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Audit complet de l’exploitant-Aucun litige majeur en cours",{"children":"Aucun litige majeur en cours"}]]}]]}],["$","section","3. Bail commercial : clauses à négocier",{"className":"space-y-3 rounded-3xl border border-border/70 bg-card p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"3. Bail commercial : clauses à négocier"}],[["$","p","3. Bail commercial : clauses à négocier-0",{"className":"text-sm text-muted-foreground","children":"Durée fermée 9 à 12 ans, reconduction tacite. Exigez une clause de pénalités en cas de sortie anticipée, ainsi qu’une garantie à première demande ou caution bancaire couvrant 12 mois de loyers."}],["$","p","3. Bail commercial : clauses à négocier-1",{"className":"text-sm text-muted-foreground","children":"Répartition des charges : certains baux refilent au bailleur les grosses réparations (toiture, mises aux normes). N’acceptez que les gros travaux votés en copropriété ; le reste doit rester à la charge de l’exploitant."}],["$","p","3. Bail commercial : clauses à négocier-2",{"className":"text-sm text-muted-foreground","children":"Indexation : souvent ILAT + clause plafond/planche. Vérifiez que l’exploitant n’a pas la possibilité unilatérale de suspendre l’indexation en cas de difficulté."}]],["$","ul",null,{"className":"list-disc space-y-1 pl-5 text-sm text-muted-foreground","children":[["$","li","3. Bail commercial : clauses à négocier-Hypothèque ou privilège de prêteur de deniers",{"children":"Hypothèque ou privilège de prêteur de deniers"}],["$","li","3. Bail commercial : clauses à négocier-Clause de rachat du bail en cas de défaut",{"children":"Clause de rachat du bail en cas de défaut"}],["$","li","3. Bail commercial : clauses à négocier-Droit d’audit annuel sur les comptes d’exploitation",{"children":"Droit d’audit annuel sur les comptes d’exploitation"}]]}]]}],["$","section","4. Rentabilité et fiscalité",{"className":"space-y-3 rounded-3xl border border-border/70 bg-card p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"4. Rentabilité et fiscalité"}],[["$","p","4. Rentabilité et fiscalité-0",{"className":"text-sm text-muted-foreground","children":"Rendements affichés : 4,2 à 4,8 % HT/HT selon l’exploitant. Comparez au rendement d’un logement meublé premium dans la même ville : l’écart doit justifier la moindre liquidité de l’EHPAD."}],["$","p","4. Rentabilité et fiscalité-1",{"className":"text-sm text-muted-foreground","children":"Statut LMNP réel : amortissements (bâtiment + mobilier) neutralisent l’impôt 15 à 20 ans. Statut LMP : cotisations sociales mais possibilité d’imputer les déficits sur le revenu global et d’être exonéré de plus-value sous conditions."}],["$","p","4. Rentabilité et fiscalité-2",{"className":"text-sm text-muted-foreground","children":"À la revente, la valeur dépend quasi exclusivement du bail. Une clause de résiliation facile ou un exploitant mal noté peut entraîner une décote >30 %. Intégrez ce risque dans votre TRI."}]],["$","ul",null,{"className":"list-disc space-y-1 pl-5 text-sm text-muted-foreground","children":[["$","li","4. Rentabilité et fiscalité-Objectif : TRI ≥ 7 % sur 15 ans",{"children":"Objectif : TRI ≥ 7 % sur 15 ans"}],["$","li","4. Rentabilité et fiscalité-Provision CAPEX (mise aux normes) : 2 % du loyer",{"children":"Provision CAPEX (mise aux normes) : 2 % du loyer"}],["$","li","4. Rentabilité et fiscalité-Régularisation TVA si bail commercial TVA",{"children":"Régularisation TVA si bail commercial TVA"}]]}]]}],["$","section","5. Audit technique et réglementaire",{"className":"space-y-3 rounded-3xl border border-border/70 bg-card p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"5. Audit technique et réglementaire"}],[["$","p","5. Audit technique et réglementaire-0",{"className":"text-sm text-muted-foreground","children":"Contrôlez conformité incendie, accessibilité PMR, réseau cuisine, chambres doubles/simples. Les nouvelles normes imposent davantage de chambres individuelles : un établissement 100 % doubles risque la vacance."}],["$","p","5. Audit technique et réglementaire-1",{"className":"text-sm text-muted-foreground","children":"Demandez les rapports ARS, les plans d’investissement (rénovation énergétique, climatisation). L’État pousse vers des établissements “bas carbone” : mieux vaut anticiper les travaux que subir un arrêté."}],["$","p","5. Audit technique et réglementaire-2",{"className":"text-sm text-muted-foreground","children":"Vérifiez l’état des copropriétés si l’EHPAD est intégré à un immeuble mixte : charges exceptionnelles, fonds de travaux, litiges avec les autres copropriétaires."