Or a commercial offer. It is necessary to describe in detail your real estate to describe: indicate the size, number of storeys, area, describe the technical condition and equipment, infrastructure, while the emphasis, of course, should be made on its merits, but the disadvantages should also be noted.
The most effective ways to find tenants are as follows:
- Placement of ads on Internet resources (specialized) is a very popular and effective advertising channel. Be sure to add photos of the property.
- Search by friends - a very simple way, but it often works faster than others, since the circle of communication of entrepreneurs implies the intersection of interests in the business sphere.
- Sending a commercial proposal by e-mail - quite often establishments such as restaurants, cafes, bars, shops, salons and others select premises for opening another point or for moving. Since usually the e-mail address of business owners is indicated on the official website of their company, it is not difficult to make a specific mailing list.
- Cooperation with a real estate agency - a very good way, because realtors have wider advertising opportunities. In addition, they will further deal with the transaction.
What should I pay attention to?
Pricing
First you need to familiarize yourself with the commercial real estate database, evaluate the market, compare prices. At the same time, you need to understand that when concluding real transactions, the amounts usually decrease slightly.
Competitive advantages
It is quite possible to speed up the lease terms of commercial real estate by changing the quality characteristics of the premises. Various options are possible:
Also, the advantage will be the reliability of the owner and transparency, that is, a long-term direct agreement including VAT, a non-cash form of payment, the ability to take into account not only all amounts under the agreement, but also operating payments in taxation.
Bonuses and preferences
Usually, owners of commercial real estate prefer not to advertise the possibility of providing various bonuses and discounts. Everything is decided on an individual basis, for example, if the company cannot decide to rent premises, you can offer some bonuses... They can also be just the decisive factor for making a positive decision. You can learn more about the legal aspects and benefits of renting from the owner.
Target audience search methods and which one is more profitable
Search methods can be independent or with the help of real estate agencies.
On my own
As for the price, it is more profitable to look for yourself, the costs, of course, are less. The risks in this case may be as follows:
- It can be difficult for a non-professional to make a correct assessment of the premises, to identify its strengths and weaknesses. And the cost of rent depends on this.
- It is possible to draw up a commercial proposal, taking into account not all important nuances.
When contacting realtors, you can do other things, entrust the search to professionals.
With the help of a realtor
Precious time is significantly saved, since realtors have their own established bases and advertising methods. Their services, of course, will need to be paid, usually the amount is set within the commission from the delivery of real estate.
To avoid risks, you need to conclude a cooperation agreement with a realtor and pay attention to the nuances:
- In the contract, realtors always include a clause that the owner cannot independently hand over his object, which means that the realtor will receive remuneration in any case.
- You cannot sign an agreement until it is verified that the realtor acts as a legal entity and is registered in the Unified State Register of Legal Entities.
Who should you give preference to?
When choosing tenants, preference should be given to legal entities or individual entrepreneurs, these are the most reliable categories, they usually do not rent the first premises when expanding their business.
Leasing the premises to individuals is unsafe, as they are able to refuse to pay rent, declaring that there is no money or simply disappear.
Potential risks
Of course, every owner of commercial real estate worries about its safety and condition, because the goal of renting out is making a profit. The main risks of landlords can be identified:
- Misuse of the premises. For example, the tenant indicated in the contract that the premises would be used as a warehouse, but in fact a store was opened.
- Damage to property, that is, possible breakdown of equipment, damaged repair of the premises, etc.
- The tenant's refusal to pay the rent.
We talked in more detail about how to rent commercial real estate in order not to fall into a hole.
How to pass correctly?
When renting out commercial real estate, very it is important to properly prepare all the necessary documentation:
- make a commercial offer;
- prepare a lease agreement, in which it is necessary to write in detail all the terms of the transaction for both parties;
- draw up an act of acceptance and transfer of premises for rent.
A commercial proposal is essentially a dialogue with a potential tenant, therefore, when drawing up it, you need to try to present yourself in its place. The result should be such a presentation of information that would definitely attract and I didn't want to look for another option.
Suggestions are:
- personalized, that is, targeted;
- not personified, that is, addressed to everyone.
When compiling it, it is most convenient to adhere to the following structure:
- Title.
- The essence of the proposal, here you need to indicate the purpose of the leased premises: office, industrial, warehouse or retail.
