The photographs accompanying this article show a typical apartment building entrance for Russia: the plaster is peeling, the paint is swollen and falling off, there are practically no tiles on the floor anymore, the mailboxes are simply not suitable for use.
Against the backdrop of the last article about entrance light bulbs, my readers and I had questions regarding the state of entrances in general. How often should they be repaired, what exactly should they be done and, most importantly, how to act if repairs have not been carried out for a long time.
When do you need to renovate your entrance?
Repair of apartment building entrances refers to current repairs. It is carried out once every 3-5 years, but possibly more often if necessary. Technically, before the current repair, the entrance must be in satisfactory condition, without structural damage to the walls, stairs, entrance area and communications, and to restore it to standard condition, no more than 30% of the property must be repaired.
If more than 30% of the total property of the apartment building is damaged and requires restoration, serious cosmetic and structural defects are found, then the question arises of a major overhaul, not only of the entrance, but of the entire residential building.
Is it possible to speed up the process?
If repairs in an apartment building are not planned in the next year, and the residents are not satisfied with the condition of their common property, then the work can be accelerated.
For this purpose, homeowners, according to the Housing Code of the Russian Federation, organize a general meeting.
At this point, decisions should be made on the need for ongoing repairs. It is necessary to record exactly what types of work are planned to be carried out.
The minutes of the general meeting are transferred to the Management Company, which, based on it, must adjust the list of apartment buildings in need of renovation of entrances.
At the same time, homeowners have the right to monitor the work of contractors and, in case of provision of services of inadequate quality, file a claim with their Management Company.
REFERENCE: The management company is obliged to carry out all the necessary work, even if some owners have rent arrears.
Carrying out current repairs is the responsibility of the MKD Management Company. It should be carried out at least once every three to five years. In this case, homeowners do not incur any additional material costs.
Legal grounds
The legal basis for the ongoing renovation of the apartment building entrance is an agreement between the apartment owners and the management company, which stipulates the responsibilities of the management company, the procedure for allocating funds, and the frequency of repairs.
The decision on extraordinary repairs to the entrance is made by a meeting of homeowners, during which they draw up and accept an application addressed to the management company. After receiving such an application, according to the Housing Code, an assessment commission is created that examines the condition of the entrance and makes a decision.
Financing of the cosmetic renovation of the apartment building entrance is carried out from funds contributed monthly by the owners for the maintenance and repair of housing. If there is damage to the entrance area, communications, windows, etc., requiring major repairs, then funds are allocated from the fund, which is formed under the heading “Major repairs.”
Complaint in case of inaction of the management company
First, you should write a complaint to the management company itself. If you cannot resolve the issue peacefully with the Criminal Code, you can file a complaint with the Housing Inspectorate. This body has the right to bring the perpetrators to administrative responsibility.
If this method does not produce results, every citizen always has the right to apply to the court for protection of their rights and legitimate interests.
Find out in more detail where to complain about the management company.
List of works when repairing entrances
The list of works for routine repairs of entrances, in accordance with Decree of the State Construction Committee of Russia No. 170 dated September 27, 2003 on the rules and regulations for the technical operation of housing stock, includes the repair of individual sections of walls, ceilings and floors. The frequency is determined there and is 3-5 years. Documentary support includes estimates, inventory of work, as well as acts of acceptance of work results.
As a rule, during the current repair of entrances, the following list of works is performed:
- Whitewashing and painting of walls, radiators, railings and ceilings
- Repair of the vestibule, including doors
- Repair of the entrance area, including canopies
- Replacing or inserting glass into windows
- Repair or replacement of mailboxes
- Repair or replacement of access electrical panels
- Garbage chute valve repair or replacement
- Partial restoration or replacement of floor covering, etc.
Not all work is carried out at the same time; in each specific case, the list is compiled separately, depending on the results of the entrance inspection. This is written in more detail in the methodological manual on the maintenance and repair of the housing stock MDK 2-04.2004 (approved by the State Construction Committee of the Russian Federation).
