Overhaul work. What is included in the major renovation of a residential apartment building? Comprehensive and selective overhaul

IN last years Government bodies, management organizations and homeowners are faced with acute issues related to the maintenance of residential real estate and the implementation of major repairs.

The significance of the problem is due to the increase in the financial burden of citizens for the maintenance of common property and significant wear and tear housing stock.

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Major renovation of a building - what is it?

The concept of overhaul is disclosed in the Civil Code of the Russian Federation. This is replacement (restoration) work:

• Building structures (except load-bearing ones) and their components;
• Engineering and technical communications;
• Parts of load-bearing building structures.

During major repairs, faults in worn-out parts of common property are eliminated by refurbishment, they are replaced with similar ones or with better performance characteristics.

If technical capabilities allow, then the residential building is modernized taking into account modern requirements in the field effective use various types resources (equipment with heat, electricity, water, gas meters) and improving the comfort of living.

Based on the volume of work performed, the following are distinguished:

1. Comprehensive repairs carried out with the aim of restoring all damaged parts of common property. After completion of such repairs, the technical condition of the building must fully comply with all building regulations and operational requirements.
2. Selective overhaul involves the replacement or repair of individual components of the building, certain elements of engineering communications.

Selective renovation work are carried out when carrying out a comprehensive repair is impossible or involves significant difficulties.

These may be situations where:

• Significant damage to some structures threatens the safety of other parts of the buildings;
• There is no economic feasibility of carrying out a comprehensive renovation of the building or there are specific features of its financing;
• Restriction or temporary cessation of use of the home may be necessary.

Also, in addition to planned major repairs, unscheduled (emergency) repairs are distinguished, which are carried out to restore damage caused to the building structures of the house as a result of any emergency situations.

Current and major home repairs: what are the differences?

It is fundamentally important to distinguish major repairs from current repair work, since the rights and obligations of the parties and other participants in relations in the housing sector directly depend on the correct qualification of the work carried out.

For example, in contracts for the provision of real estate for paid use (rent, rental) Maintenance is the responsibility of the tenant, and capital - the lessor. Besides financing of these types of repairs comes from various sources.

The features of each type of repair are based on the differences in goals, frequency and volume of repair work.

Routine (preventative) repairs are measures systematically carried out to prevent premature wear of structures, finishing, building communications and work to eliminate minor damage and breakdowns.

An approximate set of measures implemented as part of current repairs is contained in the Methodological manual for the maintenance and repair of housing stock (MDK 2-04.2004), approved Federal agency for Construction and Housing and Public Utilities (currently the Ministry of Construction).

Current repairs are planned and preventive in nature. Preventative repair work does not require interruptions in the full use of the premises of the building by residents, they are carried out periodically and quite often, in addition, such work is less expensive than major repairs.

Often the line between major and current repairs is arbitrary, since the objects of repair work are the same structures and their elements.

During a major overhaul, an element that has become unusable is replaced or needs to be restored, and the scope of current repairs is to maintain structures in good condition throughout the established service life. For example, fixing a roof leak is a routine repair, while replacing the entire roof of a house is a major repair.

Ongoing work is carried out and financed by housing maintenance companies from the proceeds of rent and rental payments.

Major renovation in an apartment building is paid for by targeted payments from the owners.

It is also necessary to distinguish major repairs from reconstruction work of a building. During reconstruction, unlike repairs, measures are taken to change the key parameters of the apartment building (number of floors, area) or complete replacement load-bearing structures.

Minimum contribution amount

Owners of apartments and non-residential areas located in an apartment building (apartment building) are legally required to fully finance the capital repairs of common property.

Paid monthly contributions are accumulated in a specialized capital repair trust fund, formed in two ways:

• On a separate MKD bank account(the accumulated money is spent on a specific house);
• Accumulation of funds in a collective account, managed by a regional operator, which carries out all organizational measures for the overhaul of the housing stock in a single entity in accordance with the overhaul program approved by the regional authorities.

The minimum mandatory contribution is approved by law in each region of the country.

The calculation of the contribution amount for a specific owner is made in rubles by multiplying the established tariff by the total area of ​​​​the premises owned by a citizen or legal entity.

Contribution amounts may vary depending on:

1. From belonging to the territory of a specific municipality;
2. MKD type;
3. Number of floors;
4. Actual service life;
5. Costs and volumes of repair work;
6. Service life of elements of common property.