- The exact address of the object.
- Main properties and characteristics: area, availability of the Internet and telephone, alarm system, parking, etc.
- The terms of cooperation are indicated: the rental price and what it includes, additional services and additional conditions.
- The advantages of this offer are possible: high traffic, the presence of well-known companies among the tenants, or the proximity of transport hubs.
- Contact details.
Attention! Attach also photographs of the exterior of the building, an inside view and a photo of the entrance lobby.
Drafting and concluding a contract
Article 609 of the Civil Code of the Russian Federation. Form and state registration of the lease agreement
- A lease agreement for a period of more than a year, and if at least one of the parties to the agreement is a legal entity, regardless of the term, it must be concluded in writing.
- A lease agreement for immovable property is subject to state registration, unless otherwise provided by law.
- The property lease agreement, providing for the subsequent transfer of ownership of this property to the lessee (), is concluded in the form provided for the sale and purchase agreement of such property.
The size of the state duty for legal entities is 22 thousand rubles (Article 333.33 of the Tax Code of the Russian Federation).
How to protect yourself?
To protect the owner of the property, it is necessary to clearly spell out all important points and terms of the transaction in the contract: term of the contract, the amount of rent. It is only worth entering truthful information, trying to win something on taxes, you can lose more.
Important! The contract must be concluded only in writing!
After all, the Civil Code regulates the relationship of the parties - participants in the transaction, provides for obligations for the maintenance of property (Article 616 of the Civil Code of the Russian Federation), responsibility for the use of rental property not in accordance with the contract (
Conclusion
Commercial real estate should not be idle, it should work and generate income for its owner. And in order for this income to be stable, investments need to be made in the commercial real estate, which in the future will always be in demand among tenants. Therefore, you never need to rush into a choice, you need to carefully check and calculate everything.
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Commercial real estate includes non-residential premises that can be used for commercial purposes. Lawyers distinguish several groups of commercial real estate:
If a novice entrepreneur decided to take up, first of all, it is necessary to prepare the premises with high quality for operation by tenants. If necessary, you should make repairs that meet modern standards, connect the necessary communications, and much more.
How to register a case?
Such a step as the registration of a business for rent (Federal Tax Service) is perhaps the most important. The exact decisions on the organizational form depend on the line of business itself. In other words, if a citizen rents out non-residential premises, he is obliged to pay income tax.
It is recommended to apply for the status of an individual entrepreneur (individual entrepreneur), thanks to which a person will have the right to conduct activities on a completely legal basis. Due to the fact that the profit from the delivery of commercial real estate will be small, according to the law, a citizen has the right to issue a simplified form of taxation. It provides for the payment of taxes at the rate of 6% of total income.
- Copy of the founder's passport.
- TIN (individual taxpayer number) of the founder.
- Contribution of the authorized capital from 10,000 rubles. When submitting an application for registration of an individual entrepreneur, a bank statement is provided, where it is necessary to open an account.
- Formation of the company's charter. According to this documentation, the distribution of parts between the owners (in the event that there are several of them) will be carried out, the official name of the company, its legal address.
- Minutes of the meeting of the founder (in the event that there are several of them).
- Decision on registration of LLC (society with disabilities).
The term for issuing an IP is from 3 to 5 working days. The registration and registration of the LLC status will take no more than 14 days from the date of application.
We divide the rental area into parts
Not all clients are ready for office space: most need a certain part of it. For example, a bar-restaurant or a game club can be located in a hotel lobby. Moreover, both establishments belong to different persons.
For several tenants, it is required to split the premises... Division - the termination of the existence of a single object and its division into several separate objects, each of which will receive a unique cadastral number and separate documents for the right of ownership. According to the legislation of the Russian Federation, such objects become newly created, as a result of which, according to Article 219 of the Civil Code of the Russian Federation, the owner receives the rights to dispose of them only after official registration.
Article 219 of the Civil Code of the Russian Federation. The emergence of ownership of newly created real estate
The right of ownership to buildings, structures and other newly created real estate subject to state registration arises from the moment of such registration.
According to the legislative regulations of the Russian Federation, the division of an immovable object is permissible if there is one of the grounds:
- Consent of all owners of real estate to its section and certification in writing by a notary.
- Intervention of the courts.
