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Warehouse Simulation on plouz

Listing:
Price: € 127 000 Postal Code: 29260
PLOUZANE local offices and warehouse of 450 sqm on axis through the gates of Brest cinderblock building steel frame, fully serviced, health, offices equipped with 1600 square meters of building land , may also be suitable for loft
price € 127 000 ISPs immoliaison June 1960 19 5016 63 86 MT


the announcement here: http://www.bretagne-pme.com/fr/immobilier/105638_PLOUZANI__local__entreput_et_bureaux_de_450m2_sur_axe_passant_aux_portes_de_Brest__construction_parp___.htm

254 rue de Brest Plouzané to
http://applications-internet.brest-metropole-oceane.fr / VIPDU40/aspx/HTDU401.aspx

I contacted the seller directly, but he wants to go through the realtor.
So I took appointment with the agent at 14:00 Friday. The built

: 450 M ² WITH
the front office, garage car.
1 office
2 laboratories, one of which is rented 400 euros for 3 years
1600 m² building


Construction: 30 * 14 m
12 homes available with mezzanine

Simulation financial
47 KE Recipe rent
Buy: 330 KE (127 + 200)
yield gross profits 1st
7 years after 11 years
work: mainly implemented through

Here a spreadsheet to estimate finely + renovation costs
http://spreadsheets.google.com/ccc?key=pakb-BxJ2riR6_IcG1g3QVA&hl=en

Financial simulation: http: / / spreadsheets.google.com / ccc? key = pakb-BxJ2riRBhW3LoWExMQ

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budget / renovation

The surface area of the house is 170 m2 (only)
Cost: between 65 kE (mini in mini) and 110 KE (average)
knowing that the work was estimated by an arch between 180 and 230 KE KE

Either a loan between 20 and 25 years (depending on the cost of work) if is providing 3.5 kE

to get the loan and the project is viable, it must quickly (very quickly) how + tall.
is possible but if it meets certain conditions:
1) obtaining planning certificate
2) good agreement of the shareholders
3) Availability of shareholders
4) loan from the bank
...

Give me your opinion!

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RDV Bank + service planning

Friday, 2 to 10:00 with Ms. Primel mayor of Plouzané
Saturday 3 to 10:00 with Ms. Le Bihan CMB Plab

For those who preferred means of being join me ...

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reduced rate of VAT for renovation work done by a service

Question. part of a SCI submitted to the IR family owns a building used for rental, what rate of VAT are subject renovations 5.5 or 19.6.

Response. Any natural or legal person (company , whether owner, tenant, occupant without payment being run by a building professional, work in a residential housing completed over two years, may benefit from reduced VAT rate to 5.5%, as housing is a primary or secondary residence.

To qualify for the reduced rate, the customer must provide the claimant, a document attesting that the date of completion of construction of housing is older than two years of commencement of work covered by the 5.5% VAT .

The catch: You can directly purchase raw materials with a VAT rate of 5.5: We have to necessarily go through a company. More info here: http://droit-finances.commentcamarche.net/faq/sujet-930-taux-de-tva-reduit-a-5-5-et-travaux-sur-locaux-d-habitation

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habitat BMO SCI & ANAH

VC call with ANAH (brief) and BMO (Madeleine Cloâtre)

Eligibility for grants with ANAH:
house more than 15 years after work
rent 9 years
rent capped
Work done by professionals
The project must fall within the priorities of intervention ANAH (eg rehabilitation of Saint Martin). At first the little student housing does not fit their criteria
The project must meet the needs of the town hall

If conditions are met, the aid is very important :
On a base (ceiling) of 650 euros per m2, 40%
supported by ANAH
5% by the regional council capped at 2,000 euros
5% by the General Council capped at 3,000 euros + bonus
BMO