Nuances
If the organization servicing a multi-storey building agrees to modernize the entrance, then the owners should carefully draw up a list of all necessary measures that will be displayed in the defect sheet. The housing and communal association will carry out only the amount of repair work indicated in the statement. Therefore, before signing it, the authorized person should carefully study all the points. It is advisable to include in the document all necessary work (replacement of broken glass, worn-out mailboxes, faulty lamps, railings, etc.). It should be taken into account that the executing party will not fulfill the items not provided for in the statement. All actions will have to be initiated anew (send an application, wait for a response, draw up a statement, etc.).
Who should carry out routine and cosmetic repairs?
The condition of building structures of the housing stock, and especially apartment buildings, is always under the special control of executive authorities. Any deviations and violations in the system of operation and maintenance must be recorded by the housing inspection. In the event of violations, orders are issued and fines are imposed, but forcing the management company to make repairs at least in the entrance can be much more difficult than organizing major repairs.
At least two documents oblige the organization that manages the operation of an apartment building to carry out repairs to the entrances of apartment buildings:
- Resolution or instruction of the State Construction Committee of the Russian Federation dated September 27, 2003, number 170. The document entitled “Rules and Standards for the Technical Operation of the Housing Stock” directly assigns responsibilities for the timely restoration of structural elements of residential buildings, including multi-apartment buildings, to management or housing maintenance offices;
- An agreement for the management of the operation of a residential building, signed by the company and the residents or their representatives. Regardless of how the positions regarding carrying out routine and cosmetic repairs are formulated in the contract, the company is obliged to fulfill the requirements to ensure the safe operation of a multi-apartment residential building.
For your information! Even the courts of various instances do not take into account the arguments of the housing office, and especially the management company, that the decision to raise funds and carry out repair work for current or cosmetic purposes must be approved by a meeting of residents.
And even more so, the courts do not take into account attempts to justify the failure to carry out work by the lack of the required amount of funds. Moreover, the Gosstroy Rules clearly determine that current repairs of the entrance must be carried out within a strictly established time frame. In addition, carrying out capital and routine repairs by Rules No. 170 clearly refers to one of the types of management and operation of the housing stock. Their absence is regarded by the court as a deliberate failure to fulfill obligations, and may serve as grounds for imposing a large fine on the manager or terminating the contract.
conclusions
From time to time, not only the apartment needs cosmetic repairs, but also the entrance to the apartment building. As a rule, its implementation is the responsibility of the management company at the expense of contributions from the residents of the building. If the work is carried out on the initiative of residents, they will have to pay extra for it, and if the management company is in no hurry to fulfill its duties, it will have to fully finance this event. You can get your money back through the courts.
Sources
- https://www.air-ventilation.ru/Remont-podezda.htm
- https://pravovdom.ru/zhkx/remont-podezda.html
- https://blog.DomClick.ru/post/kak-dobitsya-remonta-v-podezde
- https://svoe.guru/mnogokvartirnye-doma/remont/tekyschii/podjezd/kto-dolzhen-delat.html
- https://zakonguru.com/nedvizhimost/prava/obsluzhivanije/strashnyj-podezd.html
- https://uslugi-gkh.ru/mnogokvartirnyj-dom/remont-v-podezde/
- https://ZKHinfo.ru/mnogokvartirnyj-dom/remont-podezdov
- https://18podyezdov.ru/kosmeticheskij-remont-podezda-dogovor-garantiya-sroki-periodichnost/
- https://aif.ru/dontknows/eternal/kak_chasto_upravlyayushchaya_kompaniya_dolzhna_remontirovat_podezd
- https://svoe.guru/mnogokvartirnye-doma/remont/tekyschii/periodichnost.html
- https://svoe.guru/mnogokvartirnye-doma/remont/tekyschii/podjezd/chto-vhodit-v-remont.html
- https://DomiPravo.ru/zhilishhnoe-pravo/dolzhna-li-upravlyayushhaya-kompaniya-delat-remont-v-podezde-i-kak-etogo-dobitsya
Maintenance
The issue of carrying out routine repairs in one dedicated entrance of a residential apartment building remains one of the most pressing today. In order not to lose the license by court decision, the management company tries to carry out routine repair work once every five years. At a meeting of residents, a list of proposed work is read out and agreed upon, or a draft decision is approved, according to which the contract for carrying out routine repairs is transferred to a construction contractor.
