The list of works and services for major repairs of common property in an apartment building is given in the following documents:
- Housing Code of the Russian Federation FZ-188 - part 1 (clause 1) of article 166 of chapter 15 of section IX
- Resolution of the State Construction Committee dated September 27, 2003 No. 170 “On approval of the Rules and Standards for the technical operation of the housing stock” - Appendix 8
- VSN 58-88 “Regulations on the organization and conduct of reconstruction, repair and maintenance of buildings, municipal and socio-cultural facilities” - in Appendix 9
- MDS81-35.2004 “Methodology for determining the cost of construction products on the territory of the Russian Federation” - clause 3.8
Let us present these points of these regulatory documents.
Where do contributions for major repairs go?
Since 2015, a new line has appeared in Russians’ utility bills – major repairs. In addition to expensive housing and communal services, real estate tax and other mandatory payments, another fee has been added.
A significant part of the country's population ignores this payment, others pay. But it is important to remember that the mandatory nature of such contributions is established by the Housing Code of the Russian Federation
, and numerous courts (including consideration by the Constitutional Court) have recognized the legality of these fees.
Not everyone understands what kind of payment this is. People are confused by the calculation system based on the area of the apartment. It seems that money is being raised for a complete restoration of the entire house.
In reality this is not the case. Owners must take care of their apartments, and money is collected for repairs of common property
all owners. In other words, money is raised to repair the facade, roof, entrances, elevators, utilities and other common property.
In this case, the money is collected in proportion to the area of the apartments; this is the easiest way to determine the share of each owner in the common property. Therefore, the tariff of 6, 10 or 15 rubles per square meter is not used to repair these meters in the apartment itself, but to repair a certain share of the common property.
Contributions for major repairs vary in different regions. There are tariffs of 4-5 rubles (St. Petersburg), and there are 18 rubles (Moscow). In any case, enough money is spent on this in a year, and if the owner does not pay from the very start of the program, then the debts are already impressive.
Unfortunately for owners, there is already court practice regarding the collection of debts for major repairs; judges almost always side with the regional fund.
Each region has its own regulations regarding the regional capital repair program
common property in apartment buildings (we are talking about houses that decided not to create a special account). You can find it on the website of the regional capital repair fund, in the “legislation” section.
The program establishes a list of houses, as well as the timing of major repairs in them. The most worn-out houses are repaired first; for newer ones, the wait in line can last 15 years or more.
Every year, or more often, the regional program is updated - new houses are included, the order of repairs, the minimum tariff, etc. are changed.
What is important is that the regional program specifies a list of major repair works. More on this later.
Legislation
Rules for the maintenance of residential buildings can be found in the documents:
- Housing Code No. 188-FZ of December 29, 2004, in Section 9, there are provisions regarding the maintenance of common property and payment for contractors.
- Federal Law No. 384 of December 30, 2009 “Technical Regulations for the Safety of Residential Buildings” requires the protection of buildings from getting wet, fires, and the selection of high-quality materials for roofing, basements, and foundations.
- Federal Law No. 185 of July 21, 2007 regulates the creation of a fund to help develop the housing and communal services sector. Article 2 of the said document provides a definition of overhaul. According to Art. 15, it includes updating roofs, basements, foundations, elevators, and building engineering systems. The conditions for receiving funds from the state fund for the restoration of residential buildings are described.
- Government Decree No. 290 of 04/03/2013 contains a minimum list that is required to be provided by the Criminal Code for the maintenance of the common property of the house.
- Resolution of the State Construction Committee No. 170 dated September 27, 2003 contains methodological recommendations for determining the scope of repair work.
What work is included in the program
Since the overhaul of the common property of an apartment building is regulated by the state, there is a certain minimum standard for overhaul
. This is a set of works that are required for all regions and will certainly be completed when the turn comes.
The list is established by law and cannot be changed by the regional operator (only expanded). This includes the following items:
- repair of in-house engineering systems
. These are electrical, heat, gas, water supply and sanitation systems; - roof
repair , including replacing an unventilated roof with a ventilated one; - repair of the basement
(if it belongs to common property); - facade
repair with insulation; - repair or replacement of elevators
with equipment, repair of elevator shafts (if there are elevators); - installation of communal meters
for heat supply, hot and cold water, electricity and gas); - foundation
repair .
From this list, only elevator repair may be missing for a particular house, if there is none. Houses with elevators usually have higher fees for major renovations.
In addition to these purposes, the legislation gives the right to allocate funds from the capital repair fund for the following purposes:
- development of design documentation (without a project it is impossible to carry out high-quality overhauls);
- payment for construction control services;
- repayment of loans and interest on them.