Before correctly dividing the existing commercial real estate into parts and renting them out, the copyright holder is obliged to organize technical and cadastral registration of the premises, as well as to officially register the right to manage it. After registering the necessary part of the object for himself and registering the contract with Rosreestr, he will be able to lease it.
To divide the existing commercial real estate into parts, the owners will need the following documents:
The owner will be able to acquire cadastral documents after contacting the authorized bodies and setting the object on cadastral records. Since 2012 to install the premises for cadastral registration, you will need a detailed building plan, which can be compiled by a highly qualified engineer.
It is worth noting that when dividing commercial real estate, several technical plans must be provided. Registration of the document takes place within 18 days from the date of their submission. After this period, the customer must contact the cadastral center and receive documents (including the cadastral passport). In case of refusal to register, civil servants provide a reasoned confirmation in writing.
After receiving the cadastral documents, you must also obtain a certificate of ownership for each part of the premises. An important and only document confirming property rights is the cadastral passport... It contains detailed information about the property section and a technical plan drawn up in accordance with the updated data.
You can invest in real estate in different ways and scales: buy and resell apartments, rent out premises or open a real estate agency.
It is worth noting that not every average Russian citizen has access to such a way of earning - multimillion-dollar investments are required. That is why commercial companies have and invest such large financial resources. Their privilege is getting a loan for a project. An individual can also start a real estate business only if he has the necessary start-up capital.
Important! Acquisition of housing in the period of growth for it guarantees the investor a multiple return on its resale - by 10-15%. For the most part, this applies to those citizens who invested large material savings in this area in the 80-90s. XX century.
Until 2020, there is no reason to expect a rush effect - the Russian real estate market has stagnated in a downward phase.
Calculation of possible profit, payback period and level of profitability
Scheme for calculating the possible profit from the rental of real estate:
Assessing the attractiveness of the rental business is not a super task. For the correct calculation, it is enough to compare the rental income with the value of real estate - in the end, you will get the payback period of the business, which is the main criterion for business in this area. Typical payback periods for commercial real estate range from 9 to 12 years. It is difficult to find real estate objects with a payback period of 7-8 years.
The best investment option is buying real estate in new buildings. A less expensive option would be to purchase premises at the foundation pit. Thus, the savings will be at least 30%.
Nevertheless, there are a lot of certain risks in the system of shared construction. Early on, the chances are huge. To reduce potential risks, you should choose developers with excellent experience and a proven track record..
Where to get start-up capital?
Every citizen can get start-up capital for business development. There are several ways to fund and find sponsors.
You can get start-up capital for starting a business at a bank... The method is effective and popular. However, there is a huge disadvantage - risk. If the business does not go in the right direction, then, in addition to a significant loss, the novice businessman will also receive a large monetary debt. It should be noted that Sberbank and Tinkoff provide loans for starting a business.
Reference!Government structures that support small businesses can become a source of start-up capital. Under the federal system of self-employment of the population, unemployed citizens can apply for a subsidy of 60,000 rubles.
Advantages and disadvantages
Renting in is the only type of business that carries legal passive income.
Minuses:
- It is important to understand that income depends directly on the activities of the tenants. Their activities should be monitored, to ensure that the premises remain in good condition.
- According to the provisions of the Ministry of Finance, the landlord is required to pay taxes in the amount of 15 to 17% of the amount received from the rent.
- Tenant inconsistency. The termination of the agreement can occur even at the conclusion of an official one, as a result of which the income traffic will temporarily stop, and the landlord will have to.
- The presence of responsible tenants, the business is becoming a high-quality and in-demand product that can be sold at any time and get a profitable financial condition.
- Annual rent increases contribute to successful business prosperity and development.
In the absence of experience in entrepreneurial business, it is recommended to purchase a working ready-made business... The main advantage of this business is the conclusion of a contract with tenants who are interested in extending the contract with a new partner.
Conclusion
Thus, a real estate rental business is an excellent source of passive income. Nevertheless, this area has its pitfalls: assessment of all kinds of risks, paperwork, start-up capital, etc. The correct organization of business contributes to its active and favorable development.
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It would seem a simple process of finding premises for commercial lease and the process of concluding a contract. But, unlike rental housing, this area of \u200b\u200bservices is subject to different laws and regulations. Some businessmen to resolve this issue hire a person who is looking for suitable real estate.