Entrance redecoration
Current cosmetic repairs of the entrance are carried out every 3-5 years. The frequency of repairs to entrances is clearly stated in the charter documents of the HOA.
Cosmetic repairs include:
- Restoring the plaster layer in places where it has cracked or crumbled;
- Sealing cracks and holes;
- Whitewashing the walls (in rare cases, wallpapering);
- Painting panels and railings;
- Inserting glass into driveway windows;
- Window painting;
- Painting of elevator slopes;
- Finishing and painting of entrance and attic doors.
This is the main list of cosmetic work that is performed when renovating an entrance. If necessary, this list can be expanded.
Major renovation of the entrance
According to standards, major repairs of entrances are carried out every 25 years. The overhaul includes:
- Waterproofing of the roof and entrance vestibule;
- Repair of interpanel joints;
- Window replacement;
- Replacement of internal communications: heating pipes, water supply and sewerage, electrical wiring, drain pipes;
- Repair of technical floor;
- Exhaust system repair;
- Redecorating;
- Exterior home renovation;
- Insulation of the house;
- Parapet repair and installation of roof railings;
- Basement renovation.
This list can also be expanded depending on the circumstances.
In what period of time should repair work be carried out?
Repair work in apartment buildings can be carried out by:
- employees of the Management Company or HOA on their own;
- contractors hired by homeowners.
Read more about who plans and carries out current repairs here.
In this case, the deadlines established by the legislation of the Russian Federation for each type of work must be observed (read more about what laws govern current repairs here).
If the renovation of entrances and troubleshooting in apartment buildings is carried out as planned, the approximate time frame for scheduled maintenance is 22 days for every 1000 sq. m. meters of total area.
If unscheduled situations arise, you must adhere to the following maintenance schedules:
- in case of leaks - one day;
- in case of drainage breakdowns - five days;
- for damage to walls - one day;
- restoration of window blocks and doorways - in winter - one day, in summer - three days;
- malfunctions of the technical equipment of the house (sewage, heating, water supply) - immediately by emergency services;
- in case of damage to the power supply - depending on the type of failure, the period ranges from immediate action to seven days;
- if elevators break down - no longer than one day.
The procedure for carrying out measures to repair the entrance
First, the staircases and flights are inspected. Based on the information collected, a work plan and calculation of the consumption of materials for their implementation are drawn up. Then the compiled estimate is approved at a meeting of residents, after which an agreement is concluded with the team and materials are purchased.
Before starting repairs, the roof waterproofing is checked. If it is in poor condition, all renovations will be useless. Next, pipes and other communications, glass or entire window units are replaced in the entrance. The old whitewash is washed away, after which the plaster layer is restored and a new whitewash is applied to the ceiling and walls. Sometimes paint or wallpaper is used on the walls. At the final stage, window openings, railings and baseboards are painted. The cost of repairing the entrance is formed mainly from the cost of the materials used and the volume of work performed.
Budgeting
Based on the list of works, an estimate is drawn up indicating the cost of repairs. Residents can save money by offering their services:
- remove old paint from walls;
- wash off the whitewash;
- clean up after finishing.
The price of materials is also taken into account, and it is also specified who will purchase them - the customers themselves or the builders.
The estimate sheet includes the price of materials:
- primers (concentrate);
- gypsum putty;
- plasters;
- oil paint;
- concrete mixture;
- ceramic tiles;
- rollers;
- brushes;
- chalk;
- abrasive mesh.
This also includes garbage removal, the cost of consumables (brooms, bags, buckets), and delivery of materials.
They separately state how much each type of work costs:
- cleaning walls and ceilings;
- primer treatment;
- plastering of surfaces;
- puttying;
- whitewash;
- painting walls, frames and other surfaces;
- painting pipes, railings.
Residents review the finished estimate. Each of them can make their own additions or adjustments, after which the document is approved and they begin to draw up an agreement with the contractor.