Obviously, if not everyone pays for major repairs, but the repair program is approved, the fund has to take out what is missing on credit.
add other work in each region
. Since this depends on the decisions of the regions, this exists only in “wealthy” constituent entities of the Russian Federation.
For example, in Moscow (at a tariff of 18.19 rubles per square meter), the capital repair fund promises to carry out the following work:
- repair of fire water supply systems
, smoke removal systems and fire-fighting equipment; - repair or replacement of garbage chutes
(installation of stainless pipes and disinfection devices); - repair, replacement and removal of internal drainage pipes
; - assessment of compliance of elevators
with safety requirements according to technical regulations.
In practice, all required work is carried out (of course, excluding the issue of quality). In particular, they change the water supply and sewerage pipes (except for wiring in the apartment), the heating system (including radiators), the lighting and wiring in the entrance are put in order, windows and doors are replaced. The facade is being repaired and insulated.
The cost of major house renovations varies depending on the city, type of house, number of floors and number of entrances.
In 2015, journalists provided an approximate calculation procedure
tariff for major repairs in Moscow (which initially amounted to 15 rubles per meter). It turned out that renovating a P-44T series house with 17 floors and 3 entrances (total area 11,433 square meters) will cost 59.5 million rubles.
Dividing this amount by the number of square meters, it comes out to approximately 5,200 rubles per meter. Since the time period between repairs was set at 30 years, the monthly tariff was 14.47 rubles per meter, which was then rounded up to 15 rubles.
Later, due to inflation, the work became more expensive, and under the same conditions, the Moscow authorities increased the tariff to 18 rubles.
In other regions, the amounts will be different, since the cost of labor may be either lower or higher than in Moscow (for example, in the North). But the approximate procedure for calculating the amount remains the same everywhere.
What is included in the housing and communal services fee for repairing the foundation of an apartment building?
Work on routine repairs of the foundation of an apartment building, which are paid for by residents and are included in the calculation for housing and communal services:
Home renovation process
Overhauling an apartment building is not a quick task, and every point in this process is important. Initially, the house falls into the regional overhaul program, where the year of this same repair is determined for it.
Regardless of whether residents pay
of this house for major repairs, if the house is included in the program for a specific year, the repair will occur.
Further, no later than six months before the start, the regional fund must notify apartment owners that repairs will soon be carried out. At the meeting of owners, the list of works and repair estimates are approved, and one representative is selected who will subsequently participate in the acceptance of the work.
This is a very important point, since most often apartment owners find out about the renovation only when it has already begun.
Customer
The overhaul may be carried out by a regional fund, a management company, a homeowners' association or another association of owners. All work on drawing up repair estimates, concluding contracts, monitoring the process and acceptance is carried out by the customer.
At the time of renovation, apartment owners will not be resettled anywhere
, but they will certainly face inconvenience. Electricity and water may be turned off regularly, and work will be carried out in the apartment. But the owner or his representative must be present when work is carried out in the apartment.
Workers must behave correctly with apartment owners, and construction waste must be removed every day after finishing work.
After all stages of repair are completed (and this often takes more than one month), acceptance
. It is carried out by a special commission consisting of representatives of the capital repair fund (including a technical supervision engineer), the repair contractor company, an authorized representative of the owner, management company, as well as a municipal deputy.
If the overhaul work involved gas supply systems or elevators, representatives of service organizations are also included in the commission.
During acceptance, all problems and comments of the owners to the contractor are taken into account. If there are claims due to damage to property during repairs, the contractor must respond to them.
When all deficiencies are eliminated, the work is accepted. From this moment the five-year warranty period
for major repairs. If residents have problems due to shortcomings in the repair, the contractor is obliged to begin solving them within 2 days.
Reasons for the destruction of the building foundation
Repair of the foundation of an apartment building is carried out after a detailed examination using non-destructive techniques and special tools. Based on its results, specialists draw up a technical report, which notes the level of strength, frost resistance and ability to withstand other external influences.
Most often, the causes of a settled foundation are physical, mechanical and hydrological changes in the properties of the soil. Construction work in the neighborhood also has an impact.
During repairs, the foundation of an apartment building can be completely renewed (if it has fallen into disrepair), deepened or expanded (if it is necessary to transfer the load to a larger area).
Real reviews about the overhaul
As of last year, 737 thousand apartment buildings were included in the overhaul program throughout Russia. In 117 thousand of them, repairs have already been carried out. Accordingly, hundreds of thousands of Russians witnessed the major overhaul.
It will be impossible to take into account all opinions, but positive reviews are rarely published online. On social networks and forums you can find predominantly negative reactions to the quality of the work performed.