Other work, except for those established by the Housing Code of the Russian Federation, can only be carried out at the expense of the excess portion of the contribution for major repairs.

Types of work that are paid for through the minimum contribution amount

At the national level, legislation provides for a set of overhaul services financed by a overhaul fund.

What applies to the major renovation of an apartment building? This includes repair and, if necessary, replacement of the following MKD elements:

• Intra-house communications related to common property(water supply, heating, sewerage, electricity, gasification systems, replacement stove heating central);
• Elevator equipment(standard service life is about 25 years);
• Roofs(the frequency of repairs depends on roofing material);
• Foundation and basement areas classified as common property of the owners(taking into account the load-bearing floors of the first floor, walls and passing sections of utilities);
• façade(including restoration of seam sealing, restoration of plaster, facing tiles, replacement of tides, drainpipes and other works).

You may be interested in an article about what rights and responsibilities you have management company on the maintenance of an apartment building, you can read about it.

At the regional level, this list is allowed to be supplemented with services for:

1. Insulation of building walls;
2. Arrangement of a ventilated roof and exits to it;
3. Equipping apartment buildings with general building meters for resource consumption and other devices that increase energy efficiency.

• Inspection of apartment buildings and drawing up an estimate for upcoming repairs;
• Conducting architectural and technical supervision of the work performed;
• Energy inspection of an apartment building;
• Technical inventory and certification of an apartment building.

The General Meeting of Owners has the right to agree to increase the minimum contribution rate established by the region in order to finance any additional work for major repairs common property Houses.

Apartment owners are now required to pay for major repairs. Russians are offered to choose a method of accumulating funds for this expense item. We invite you to watch the video.

Information about what is included in the overhaul of an apartment building will be useful to all residents. Let's look at the basic rules that apply in 2019.

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An acute question that has been facing government agencies and management companies, as well as apartment owners for many years, is how to ensure the maintenance of housing and carry out major repairs.

Citizens have a large financial burden for the maintenance of property that is common to the building, and the housing stock is significantly worn out.

Key Aspects

Therefore, it is important to consider the concept of “overhaul” and determine the main nuances that are associated with it.

Definitions

The concept of overhaul is discussed in. This means carrying out work in which:

• change building structures and their components;
• change or restore engineering technical communications;
• restore or replace parts of load-bearing building structures.

Eliminate any malfunction of the worn-out part of the common property. It is replaced with a better one or restored.

In the presence of technical capabilities the building is being modernized, taking into account modern requirements, and improving the comfort of living.

For what purpose is it carried out?

Repair can be:

Major repairs can be planned and unplanned (emergency), carried out to restore the damage that was caused building structure object in an emergency.

Legal grounds

It is worth following the norms of such documents:

1. – this (contains a list of work that must be performed), etc.
2. , according to which major repairs must be carried out by the owner of the premises.
3. GK - for example, .

What is included in the concept of major renovation of an apartment building?

The question is often asked about what exactly is considered a major overhaul. Therefore, we present the following information.

What does the law say?

The law also differentiates the obligations for carrying out major repairs of an apartment building between the owners and regional authorities.

Territorial authorities perform an organizing and controlling function, and the owners must raise funds that will be used to pay for the work.

When the law came into force, each subject of the Russian Federation had to prepare regulatory documents that would consider the issue of carrying out major repairs.

Subjects:

• established a list of work that must be completed without fail, as well as a deadline;
• identified regional operators;
• They adopted documents that set out the procedure for carrying out the work, the amount of the contribution, and appointed a structure that will control the process.

List of included works

If there are savings, it is possible to perform a large list of works involving installation and repair and restoration process.

They also restore and improve entrance platforms and door fillings.

They change and repair lighting in the entrance, change doors, strengthen, replace stair steps, entrance areas are being repaired.

Regional authorities can expand the list:

• wall insulation;
• arrangement of a roof that will be ventilated, installation of an exit to the roof;
• equipping the house with a common house meter or other device that increases energy efficiency.

In subjects, this list may also be supplemented with the following items:

1. Inspect the house and make an estimate for repairs.
2. Conduct architectural and technical supervision of the work.
3. Conduct technical inventory and certification, etc.

Who pays

The legislation establishes an obligation for apartment owners to finance major repairs of common home property.