This is done for many reasons, since the following are considered important parameters in the choice: the area of \u200b\u200bthe city, the presence of competitors, the floor, the type of premises, the availability of communications, the area and other important parameters. But to conclude a lease agreement for commercial real estate, discuss the terms of lease and sign the document itself, it is better to hire a lawyer.
The legislative framework
The entire rental process is regulated by the Civil Code of the Russian Federation, or rather, Article 34 "Rent". According to the law, all the conditions that arise during the rental process are spelled out in the lease document - an agreement that is concluded between the client (tenant) and the lessor.
The most basic responsibilities of the lessor are considered to maintain the rented premises in good order, carry out major repairs on their own, according to the Civil Code of the Russian Federation, article 616. The same article also defines the obligations of the tenant - carrying out cosmetic repairs, maintaining cleanliness and order in the premises, paying all running costs.
The landlord can rent out commercial real estate under other conditions, but then they must be spelled out in the lease agreement. For example, the landlord may shift the responsibility for major repairs to the tenant, or vice versa.
It is best to involve a lawyer in this process, who will understand all the documents provided for real estate and help conclude an agreement on mutually beneficial terms. Hiring a qualified lawyer can help identify unauthorized violations that could fall into the expense of a businessman in the future.
Unlawful redevelopment can become such an unnecessary expense item. A more serious case would be the lease of a commercial complex with plots of land and several premises. Here it is important to check the availability of all the necessary papers for all objects and the absence of additional rent for part of the premises or the presence of collateral.
It may take too long to put documents in order, register and sort out relations with other tenants, and the choice of another premises may be the best option.
Property search
One of the most difficult tasks is to find a suitable property and preferably without intermediaries.
First of all, citizens turn to print media, which are full of advertisements for renting non-residential premises. Usually 90% of them are agencies, and only 10% are owners of premises. For the greater convenience of businessmen, such ads began to be placed on Internet resources, in particular, on Avito, commercial real estate lease is provided with a photo and the address of the premises.
Such resources are convenient because using filters, you can immediately discard all options that do not fit your search criteria. For example, select all offers for renting office space in a certain city or area, and the system will automatically display all suitable offers, which will significantly speed up the search process.
The commercial real estate lease market is divided into premises for different purposes:
- Office.
- Trading.
- Warehouse.
- Manufacturing.
Therefore, before starting your search, decide what type of real estate you need to choose, in what area of \u200b\u200bthe city, what area, number of storeys and other important parameters. Having defined the entire set of conditions, it will be easier for the searcher to formulate his request.
If the search process is not included in the plans, you can delegate this matter to an intermediary. Usually the services of such firms are paid at the rate of full or half the cost of the monthly rent. But it is advisable to initially sign an agreement with them and determine the payment for services only after the selection of premises, so that they are also interested in the timing and quality of their work.
Contract conclusion process
This is an important process that is best done with a lawyer. Before signing the documents, it is necessary to carefully read and discuss all the terms of the lease. Check the owner's documents: the title deed to dispose of the property, the floor plan and the statutory documents of the legal entity that owns the property. After checking the documents, discuss all possible rental conditions:
- Communal payments.
- Telephones and Internet access.
- Monthly rental price.
- Lease terms.
- Force majeure circumstances.
- Minor repairs.
- Major overhaul.
- Terms of termination of the contract.
Discuss who will have a specific commitment and when to meet it. All conditions must be fixed in the commercial real estate lease agreement.
Signing a contract
It is best to draw up a contract and negotiate the terms personally with the owner of the property when renting without intermediaries. In this case, it is easier and faster to resolve acute issues, there is a possibility of concessions from the landlord.
When drawing up the text of the contract, a mandatory clause must indicate the full physical address of the property, details and data of the owner. If possible, a floor plan should be required and attached to the document, especially if redevelopments have been carried out.
The document must be signed in several versions by both parties. Only a document of a certain type can confirm the terms of the lease and the process of renting premises.
The duration of the lease can be prescribed, but if it is not indicated, the contract is considered concluded for an indefinite period of time. Do not forget to indicate the exact amount of the rent. Without the specified rental value of commercial real estate, the transaction is considered not concluded. To take into account changes in currency, it is necessary to register the possible percentage of increase in the rental price, but not more than once a year.