=> There is no help for auto restoration except for reintegration projects

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Should we break the concrete slab floor? Or, if there is rising damp
In this case => lime-hemp tile 10 cm by 15 cm hedgehog
Step 1: (1d 1 / 2) cracking of the slab (10 à15cm) in Using 2 of loc breaker, with the help of 2 friends (1 + 2 in the wheelbarrow with a hammer),
Step 2: (1d to 2 pers.) Breaking and removal of large blocks with a mini excavator (90 cm wide): This decision was long the Because of the expense but it was worth it, I will have broken the lower layer to the deck alone,
Step 3: (2d only) removal of remaining concrete blocks ... shovel, pick, Baramine (very useful sometimes), and wheel barrow (knows no electric model ...:)),
Step 4: (5 x 1 / 2 day only) unpacking (15 to 20 cm) beat up the earth (clay-sand mixture relatively dry), the uh ... again (by economy and because I had the time) with a shovel, pick and wheelbarrow (the same)


You may have to remove the cement on the interior bearing walls to facilitate breathing walls and limit moisture


a idea of partition hemp http://www.maison-tregor.eu/chambre/cloisons.htm

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various wood floor insulation (joists)

Here it goes: http://www.maisons-et-bois.com/ discussions / viewtopic.php? id = 12721 .
PS: Follow closely the advice of "Grendizer" (he is very competent)

Extremely Sore Shoulders

concrete slab or wood joist insulation

still on the site of Were-breizh ( http://www.tiez-breiz.org/forum/index.php? topic = 27.0 ):

A rigid slab is strongly discouraged in the old buildings, for various reasons, a most unexpected order seismic ... Indeed, the laying of a tile set with the interior facing wall that in case of earthquake, the floor can become dislodged and crashed to the lower level ... good is a nightmare scenario of course, but unfortunately this has been observed and analyzed ...
So in old buildings, no heavy slab of cement concrete, a rigid structure in a relatively soft little place ... it is easily understood.
Me I would go on a slab hemp and lime with hemp on wooden partitions. It's not more complicated, it's different! and finish is far more healthy and pleasant! ...
I described this type of site on a personal website www.maison-tregor.eu . "

There are ways to seal parts of water on a wooden floor:
http://www. maisons-et-bois.com/discussions/viewtopic.php? id = 14943

=> Go Go wood floor
=> To not spoil, Ca significantly reduced the budget and ...

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stone wall 50 cm

I recommend Reading these two articles published by a local association Were-Briez:
http://www.tiez-breiz.org/enduits.htm
http://www.tiez-breiz.org/isolation.htm

Conclusion:
No interior insulation, brakes just vapor
A medium term, the insulation ext UPPER see photos from the book of reference JP Olivia
must first remove the cement plaster on the facade.
=> To not spoil, Ca significantly reduced the budget and remains on healthy materials

Good news: There is no regulation on heat of old buildings (not concrete). We will therefore not be forced to isolate from the inside. Energence told me that he is more and more of easy to obtain agreements to insulate from the outside even when facing the street

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House nuns to Plouz

Selling:
parcel No. 234 of 82 sqm. Is it coupled with the main plot?
This parcel could allow specific access to the farmhouse
Parcel No. 136 of 757 m2 plots
sopnt area in AU, ie high density (everything is constructible if it respects the rules of access road, Parking ...). The farmhouse could be Living easily if we make a declaration at the town hall
three possible levels, max of 9 meters
is a house of 1906 with 130 m2 area (GFA is different: it is 130 m2 without walls and partitions).
parasitic state, especially asbestos and Assinie to be made by the seller
The mains drainage would miss
Hall Plouzané
is public parking in front
The community is apparently not into it by private homes. It will not use a priori pre-emption
The church is not closed. (Possible battery velux roof)
Condominium:
This can be interresting for us to mount a condominium to ease the resale lot is with the notary need to establish this arrangement
Housing subsidized. This service
habitat BMO Conventionshall dwellings. the rub: when the housing is subsidized, the student can get aid, but the rent is capped. It should quickly see this point because it determines the profitability of the project.
Aid Renewal:
aid for the renovation of homes under contract may be interresting. To see the service with Habitat BMO
Conduct respect Parking
0.6 parking spaces per unit + 1 per 100 m2 gross
12.5 m2 per place.
For 10 units => 110 m2 parking