For this purpose, citizens pay monthly contributions that will be accumulated in a special capital repair fund, which is formed by:

• or on MKD bank accounts;
• or funds are accumulated in collective accounts that are managed by regional operators who organize repairs according to an established program.

Each subject of the Russian Federation decides exactly how much to pay. The amount is set in rubles. Multiply the tariff by general indicator area of ​​the premises that is in the possession of the citizen.

The amount of the contribution varies taking into account:

• to which municipality the object belongs - the house is located in Moscow or another region;
• MKD type;
• number of floors of the house;
• service life of the house;
• prices and scope of work;
• period of use of the common brownie.

If it is planned to carry out work that is not specified in the housing code, then they are paid for with funds that exceed the portion of the contribution for major repairs.

First, a meeting is held where a decision is made on where to store funds for major repairs.

If the owners cannot agree on where exactly to store the funds, the decision will be made by the municipal authority.

Although the amount of the contribution is set by the subjects, at the meeting residents can increase this figure if they wish to finance a number of additional works.

Major repairs can be carried out at the initiative of residents. At the meeting, citizens must decide what work is needed.

The final authority will set deadlines for the work and calculate the cost of repairs.

If representatives of the housing inspection do not agree that major repairs are necessary, or agree to limited types of work, there is another way out.

Contact an independent expert who can help justify the overhaul. But such an examination is not free. The owner of the apartment is not the only source of financing for major repairs.

IN regulatory documentation A whole scheme has been laid down, according to which government agencies at various levels also participate in financing. The state can provide support (auxiliary).

Video: contributions for major repairs apartment buildings

If we are talking about an apartment building, some of the apartments in which are not privatized, then the costs will be borne by the authorities of the municipal or state body.

It happens that a major repair program was not drawn up, but an emergency occurred. An accident is considered to be a break in the water supply, sewerage, or heating system pipes.

In this case, repairs must be carried out in the shortest possible time using funds collected for major repairs.

So, if risers with water are leaking, they are changed immediately, and not imposed a large number of clamps

When do colorectal cancers begin?

Finding out the timing when the approved overhaul program must be completed is not difficult. To do this, you should go to the website www.reformagkh.ru.

Follow this procedure:

1. Go to the portal.
2. Enter your address in the “Find your home” line. A reflection of the region, street, and house number is required.
3. Click "Search".
4. Follow this link.
5. A house card will open where you can see the list of works approved by the program.
6. Select the section with types of work if you are interested in current and planned activities.

Select the “Passport” section if you want to find out general information:

How much money did the owners raise?
what subsidies the state provides;
object area;
number of residents.

Differences from the current one

It is worth knowing the differences between current and major repairs because a number of rights and obligations of the parties depend on this.

The main differences are in the purpose, frequency and scope of repair activities. Called current preventive maintenance, which is systematic.

Conducted to warn premature wear finishing designs, communications.

Measures that are implemented during routine repairs contain Toolkit on the maintenance of housing stock dated April 2, 2004.

Major repairs differ from current ones in the absence of the possibility of carrying them out so as not to interrupt the building from operation.

Carrying out major repairs is an issue that concerns each management company and any of the residents. In this article we will look at how general principles organization of major repairs, as well as certain non-obvious subtleties that will help the management company build the process more efficiently and at lower costs.

How major repairs are organized and carried out

Structural elements, engineering systems and equipment of apartment buildings gradually wear out and therefore require periodic intervention for restoration normal condition. These procedures make up the overhaul that is planned in each apartment building. The procedure for carrying it out is latest changes Let's look at it in this article.

General principles of MKD overhaul

Apartment buildings are presented with a list of sanitary and technical requirements. If current repairs do not allow the building to be brought into compliance with regulatory documents, then a major overhaul is carried out. During it, the main elements and structures of the MKD are restored or replaced.

The procedure for carrying out major repairs requires mandatory coordination of activities at a general house meeting. Until recently, residents approved everything related to:

• list of work performed;
• cost estimates;
• deadlines;
• sources of financing;
• persons accepting work from apartment owners.

In the fall of 2017, the rules for carrying out major repairs were significantly revised. In accordance with them, for example, the OSS is no longer involved in approving capital repair estimates. This applies even to those cases when the capital repair fund is formed in a special account.