Among the advantages
note the following points:
- replacement of water supply and sewerage risers, coils, batteries and other networks with new ones;
- attempts to “ennoble” the entrance - new entrance doors, lighting, electrical wiring, painting; window replacement; replacement of heating radiators;
- all services are free (meaning that, in addition to fees for major repairs, you do not have to pay for a minimum set of works).
There are many times more negative reviews. The most common complaints are unprofessionalism and incompetence of workers
. The reason for this is that regional funds have limited funds and enter into a contract with the company that offers the lowest price for the work.
From here we can highlight the following complaints:
- pipe replacement: does not apply to apartment wiring; new pipes turn out to be smaller in diameter, and no one seals the cracks; sometimes they can accidentally damage tiles and other finishing elements;
- heating: not everyone likes which radiators are chosen for replacement; often the work is carried out poorly and at the first inspection all the pipes begin to leak;
- electrician: a lot of complaints, often you have to hire “normal” electricians to correct errors;
- facades: cheap materials and poor quality workmanship; there are cases when the entire layer of insulation was torn off by a gust of wind;
- entrances: sloppy repairs, errors with electrical wiring; incorrectly installed doors and non-functioning intercoms (even if an expensive video intercom is installed);
- roof: there are cases where the contractor removed the existing roof and disappeared for several months (including in winter);
- general level of work: constant outages of electricity, water and sewerage; damaged repairs; some work can take months.
As a result, many people remember major repairs as one continuous negative, and minor and not so minor shortcomings have to be eliminated for a long time.
Instructions on how to repair a foundation
To carry out this type of repair work, it is necessary to carefully examine the soil and identify the “severity of the disease.” Read the guide on how to add a foundation to an old house. When performing foundation repair work, it is necessary to take into account their type, because the sealing technology can be completely different:
- foundation repair using screw piles are repair work that is performed using screw piles. They are also used to strengthen the foundation.
- foundation repair using screw piles are repair work that is performed using screw piles. They are also used to strengthen the foundation.
- repair of a concrete foundation can only be performed when using appropriate material and reinforced steel structures.
- repair of the strip foundation of a wooden house is carried out along the entire perimeter using special construction equipment; in some places it will be necessary to expand the foundation to reduce the load placed on it.
- Repairing a rubble foundation is carried out by professionals; doing it yourself will be very difficult and expensive.
Who to complain to about workers and quality of work
Major repairs are actually carried out using money from apartment owners, which they have been collecting through the fund for years. Therefore, the owners have every right to demand the normal quality of the work performed.
The first authority where you should complain about the quality of work is the customer of the overhaul. Depending on the form of collecting money for repairs, this may be a regional Fund
, management company or HOA. Accordingly, the customer has the right and obligation to control the quality of the contractor’s work.
An application requesting correction of existing defects can be submitted either personally or collectively (this way there is a greater chance that the customer will respond to the complaint). The application is drawn up in free form, but more evidence of the identified defects must be attached to it.
The customer of the overhaul is obliged to respond to such a statement within 10 days. If the response is not received within the appointed time, we move on to the next instance.
The next authority is the State Housing Inspectorate
(created in each region). You will also need to send a statement there, indicating: there was a complaint to the capital repair fund or management company, there was no response, or the response was without solving the problem.
The application is accompanied by evidence of the defective overhaul, copies of previously sent applications and copies of the response to them. The State Housing Inspectorate will have to respond within 30 days.
If the housing inspection also could not solve the problem or ignored it altogether, we go further - to Rospotrebnadzor
. Similarly, they write a statement indicating which complaints were sent and to whom and that the problem was not resolved. Rospotrebnadzor should also be contacted if defects are identified within the 5-year warranty period (if the contractor does not want to eliminate them voluntarily).
In the event that Rospotrebnadzor has not solved the problem, all that remains is to contact the prosecutor’s office
with a statement. The prosecutor will check the information from the application and, if necessary, take action: send an order to the contractor to eliminate violations or initiate prosecution.
After the prosecutor's office, the only option left is to appeal the decision to the Prosecutor General's Office, as well as go to court.
However, if in the current situation it is really the fault of the overhaul contractor, the problem is usually resolved by the initial authorities and the matter does not come to court.
Basement repair
In addition, this form protects the waterproofing from precipitation, which extends its service life and, accordingly, reduces material consumption. The proximity of the basement to the ground and the fact that it is located outside the building and, accordingly, exposed to bad weather conditions, lead to the fact that it requires repairs from time to time. After all, if you do not pay attention in time, over time this will affect the condition of the entire building.
The main goal pursued by building owners when repairing the basement is to protect the underground space from external adverse influences.
The base must be very durable and weather resistant.