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arrangement

- 6 of 24 sqm Studio: Range Low / market study: it is small and compact + and + the performance will be better
m² Height: 3 m Height
1st floor: 2.5 m
- Roof 2-sided to a mezzanine floor: low crawling
Height: 50 cm Height
creeping up: 2.1
mezzanine area: 6 m² minimum 9 m² max
- 1 room: Kitchen + Living
- 1 room of 3 m: WC + Washbasin + Toilet Turk of Recycling!
- 1 cupboard (l * L * h): 2 * 0.5 * 2.5
- Charge ideally south with open (entry + berries) south
- Sterile around the house (no lawn)
- Bamboo for hedges
- 1 parking space per studio + 0.6 for the land

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The main principles of construction of statutes

• + foundation or crawl space if possible, a hedgehog (cheaper slab with lime hemp)
• wood frame house in Douglas (protection natural / termites & fungi)
• steel roof tray if possible, otherwise slate
• Insulation: define
• Octopus Electrical Plumbing PEX
• Partitions internal plasterboard or metal rail fermacell
• bearing wall to define: pallet + earth + reeds
• Electric Heating
• wood or aluminum windows (PVC or condition whatsoever windows occaision)

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SCI

Well I'm starting.

Here's a first draft bylaws:
http://docs.google.com/Doc?id=d22dkcp_13hqmb4fdm

the last page, the questions I ask myself. Inspired

these articles: http://docs.google.com/Doc?id=d22dkcp_11gw3kcgcc A

your comments.

Office 2007 By Telephone

first AG

Agenda:
- discuss the return of the 1st study cycle at Plouzané
- Present the project area to build, investment, revenue, length of loan.
- Define in broad terms the management of SCI in the short term (the self), medium term (< 10 ans / décennale) et à plus long terme.
- Return information about an appointment with the banker and the lawyer
- Round table: on the felt project, requiring clarification,
- Go / No Go,

A plan in October

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CR appointments with banks and PLAB plouz

Here is a summary of the meeting with Fred at CMB Plouzané with JJ and the CMB and Loic Plabennec. SCI Status


- Pay attention to the status of SCI (excluding exit ...),
- determine the cost of the part during and after repayment of loans

Ready "relay"
- If Buying land in March 2008, Big Summer Work 2008, 1 September 2009 Student rent.
What causes the postponement of monthly payments of 18 months and a surcharge of 10 to 13 000 E
- Deferred loan with monthly payments of 2070 gives E 13.5 years.

Featured Project:
- Need 200 kE (70 + 130 KE)
- 6 studios 350 E of the rent monthly income
Let E max of 2100 per month, which should be removed
property tax burden, not rental, ...
- High
hypothesis: 22400 euros in revenue per year,
Low: 70% of rent (remainder used for cargo, the common ...) => 18 keuros rent
Withholding: 21000 Recipe (knowing that we have very little expense)

Plouzané:
- Ready classic 200 000 E 5.3 out of 15 years from 1800 provides monthly E

Plabennec:
- Rate to 5.14% over 14 years + 0 2% if one takes a single life insurance
- Over 13 years, for 200 KE => 1720 euros per month

Deposit / mortgage:
EUR 1200 EUR 1400
the mortgage guarantor GPA with a minimum contribution

- Ski digging:
=> 5 of 40 personal loans KE
Banks do not require collateral for small sums dixit Plouzané.
all depends on the borrower's assets Plabennec dixit. But they will ask for locking on
foresaw such a need to purchase each insurance death

=> 1 loan for the SCI: A
Plabennec: "+ it will be much easier to have a single loan, "
" The bank can not take any guarantee / mortgage. "
" The management will be much more simple (release of substance ...)"


Other considerations (to plouz)
- Do not T3 beside Studios, is this true if the tenants are students?
- Students TURN-OVER significant risk of non-rental.