}]],"$undefined"]}],["$","section","6. Alternatives à considérer",{"className":"space-y-3 rounded-3xl border border-border/70 bg-card p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"6. Alternatives à considérer"}],[["$","p","6. Alternatives à considérer-0",{"className":"text-sm text-muted-foreground","children":"Résidences services seniors : clientèle autonome, tickets d’entrée 100-180 k€, rendements 4,2-4,6 % avec rotation moins risquée."}],["$","p","6. Alternatives à considérer-1",{"className":"text-sm text-muted-foreground","children":"Coliving seniors / intergénérationnel : possibilité de garder la main sur la gestion tout en répondant au besoin d’accompagnement."}],["$","p","6. Alternatives à considérer-2",{"className":"text-sm text-muted-foreground","children":"SCPI santé (Pierval, Primovie) : mutualisation sur des cliniques, SSR, résidences médicalisées. Rendement 4,5-5 %, pas de gestion directe."}],["$","p","6. Alternatives à considérer-3",{"className":"text-sm text-muted-foreground","children":["Inspirez-vous aussi de nos pages "," ",["$","$L6",null,{"href":"/investir-a-lyon","className":"text-primary underline","children":"villes métropoles"}]," ou ",["$","$L6",null,{"href":"/investir-en-ile-de-france","className":"text-primary underline","children":"marchés régionaux"}]," pour diversifier votre stratégie."]}]],"$undefined"]}],["$","section","7. Processus conseillé",{"className":"space-y-3 rounded-3xl border border-border/70 bg-card p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"7. Processus conseillé"}],[["$","p","7. Processus conseillé-0",{"className":"text-sm text-muted-foreground","children":"Étape 1 : collecte d’informations (bilans exploitant, bail, diagnostics, contrôles ARS). Étape 2 : modélisation LMNP/LMP + cash-flow + TRI. Étape 3 : négociation des garanties (caution, assurance loyers proratisée). Étape 4 : audit technique + juridique. Étape 5 : suivi post-acquisition (reporting trimestriel)."}],["$","p","7. Processus conseillé-1",{"className":"text-sm text-muted-foreground","children":"Documentez chaque étape dans un dossier partagé. Vous pourrez ainsi prouver au banquier, au notaire et à l’exploitant que vous pilotez votre actif comme un professionnel."}],["$","p","7. Processus conseillé-2",{"className":"text-sm text-muted-foreground","children":["Besoin d’un regard externe ? "," ",["$","$L6",null,{"href":"https://tally.so/r/mRPzQ4?utm_source=nif","className":"text-primary underline","children":"Remplissez notre formulaire"}]," ","pour être orienté vers un mentor spécialisé santé."]}]],"$undefined"]}]],["$","section",null,{"className":"space-y-3 rounded-3xl border border-border/70 bg-card p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"Conclusion : garder le cap"}],[["$","p","investissement-ehpad-conclusion-0",{"className":"text-sm text-muted-foreground","children":"Investir dans un EHPAD en 2025 : mode d’emploi n’est pas un sprint : mesurez vos résultats après chaque étape pour rester aligné avec votre objectif « Analyser un bail commercial de 9 à 12 ans »."}],["$","p","investissement-ehpad-conclusion-1",{"className":"text-sm text-muted-foreground","children":"Capitalisez sur Des emplacements tendus couplés à des indexations bien négociées consolident le rendement sans perdre de vue Fermeture administrative ou impayés de l’exploitant. Accordez-vous le rythme annoncé : Audit de 45 jours avant signature."}],["$","p","investissement-ehpad-conclusion-2",{"className":"text-sm text-muted-foreground","children":"Entourez-vous d’un banquier, d’un mentor ou d’un pair : Investisseur cherchant un revenu sécurisé progressent plus vite lorsqu’ils confrontent leurs chiffres."}]]]}],["$","section",null,{"className":"space-y-3 rounded-3xl border border-primary/30 bg-primary/5 p-6","children":[["$","p",null,{"className":"text-xs font-semibold uppercase tracking-wide text-primary","children":"Notre conseil"}],[["$","p","Avant toute offre, exigez les trois derniers bilans consolidés et faites-les relire par votre expert-comptable. Un bail en béton ne compense jamais un exploitant fragile.",{"className":"text-sm text-muted-foreground","children":"Avant toute offre, exigez les trois derniers bilans consolidés et faites-les relire par votre expert-comptable. Un bail en béton ne compense jamais un exploitant fragile."}]]]}]]}],null,["$","$Le",null,{"children":"$Lf"}]]}],{},null]},null]},null],["$","$3","h",{"children":[null,["$","$3","psc8eUqhaebTjYWBiMMOA",{"children":[["$","$L10",null,{"children":"$L11"}],["$","$L12",null,{"children":"$L13"}],["$","meta",null,{"name":"next-size-adjust"}]]}]]}]]],"m":"$undefined","G":["$14","$undefined"],"s":false,"S":true}
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