Many owners have a desire to remodel an apartment to their own taste. And it is not always possible to correct the shortcomings of a typical room with the help of interior design. Often, technical re-equipment of the premises is required - reconstruction or redevelopment.
These concepts are not synonymous; each includes certain parameters for changing living space. But both require prior approval from regulatory authorities. It is important to know all the subtleties and nuances in order to avoid problems, including the loss of real estate.
Peculiarities
To redevelop an apartment in a panel house, you must go through the entire process of official documentation with the permission of the owner of the premises. And only after the project has been approved by the design organization with changes in the technical passport of the premises, the owner gets the opportunity to redevelop without risking the lives of other residents of the house or the formation of cracks in the walls.
This is all due to the presence of a large number of load-bearing walls - a characteristic feature of panel houses. The only exceptions are Khrushchev buildings and some series of old panels, where standard redevelopment projects can be used. For example, in series 1-515/9 no changes to load-bearing structures are required at all, since all walls, with the exception of inter-apartment walls, are simple non-load-bearing partitions. Obtaining permission for such an apartment and obtaining a new registration certificate will not be difficult. And it will cost much less compared to newer buildings.
However, most panel houses have certain features:
- Complete or partial dismantling of load-bearing walls, even with reinforcement with metal structures, is practically impossible. The type of wall can be determined by measuring it - a width of 12-14 cm indicates a permanent structure.
- Additional openings in load-bearing walls must be made with permission in hand and by professional construction organizations. An engineering study and technical conclusion from the organization that developed the house project is required.
- The general condition of the house and the series of panels, as well as the number of storeys, are of key importance for the redevelopment project. The higher the floor, the less the load and, therefore, the greater the chance of obtaining permission.
- The presence of similar reconstructions among neighbors above or below reduces the chances of approval.
- Only design institutes with the approval of a “design” SRO have the right to issue a permit, which guarantees compliance with SNiPs, SanPiNs, GOSTs, and housing legislation when designing innovations.
If it is necessary to take into account load-bearing panels when remodeling a panel apartment, you will need to collect a complete package of relevant documents and submit it to the housing inspectorate. If the answer is positive, an order is issued with permission to carry out a certain type of work.
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Certified contractors issue hidden work certificates when strengthening openings in load-bearing walls or waterproofing work. The design bureau signs these acts and checks compliance with permits.
At the end he lived. the inspection must issue a certificate of completed redevelopment, which is relevant when re-issuing a technical passport in the BTI. This procedure is followed when remodeling any type of house.
Problems with illegal redevelopment
Illegal redevelopment cannot be allowed to continue. Sooner or later the owner will be forced to pay a fine of up to 2.5 thousand rubles. This is a relatively small amount, especially considering the potential costs of changing the layout or legalization. However, this is just the beginning.
Along with the order to pay a fine, the owner of the apartment also receives a requirement to bring the housing into compliance with the technical passport. If this is not done, then ultimately the apartment will be seized and sold at auction. The former owner will receive almost the entire proceeds, but it will be significantly lower than the market value, therefore it is very unprofitable.
It is very difficult to legalize the redevelopment of an apartment without the help of an experienced lawyer, and in some cases it is completely impossible. At a free consultation, qualified specialists will talk about the main features of the procedure. They can also represent the client’s interests both when filing an application with the MFC and when resolving the problem through the court.
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Natalya Fomicheva
Website expert lawyer. 10 years of experience. Inheritance matters. Family disputes. Housing and land law.
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Series and layouts
To begin redevelopment of an apartment in a panel house, you should determine the series of construction. The widespread series K-7, 1-510, 1-511, II-32 allow not only to make openings in the walls, but also to demolish most of the interior partitions due to their non-load-bearing characteristics. In this case, the facade and one longitudinal wall are load-bearing, and the inter-apartment walls play the role of rigidity diaphragms.
You can change the living conditions in such Khrushchev-era buildings by using the examples and ideas for remodeling already implemented in design bureaus.
How to determine that an apartment is located in a panel house?
To determine the type of building, you need to carefully examine the facade. The hanging panels correspond in height to one floor. The width of such reinforced concrete products does not exceed the size of 2 rooms. The seams are sealed with a composition that is different in color, so it is not difficult to identify the structure by visual inspection.
Important! There are no vertical joints in a monolithic house.
If insulation is installed or a layer of plaster hides the slabs, use Internet reference resources. Specialized websites provide free information about series and types of buildings. To obtain similar information, you can contact the architectural department of the local municipality or the BTI.
Redevelopment of rooms
In a three-room apartment in a panel house, you can connect the kitchen to one of the rooms. But to do this, you must follow all the rules when working with a gas stove. It is not allowed to move the kitchen itself, even in a four-room apartment in a panel house. But in a one-room dwelling, it is unlawful to demolish the partition between the room and the kitchen, since the room will be considered uninhabited.
It happens that the redevelopment of a 3-room apartment of 60 sq. m in a panel house may be prohibited due to the presence of a ventilation or heating system in the wall. Or it will cost the customer a large amount, because it will require significant strengthening of the opening and calculations for a large number of parameters.
Legislation
All norms that relate to housing are prescribed in the Housing Legislation of the Russian Federation.
This also includes redevelopment, so by looking at this legislative act, it is possible to find out whether it is possible to do this or that type of refurbishment of the premises.
The LC contains the main provisions relating to this issue. The mechanism is described in more detail in the following legislative acts:
- Government Decree “On the organization of redevelopment”;
- Federal Law No. 384, which describes the technical aspects of redevelopment;
- Government Order No. 1047-r.