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CR Notary / Mid October

intake industry is to value the work done by the shareholders.
Cost of "materials" (land + construction): 200 KE
Valuation of work: 75 K euros (Cost of the property for resale - material = 275 KE-200 KE )
At 1000 euros a share, 75 shares will be allocated based on the # of partners
The tax on the company can be more interesting tax

The and joint responsibilities are undefined: If we add 10 Keuros for defects, all partners will be affected in proportion to its stake in SCI

Unable to dissolve the SCI before 10 years => year warranty

need to have at least a manager or 2 (not 5) What
the right to a manager without convening the assembly charge maintenance, borrow ...
Beyond what amount, is he incompetent?
a decision is taken by the majority, double majority, qualified majority

In case of death of a partner, it is possible to modulate the sessions according to the stage of the project (construction, before 10 years after 10 years).
No difference at this level, if the loan is contracted individually or together with associated by SCI. However, it is easier to review the bills if the loan is made SCI

The land will inevitably be used by SCI. The advertised price is tax. If an individual buys a property, VAT is 5.5%, Si is a company, the VAT is 19.6.
+ notary fees of around 2.5%
Either a field of 70 K euros, SCI bought it at 84.7 K euros.
Unstoppable, we can not do anything!

A Note in the articles:
Timeliness, ie commitment of partners to work on time (a one-year delay in the project investment leaden course)
can study how I manage a withdrawal of a partner during construction

A dig with an accountant (or google Almighty): Advantage SCI to spend on the tax to the company. A study based on the income tax paid by shareholders.

A little literature found on the net
http://www.journaldunet.com/management/0609/0609152-creer-sci.shtml
http://www.lavieimmo.com/actualite-immobilier -Questions-readers-Sci_et_impot_sur_les_societes_00000044.html
http://www.actufinance.fr/cgi-bin/forum-de-la-finance/gforum.cgi?do=post_view_printable; post = 149831; guest = & t = is

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contact City University plouzane

Here summary of the telephone conversation with the agency in charge of managing the university campus Plouzané.

2 months of summer are distributed throughout the year. A dwelling is rented from September to June and summer is free
Rates are all inclusive: cleaning for common areas, trash, maintenance, servicing
remains studios arranged throughout the year, given the many Departures (internship ...)
The T2, T3 used for collocation are reserved for long periods. She could not see me move on 2008-2009 +

For rates, + it gets into the storey, + it's expensive. The building has 7 floors
Rates studio
Garden level (6 high) => 393 eruos at garden => 20 m²
=> 16 euros per sq m over 12 months
the 5th to the 7th floor: 415 to 46o euros per month
Expect: 130 to 160 euros ceilings for housing assistance

Collocations: T2, T3
common toilet, 1 bathroom
per person for T3, a shared bath for T2 T2
:
My hypothesis (to be verified on site): 5 (bathroom) + 2 (WC) + 10 (lounge) +16 (2 bedrooms)
=> either about : 33 m² with a minimum tariff of 290 euros (garden level)
=> 14.6 euro per sq m
T3 (with bedroom + large): 340 euros
My hypothesis: 10 (3 bathroom) + 2 ( WC) + 10 (lounge) + 24 (2 bedrooms) => 46 m²
=> 18 euros per m²
Note:
2 times less aid for the housemate: 70 euros maximum possible
Tours are from 9am and à13h00 13h30 to 19h00

My analysis:
=> Try to stay around 250 euros net per student (including aid), either 380 euros All taxes included
=> Collocations seem very popular because the rent is less than the studio.

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Shon and straw

interresting Here is an article on the subject.
=> The straw is not "carrier" if you want to optimize the entire surface of the land constructibe

Ex
for 64 ml => 16 sqm GFA within a wooden frame 25 cm thick
=> 51 sqm GFA less for a house of straw 80 cm thick

Track to dig to optimize SHON:
- Develop a loft bedroom with a roof slope under Fortt PEMR (< 1,8 m de haut)
- Create cellars - 6 sqm
.....