A garage for a car owner is not just a place for a vehicle. It can serve as a workshop, storage space, or even a hobby area. We have years of experience helping clients purchase real estate and know what factors to consider when choosing a garage.
Types of garages: differences and features
First of all, determine what type of garage you need, and then choose where to buy it and whether the purchase is worth it, as this will affect the price, legal nuances, and future comfort.
Capital box in a garage cooperative. This is the most common option. Usually, it is a brick or block structure with metal gates. Pros: affordable price, availability of electricity, often a pit for inspection and a cellar. Cons: you need to deal with the cooperative's documents, pay membership fees, and depend on the board's decisions.
Parking space in an underground parking lot. A popular option among new buildings. Formally, this is not a garage but a parking space, yet it is considered full real estate in documents. Convenient for residents of the building, but the price is high, and you cannot store anything other than a car.
Standalone garage. This option is quite rare in the city but can be found in private sectors or outskirts. Here, you own the land and are not dependent on neighbors, but you bear full responsibility for everything — the roof, gates, and security.
Metal "shell". This is a budget but temporary option that can be easily moved. Often, such garages lack documents, which creates difficulties when selling. They are hot in summer and cold in winter, so they are not suitable for long-term vehicle storage.
Where to look for a garage: location matters
The location of the garage affects its usability. If it is far from your home, you will quickly stop using it.
The optimal distance is a 5-10 minute walk or a couple of stops by transport. Make sure it is easy to reach in winter when it is dark and slippery. A beautiful route through the park in summer may prove challenging in January.
The access roads to the cooperative should be in good condition. A broken dirt road that turns into a swamp in spring is a common problem for old cooperatives on the outskirts. Ask neighboring garage owners how the roads hold up in winter.
Safety in the area is also important. Garages in industrial zones or on vacant lots can become easy targets for thieves. The presence of security, video surveillance, and good lighting reduces risks. Pay attention to the fences and the condition of the cooperative's gates.
Technical condition of the garage: what to check
When inspecting the garage, be attentive. Sellers often hide defects or downplay their significance.
Foundation and walls. Cracks in the walls are a cause for concern. Small cracks in the plaster are not scary, but if a crack runs from the foundation upward and widens over time, it means the foundation is settling. Repairs can be expensive. Pay attention to the corners — problems often manifest there first.
Roof. Climb onto the roof and check the condition of the roofing. Rust, rotted areas, and holes can lead to leaks. Peek inside the garage and look at the ceiling: signs of leaks, dark spots, and peeling whitewash may indicate roof problems.
Gates. They should open and close easily, without misalignment. Check the hinges and locks — they should not be rusty. If the gates move with difficulty, it may indicate worn hinges or problems with the geometry of the opening.
Floor. A concrete floor may have cracks and holes. If the floor sinks, it indicates problems with the soil or foundation. The inspection pit should be dry — water at the bottom indicates a high groundwater level and the need for waterproofing.
Wiring. Old wiring with fabric insulation can be dangerous. Modern copper wiring is the norm. Check the functionality of outlets and lighting. If you plan to use powerful tools, clarify what electrical capacity is allocated for the garage.
Documents: important legal aspects
There are often difficulties with garage documents. Let's clarify what should be in order.
Ownership rights. Ideally, ownership rights should be registered with the Rosreestr. This can be checked online through an extract from the EGRN, which indicates the owner, area, and any encumbrances.
Certificate from the garage cooperative. If the garage is in a GSK, a certificate of membership and absence of arrears in contributions is required. Sometimes, the owner may not have paid contributions for several years — the debt will transfer to you.
Sales or donation agreement. If ownership is not registered, at least an agreement confirming how the current owner acquired the garage is necessary, along with an acceptance act. Without these documents, the transaction will be risky.
Cadastral passport. The garage must be registered in the cadastral account. Without this, ownership rights cannot be registered. If the garage is not accounted for, you will have to go through the inventory and registration procedure, which requires time and money.