Object transfer process
Another important document after the lease agreement will be the act of transferring the property from the landlord to the tenant. The day of signing such a deed is considered the beginning of the lease. It is necessary to sign the act only after a thorough check of the building or premises. If a malfunction is noticed during inspection, it should be recorded in the report. This can save yourself from unnecessary expenses that will later fall on the tenant.
In addition, such an analysis of the premises before leasing commercial real estate will make it possible to demand from the lessor to eliminate the noticed faults for free, or to reduce the rental cost by a certain amount. If the seen state of the property does not satisfy the client in any way, he can quite rightly demand the termination of the contract.
Remember that upon the expiration of the contract, the landlord will accept the property according to the deed that was concluded on the day the premises were leased. And if no malfunctions are recorded there, then the landlord will absolutely legally be able to demand that they be eliminated at the expense of the tenant. Conversely, if during the lease there have been positive changes in the conditions of the premises, the tenant has the right to demand reimbursement of the costs incurred. Therefore, carefully record all the terms of the lease in the contract.
The fact is that such square meters are in demand among a narrow number of tenants. That is, if your premises meets all the requirements of the renter (as a rule, these are some specific features), then he can agree to your offer. But you can wait for such a customer for a very long time. Therefore, it is better to push away from the average market price when evaluating yours.
As for the preservation of the premises in their original form, this is unrealistic. Even the most careful tenants in the process of using it will inevitably inflict at least some damage on it (from elementary pollution to damage to the finish). If your premises are very dear to you, then stipulate compensation for its damage in the contract.
It follows from this that by registering with a tenant, you will no longer be able to avoid taxation of your income from renting out premises.
And in order to quickly find a tenant who will suit you and who will suit your premises and its price, and to avoid a bunch of problems, in a proven agency with at least 5 years of experience.
This means that the first thing you need to do is find a good rental agency. It is necessary to conclude a service contract with this organization. As a rule, no commission is charged to the landlord. Further, the agent will ask you to show him your premises, after which he will be able to determine the amount that you can count on. The agent will also suggest the best way to get your rent. Usually, payments for commercial real estate are made quarterly, but for residential real estate - monthly. If there are no valuable things in your room, you can safely leave the keys to it to an agent who will show it to future tenants without interrupting you. And already the last step is the very acquaintance with the tenants and the conclusion of a lease agreement with them.
Related Videos
Sources:
- how to rent offices
To rent out any vacant space, be it residential or commercial, you can contact a real estate agency or find a tenant yourself. In the second case, it is effective to post information in print media and the Internet on those resources that are visited by potential tenants from the area where the property is located.
You will need
- - documents confirming your ownership of real estate;
- - computer with internet access;
- - money to pay for the services of realtors and / or posting ads on paid resources;
- - phone and E-mail for communication.
Instructions
Even if you do not want to resort to the help of realtors, it will not be superfluous to visit several agencies and consult on the rental price of yours and the factors influencing it. It may not be superfluous to take certain measures that give reason to ask for more. For example, connect additional telephone lines, wire Internet, etc. depending on the situation and the nature of the area.
If you prefer to entrust intermediaries with the search for tenants and initial contacts with them, ask meticulously about the terms of cooperation: the price, the procedure for paying for the agency's services (ideally, after moving in, in other cases, you should think about it), etc.
When searching on your own, prepare ad texts of various lengths. Your task is to contain as much essential information as possible in the minimum amount of text that gives a complete picture of the leased space. Commonly understood abbreviations often contribute to its solution.
Contacts are a separate issue. A separate sim will help you save your nerves and insure yourself against inappropriate calls. You can insert it into your phone only at a time when it is convenient for you to receive calls, and for others (which will certainly be) use an answering machine.
This function is also convenient after the commissioning of the area. It will be enough for you to turn off the phone, having written down on the answering machine that the area is rented out.
A separate email address for correspondence with tenants will also be helpful.
As you receive calls from tenants, negotiate views and lease terms with them. Be prepared to accompany them as they explore your space and answer various questions, including inconvenient ones.
Try to look at the premises through the eyes of a potential tenant: what suits you, what not and why, think about how you can minimize the negative aspects.
Also prepare documents for your premises, confirming your right to legally dispose of them (certificate of ownership, power of attorney from the owner, etc.) in order to present them on demand.