The need for major repairs of residential properties is regulated by law. It must be carried out for buildings with the following wear and tear:

• wooden - from 65 percent;
• stone - from 30 to 70 percent.

How is a major overhaul carried out?

It must be remembered that in the concept of major repairs there is a distinction between its complete and selective implementation. It is selectively carried out only for part of the MKD elements that need urgent updating. Complete overhaul regulatory documents must be carried out 30 years after the house began to be used, selective - after 20 years. For structural elements of buildings, the specific service life is determined by the material of manufacture. For example, foundations, walls and ceilings can last from 30 to 80 years, and interior decoration– from 3 to 30 years.

During the construction process, each house has technical certificate, which displays, among other things, the state of its elements. The need for major repairs of apartment buildings is determined, among other things, based on information from this document. Whether the house needs to be repaired is decided by a special commission consisting of specialists from different departments. They preliminarily inspect the buildings and make a decision on the need for certain events.

Residents can also influence whether major repairs need to be carried out in an apartment building. Owners have the right to refuse certain work if they consider that the house can do without it. However, with regard to elevators, critical communications and important elements work will have to be carried out on the building without the consent of the apartment owners.

Raising funds to finance major repairs

Major repairs of multi-apartment residential buildings are carried out using funds collected from residents in the form of mandatory monthly contributions. Apartment owners choose one of the options for forming a capital repair fund:

• at regional operator(in a common boiler);
• on a special account relating only to a specific house.

The main advantage of using a special account is the freedom to dispose of the funds collected on it. In this case, the residents themselves determine when major repairs will be carried out in the apartment building. They do not depend on decisions regarding the order of work taken at the regional level. The disadvantage of your own account is the need to spend time and effort on opening and maintaining it. Working with a special account is described in detail in an expert article in our magazine.

If apartment owners do not choose independent method collection of funds for major repairs, then the funds regularly paid by them are sent to the regional operator by default. RO accumulates cash and is responsible for major repairs of common property in the apartment building, but is not involved in carrying out the work himself. The re-operator attracts the necessary contractors and ensures that they comply with deadlines and quality requirements.

Many believe that the funds sent by RO are lost to the management company and the HOA. However, in reality this is not the case. Management organizations themselves may well become contractors, that is, those who carry out major repairs. In this case, they can earn money by performing work, even if the funds for it are collected in the account of the regional operator. How exactly to do this is described in the article by the chief editor of the Management magazine apartment building" From the material you will learn:

• what needs to be done to participate in the pre-selection;
• how electronic auctions are conducted;
• What criteria are used to select the winner?

If funds are collected in a special account for a particular house, then its owner is considered to be the management organization, HOA or cooperative. In this case, the Criminal Code is more free to dispose own funds, since the issues of their allocation for repair work are decided by the residents themselves at the OSS. However, this does not mean that the management company always has enough money for everything.

It often happens that the State Housing Inspectorate issues an order regarding the need to repair, for example, a roof, but the accumulated funds are not enough for this. Naturally, the inspectors are not concerned with questions about how the management company will finance the repair work. The result that is important to the State Housing Inspectorate is the fulfilled order. In its absence, the responsible organization will face fines and other sanctions.

If there is not enough money, you can borrow it. This issue is addressed in which the following points are discussed:

• What are the general rules for financing capital repairs?
• how is financing carried out if work is carried out ahead of schedule;
• how to obtain a bank loan for major repairs;
• how loans are issued to owners.

The issue of lending for major repairs is arising more and more often, because not only regulatory authorities, but also the residents themselves often want to see results immediately. Some management companies and homeowners associations are switching to the practice of using exclusively borrowed money. They first carry out the necessary repair work, and only then begin to collect funds for them. How exactly to organize this process, in which regular contributions from residents will be used to repay the loan for repairs already made, is described in the case of the HOA “Kalininets” from the Rostov region.

Many believe that collecting funds for major repairs from residents and accumulating them in the account is an endless process, carried out from the commissioning of apartment buildings (adjusted for new buildings) to the demolition of the building. It actually works a little differently. In some cases, the collection of money may even be suspended, but this is only true for houses in which funds are accumulated in a special account.

