less noticeable than that of apartments. Over five years, a garage may increase in price by 20-30%, while the price of an apartment may rise by 40-50%. But the entry threshold is lower — a garage can be purchased for an amount comparable to the price of a good smartphone.
The liquidity of garages is average. Selling quickly will be easier if the price is reasonable and the location is good. Otherwise, if the price is inflated or the garage is far away, the process may take longer.
Acquiring a garage requires careful analysis of documents, the condition of the object, and financial capabilities. We recommend thoroughly checking all aspects of the transaction to avoid unpleasant surprises in the future. A well-chosen garage will serve you for a long time and justify all investments.