With a tenant who suits your option, conclude an agreement where you write down the lease term, the possibility of renewal, the size, procedure and terms of payment.
And, of course, do not forget to accept payments, if necessary, reminding you that it is time to make the next one (although, of course, tenants with whom this procedure is not required are preferable).
Food trade is considered one of the profitable areas of small and medium-sized businesses. With a correct assessment of purchasing power and selection of assortment, this business brings good profit.
Instructions
First you need to choose a place for trade and an assortment. For example, it is profitable to sell near business centers, enterprises, government agencies. The dormitory area is popular with dairy products, bakery and confectionery products, cereals, alcohol, cigarettes. At a store on the outskirts of town, shoppers often ask for vacuum-packed soft drinks, sandwiches and hamburgers. IN "
Commercial real estate lease is one of the most profitable types of business and is almost always in demand. Many small firms and start-up entrepreneurs are looking for office space for their own placement and organization of their business. Their desire to buy a roof over their heads, and for relatively little money, allows them to receive a constant income from renting out space. In addition to small entrepreneurs, often premises can be easily rented out for small shops, where former owners of small kiosks and trading places in industrial markets are increasingly forced to leave.
A striking example of the success of the commercial real estate lease business is the numerous office buildings packed to overflowing with small firms.
The attractiveness of this direction also lies in the fact that its organization usually requires only initial investments, and all operating costs can be passed on to customers. Naturally, to create such a business, you must have a suitable property.
For the reliability of the enterprise, it is advisable to acquire such an object in ownership, so as not to depend on the whim of its owner.
However, in case of a shortage of funds, you can rent the building, subject to the right to sublease its space. It is often more profitable for the owners of a building to lease it out in its entirety than to painstakingly search for many small tenants and formalize relations with them. This is all true, but nevertheless, a decrease in the share of profit significantly affects the overall profitability of the project, therefore, the acquisition of a building in ownership is always a priority compared to renting, and carries fewer risks for the entrepreneur.
It is not at all necessary to choose real estate objects in the city center, where their value exceeds all conceivable limits.
It is often much more profitable to buy a building or premises on the outskirts of the city or somewhere in a residential area, which will require a much lower level of investment.
The only important condition in the selection of real estate is the availability of nearby public transport stops.
A good option for acquiring such an object are old abandoned buildings of ruined industrial enterprises, offices of shopping centers. The poorer the technical condition of the building, the cheaper it can be purchased, which is what many entrepreneurs who make money by renting out commercial real estate use. On the other hand, if there are sufficient funds, sometimes it is easier to erect a new building, planning in advance its space for renting.
When renovating an old building or equipping a new one, it is necessary to take into account the peculiarities of leasing commercial real estate.
Since the premises of the office building will be leased to various tenants, it is necessary to provide for a separate supply of communications and the ability to disconnect any room from heating and electricity in order to avoid unnecessary expenses for empty space. In addition, it is advisable to pre-design common areas, toilets, eating areas, and locations for shared office equipment. This will create a comfortable working environment for small businesses and increase the attractiveness of real estate. As a rule, tenants do not have special requirements for the finishing of premises, so repairs and finishing can be done using cheap building materials. This reduces the investment required.
Particular attention should be paid to the connection of modern communications, especially high-speed Internet, as well as the organization of wi-fi.
Moreover, it is beneficial to have an accounting firm among the tenants, as well as a firm offering office services: photocopying, printing of texts, and so on. This allows you to provide tenants with the necessary office services and completely fill all the leased premises. To attract customers, you can also use common premises, the hall of an office building, allowing you to place tenants' advertising products in them, installing special advertising structures for this.
An excellent addition, from the point of view of technical equipment, is also the connection of a mini-automatic telephone exchange and the provision of city telephone numbers to tenants, which will contribute to the consolidation of permanent tenants in the designated places.
When organizing a business for the delivery of office real estate, it is necessary to pay special attention to the legally correct execution of contracts, the possibility of recovering losses from unscrupulous tenants. The efficiency of leasing office real estate is confirmed by experts who estimate the growth of rental rates by about 10% per year. Experience shows that it is possible to recoup investments in the creation of an office real estate center in 2-3 years.
Naturally, for the proper organization of a business, you need an order which can be made on our website.