Permits. For capital structures, a construction permit or at least old BTI documents is necessary. If the garage is built illegally on someone else's land, problems with authorities will arise sooner or later.
Financial aspects: the cost of owning a garage
The purchase price is not the only expense associated with the garage.
Membership fees in the cooperative usually range from 500 to 2000 rubles per month. What are we paying for: electricity, water (if available), security, cleaning of the territory, and current repairs. Find out the amount of fees before purchasing to avoid unexpected expenses.
Electricity may be billed separately by meter or included in the fees. If you have powerful equipment — a compressor, welding machine, heater — bills can increase significantly.
Property tax is charged if the garage is registered as property. The rate depends on the cadastral value and region. Usually, this is several hundred rubles per year, but it can sometimes reach several thousand.
Repairs and maintenance are a separate expense item. The roof needs to be replaced every 10-15 years, the gates require painting and lubrication of hinges, and the floor may need leveling. Plan your budget for these needs in advance.
When buying a garage, consider not only its current condition but also potential costs. A cheap garage with a damaged roof may end up costing more than a more expensive one in good condition.
The transaction process: step-by-step instructions
The process of buying a garage is simpler than that of an apartment, but it still has its nuances.
Seller verification. Request the passport and verify the data with the garage documents. The seller must be the one listed in the EGRN extract as the owner. If selling by power of attorney, verify it with a notary to ensure it has not been revoked.
Sales agreement. It can be drafted independently or you can consult a lawyer. The document should include the full name and passport details of the parties, the address and characteristics of the garage, the price, and the payment procedure. Sign in two copies.
Acceptance act. This is drawn up at the moment of handing over the keys and money. Record the condition of the garage and the transferred property (if there are shelves, tools), as well as the readings of the meters.
Registration of ownership rights. Submit documents to the MFC or through the Rosreestr website. Required: contract, act, passport, and receipt for payment of state duty (2000 rubles for individuals). Registration period is 7-9 business days. Afterward, you will receive an extract from the EGRN confirming ownership rights.
Re-registration in the cooperative. If the garage is in a GSK, you need to attend a meeting or contact the chairman and submit an application for membership in the cooperative. Provide the sales agreement and passport. You will be added to the members' register and your contact details will be taken for fee calculations.
Alternatives: renting and building
Acquiring a garage is not the only option.
Renting. If you are not ready to buy or temporarily need a place for your vehicle, you can rent a garage. The average rental cost ranges from 3000 to 8000 rubles per month depending on the region. Over a year, you will spend from 36000 to 96000 rubles — equivalent to the cost of your own garage, but you won't be tied to obligations and can move as needed.
Building. If you have a plot of land, you can build a garage yourself. This will cost from 200000 to 500000 rubles depending on size and materials, and will also require time for construction and document processing. However, you will get exactly the garage you want — the right size and layout.
Parking space in a parking lot. Convenient for residents of apartment buildings. You don’t need to go anywhere — just go down to the parking lot. The cost is comparable to a regular garage, but functionality is limited — only for parking the car, without the possibility of storage or work.
Garage as an investment: is it worth the risk?
Some people buy garages not for personal use but for renting out or resale.
The yield from renting a garage is approximately 5-8% per annum of the purchase price. If you bought it for 500000 rubles and rent it for 5000 per month, this will give you 60000 rubles a year — 12% per annum. However, you need to find a reliable tenant and monitor the garage's condition.
The price increase for garages occurs more slowly than for apartments. Over five years, the price of a garage may increase by 20-30%, while an apartment may appreciate by 40-50%. However, the entry cost is lower — a garage can be purchased for the same money as a premium-class smartphone.
The liquidity of garages is average. A quick sale is possible at a reasonable price and good location. But if you overprice or the garage is in a remote cooperative, the sale may drag on for months.
Buying a garage requires careful analysis of documents, technical condition, and financial capabilities. We recommend thoroughly checking all aspects of the transaction to avoid problems in the future. A well-chosen garage will serve you for many years and recoup your investments.
