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Un lecteur m’avait fait une remarque un brin agressive mais légitime :
Je vous passe les passages désagréables de son charmant mail.
« Un poil de mauvaise foi dans cet article. Normal tu cherches à vendre ton site. Lister les avantages c’est bien mais oublier les pièges ça l’est moins. »
Pour me faire pardonner de cette faute inexcusable, voici donc 3 pièges à éviter :
Cela peut paraître idiot voire inutile. Après tout l’immeuble que vous visitez est entièrement loué.
On dirait que chaque locataire a de l’eau et de l’électricité. Peut-être, mais qui paye les factures ? Est-ce le propriétaire ou le locataire ?
Prenons l’exemple d’un immeuble avec 3 appartements. Le vendeur annonce fièrement 1000 € de loyers encaissés. Très transparent, il vous montre même ses relevés de compte bancaire avec les 3 virements de 333, 33 €. Le prix de vente est de 120 000 €. Purée, la belle affaire, l’immeuble dégage du 10% Brut ! Je ne parle pas des frais de notaire pour faire simple.
1000 x 12 x 100 / 120 000 = 10%
» Je vais signer direct, sans même négocier. Enfin j’ai mon immeuble. YES ! »
Grosse erreur.
Dans l’immeuble, il n’y a qu’un compteur EDF et un compteur d’eau ! Vous l’aviez vérifié en visitant ?
En clair c’est le propriétaire qui reçoit et paye les factures. Si vous aviez regardé les baux en détail, vous auriez aussi vu que les loyers sont eau et électricité compris.
La rentabilité, tout de suite, n’est pas la même. Sur les 1000 € de loyers qu’il encaisse, il doit avoir au minimum 250 €/mois d’eau et d’EDF à sa charge.
La rentabilité tombe donc à 750 x 12 x 100 / 120 000 = 7,5 %
Ah oui, tout de suite, c’est moins intéressant 🙁
Attention aussi, faites bien la différence entre un compteur d’eau et un sous-compteur d’eau (appelé aussi compteur divisionnaire). Dans le premier cas, c’est le locataire qui paye directement les factures au fournisseur, dans le second c’est le propriétaire .
J’en ai fait récemment les frais. Un de nos immeubles ne possède pas de compteurs d’eau séparés, uniquement des compteurs divisionnaires. Le contrat est donc à notre nom. Nous recevons avec mon épouse une facture tous les six mois et je réclame à chaque locataire sa quote-part en fonction de sa consommation.
Un locataire vient de partir en nous laissant une ardoise de trois mois d’impayés. Tant mieux, nous allons pouvoir relouer à des gens plus sérieux. Lancer une procédure nous aurait pris au minimum deux ans et le succès dans ce cas est loin d’être garanti.
Ce que j’ai du mal à digérer, c’est que non seulement il ne payait plus son loyer, mais c’est nous qui lui avons payé son eau…et il en consommait beaucoup, le bougre, vues les factures astronomiques. De plus, mon immeuble est dans une commune où l’eau est hors de prix.
On ne m’y reprendra plus, je vais faire installer des compteurs d’eau individuels.
Et oui, il est tentant pour un vendeur de « doper » ses loyers juste avant la mise en vente. Le but étant de vous faire saliver devant une grosse rentabilité. Malheureusement, elle est très temporaire et fictive.
Un studio de 25m2 se loue habituellement dans votre secteur 300 €. Étonnement, sur l’immeuble que vous visitez, les studios sont loués 380 €.
« Bizarre, il n’ont rien d’extraordinaires ». Normal, c’est du dopage !
Au prochain changement de locataire, ne rêvez pas, vous ne relouerez jamais 380 €.
J’ai même déjà vu des petits malins, qui installaient temporairement un membre de leur famille dans un appartement avec un bail « sur-gonflé », histoire de faciliter la transaction. Une fois l’acte authentique passé, bizarrement vous recevez les recommandés de départ…
Un ratio normal pour une taxe foncière est à mes yeux de 1 mois de loyer encaissé.
Dans certaines communes, elle est exorbitante. Et ce n’est pas toujours dans les communes les plus sympas, loin de là. On se demande ce qu’il font avec cet argent par moment, mais c’est un autre débat.
J’ai récemment visité un petit immeuble en Dordogne. La rentabilité me semblait excellente (environ 14 % brut). Il y avait 5 appartements loués pour 1800 €. Ma petite check-list de visite était OK.
Tous les voyants étaient au vert. Je m’apprêtais à faire une offre.
Je pose une dernière question : « Pouvez-vous me donner le montant de la taxe foncières ? »
Et là, la réponse m’a cloué : 4900 € par an.
Quasiment 3 mois de loyer ! La rentabilité nette de l’opération n’est tout de suite plus du tout la même.
Et imaginez si, un jour, vous n’avez plus de locataire. Vous continuez à sortir tous les ans près de 5 000 € de taxes foncières… sans rentrée d’argent en face.
Un dernier conseil, demandez à l’agence ou au vendeur de vous montrer l’Avis de Taxes Foncières.
Souvent les vendeurs ne connaissent pas précisément le montant. Ils vous annoncent vaguement un chiffre. Vous prenez ça pour argent comptant. Problème le jour de la signature chez le notaire, vous découvrez que c’est bien plus élevé que le montant annoncé…
Quoi faire ? Renégocier à ce moment là ? C’est souvent trop tard…
Dites-moi en postant vos commentaires, si vous avez déjà été confrontés à ces pièges, ou à d’autres…