For special accounts regional authorities determine minimum size fund of the Kyrgyz Republic, and when it is reached, the collection can be temporarily suspended. The opinion of the owners, who have the right to increase the amount of contributions in order to carry out some additional work in the house, is also important here. The topic of stopping fees for major repairs is discussed in more detail in a special article. Among other things, you can find answers to the following questions:

• 5 cases when funds are not collected;
• how much you need to accumulate to suspend the collection of contributions;
• for how long the collection of contributions is suspended;
• Is it possible to stop collecting funds?

As an exception, mention should be made of houses to which the state is obliged to provide financial assistance in carrying out major repairs. Since the end of 2017, a special procedure has been provided for apartment buildings that needed major repairs even before the first apartment was privatized. There are few such houses in the country, but they exist, and their owners can count on government assistance. How exactly this process is organized, and what amount of assistance can be received, is described in an article in the magazine “MKD Management” for August 2018.

Problems associated with the implementation of major repairs and maintenance of real estate are pressing for the government apparatus and management organizations. The seriousness of the task is due to the increased level of responsibility of citizens for the maintenance of houses and the deterioration of the housing stock. However, first you need to find out what is included in a major overhaul.

Concept of overhaul

Overhaul is the performance of work aimed at eliminating structural deficiencies in the common property of owners in apartment building. Such activities also include recreating or replacing components to improve overall properties.

It is worth knowing that the capital repair fund and other resources are sources of expenses for restoration work.

In addition to capital, the latter is also a set of measures carried out to prevent deterioration of real estate and eliminate minor damage.

Most often, current repairs are planned. Such work is carried out quite often and does not require significant financial costs.

Capital Improvement Fund

The capital repair fund consists of several elements. That is, it includes a contribution for major repairs, interest calculated for the use of finance from a specialized account and paid by the owners for failure to fulfill obligations to transfer payments.

The funds obtained can be used to solve several problems. For example, to pay for repair services for common property. In addition, money can be used to repay loans for services already provided or to develop project documentation.

If the building is in disrepair, then the funds from the fund are used for demolition or reconstruction of the building. At the same time, property owners are dealing with this issue.

Contributions for major repairs

The contribution for major repairs of common real estate must be paid by the owners every month. The amount of such payment is indicated in the relevant regulatory document. It should be remembered that such payment must be made after seven calendar days. It can also begin after the publication of a regional program for carrying out restoration activities. The contribution for major repairs is not paid if the building is in disrepair.

The amount of such contribution depends on the number of floors, service life, volume necessary work and belonging to a specific municipal organization. Also, based on the results of the general meeting, owners can increase the starting fee for major repairs of common property.

In addition, authorities should regularly review the amount of the minimum payment. This study depends on the level of income of the population and prices for restoration work. Calculating the contribution amount is quite simple. To do this, you should multiply the total area by the rate specified in the legal act.

List of works

The legislation has approved a register of services that are provided at the expense of the existing fund. What is included in the major renovation of an apartment building? In accordance with the resolution, house maintenance work includes carrying out technical inspection premises and its elements, preparation for operation of the building at various times of the year and provision of additional services. Major repair work includes the replacement of internal communications, for example, water supply systems, heating systems and more. In addition, this includes checking elevator equipment, roofing, basement and facade.

However, there are some additions. In particular, measures are being taken to insulate walls, arrange a ventilation system and install meters.

Roof repair

Is it possible to save money?

Funds for the formation of the fund may come from other sources. Moreover, the money received is spent both on paying existing debts and on financing additional work.

Other sources include funds received for leasing non-residential premises and placement of advertising structures. At the same time, the intermediary has the right to make discounts on payments, for example, to pensioners and veterans.

Quality of work

The organization that carries out restoration work is obliged to ensure its quality in accordance with established requirements and rules.

The relevant agreement defines the standards for performing major repairs and the safety indicators that construction floors must meet.

Monitoring the progress of work falls on the shoulders of the regional operator or the owners' partnership. Also, government agencies can be participants in this process. Such a service undertakes to maintain a list of notifications and special accounts, provide the necessary information and report on the progress of activities.

Conclusion

Having found out what is included in the overhaul of an apartment building, we can draw some conclusions. For example, a capital repair fund is formed from finance received from the owners. Frequency similar works depends on the period of use of the materials. In particular, the service life of a slate roof is thirty years, and a cast iron pipeline is forty. Contributions to the relevant fund are mandatory. Whether to pay for major repairs is decided directly by the owner of the property. However, it should be remembered that failure to pay dues will result in interest charges and legal proceedings.