Corridor
Popular and still in demand series of panels, for example, 121 or 90, allow you to increase the size of the kitchen at the expense of a corridor or balcony. Here the load-bearing parts are the interior partitions. For the corridor, bathroom and toilet, there are a number of standardized projects to expand or reduce the area of a certain area in the apartment.
When wondering whether redevelopment is possible in a 90 series panel house, you should first decide what exactly needs to be done. The corridor in this case acts as an accessible area that can be used for the benefit of other premises. And if you stick to standard projects, you can save both money and time on coordination and obtaining permits.
Is redevelopment prohibited or allowed?
Unauthorized redevelopment is prohibited under any conditions. Major changes made to the layout of the apartment must be approved in advance. However, not all owners agree to this, because approval is a complex and lengthy procedure.
Nevertheless, after all the repair work has been completed, there is still usually a need to legitimize what has been done. As practice proves, legitimizing redevelopment is much more difficult than coordinating it before work begins.
Bathroom
Remodeling a bathroom in a panel house may involve combining it with a toilet or expanding the kitchen into the area adjacent to the bathroom wall. Typically, owners do not seek to reduce the area of the bathroom, but, on the contrary, connect them with corridors or dressing rooms. But it is not allowed to increase wet points at the expense of living quarters or move them so that they are above neighbors’ rooms.
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Redevelopment in a panel house to combine a toilet with a bathroom is quite simple, since demolishing the partition is simple both technically and in terms of documentation. The only thing that needs to be taken into account is that expanding the bathroom involves installing waterproofing in the floor structure and being meticulous about utilities.
Differences between redevelopment and redevelopment
If we summarize the difference between reconstruction and redevelopment of a residential premises, we can highlight the main points:
- In the first case, the changes are aimed at engineering networks, in the second - at the area and configuration of the premises.
- In the case of redevelopment of an apartment, the creation of a sketch or project is required; the redevelopment is distinguished by its absence.
- Unlike reconstruction, redevelopment always requires entering new data into the housing registration certificate.
- In most cases, the time and financial costs differ - redevelopment is usually less economical than reconstruction.
There is also a difference in the approval of modifications: the difference between reconstruction is that permission for it is given by the services that supervise utility networks. The redevelopment is approved by municipal authorities.
Kitchen
For one-room panel houses, renovating an apartment with remodeling the kitchen is almost impossible. In some rare cases, the kitchen may be equipped with electric stoves, which simplifies the task. Or the design of the balcony allows you to connect it with a kitchen. But most options assume a gas stove or the presence of communications in the adjacent interior partition. This circumstance cannot be ignored.
According to the law, connecting living quarters with a kitchen, if a gas stove is installed, will require:
- installing a sliding partition to replace a demolished wall;
- mounting a doorway.
It is not allowed to move the wet area from the kitchen in a remodeled apartment, even if the waterproofing rules are followed, if the neighbors below have living rooms. This is due to the greater risk of flooding for apartments located below.
What do they pay attention to?
Before starting work, it is necessary to coordinate the redevelopment, and for this it is necessary to draw up design documentation.
There are a number of factors to consider during this procedure:
- how worn out are the supporting structures;
- how the load on supporting structures will change after redevelopment;
- main characteristics of the building (number of floors, whether there are apartments in the house (especially on the lower floors) that have already been remodeled, etc.).
In practice, it turns out that the higher the building and the lower the apartment is located, the less redevelopment work can be done.
The process of legitimizing work in a panel house
For a complex order, the following algorithm is used:
- The selected executor checks the property.
- The parties sign the agreement.
- Using the collected information, design documentation is developed.
- The procedure for approving the redevelopment of the apartment and obtaining permission is being carried out.
- After completion of construction work, cadastral surveys record changes.
- The commission approves the commissioning and provides a certificate.
What is not considered an apartment redevelopment
Not every renovation can be called a redevelopment. They highlight works that do not need to be coordinated with anyone, since they are not displayed in the apartment plan.
The following is not considered redevelopment:
- Pasting new wallpaper;
- Replacing wooden windows with plastic ones (and vice versa);
- Rearranging cabinets, furniture and appliances inside the apartment;
- Replacing a toilet or bathtub;
- Air conditioner installation;
- Replacing old doors with new ones (without widening or narrowing the doorway);
- Replacing radiators or batteries;
- Laying wall tiles in the bathroom or kitchen;
- Painting surfaces in the apartment;
- Replacement of switches and sockets.
But it’s important not to make a mistake. For example, if you decide to replace the floor structure in the bathroom rather than just lay tiles, this will be considered a remodel. This work involves laying a new waterproofing layer in the floor. A hidden work report is always drawn up for them. It’s impossible to do without a redevelopment project
Lawyer's answers to private questions
Is dismantling the built-in wardrobe in the hallway a redevelopment?
To answer the question accurately, you need to look at the explication and the apartment plan from the BTI. If a built-in wardrobe appears as part of the layout, then its dismantling must be agreed upon with the supervisory authorities as a redevelopment. If the cabinet is not listed in the BTI documents, it can be disassembled without permission from the administration.
Is the replacement of partitions in the apartment included in the redevelopment?
Yes. The partitions are noted in the technical data sheet, so future work must be coordinated to replace the structures. Therefore, this is considered a redevelopment.
What is partial redevelopment?
Such a concept doesn't really exist. There is a redevelopment - it cannot be partial. Any redevelopment requires permission from the department of architecture and urban planning.
Is it considered redevelopment if I carry it out according to a standard project from the author of the house?
Yes. A standard template from the author of the house is the same redevelopment project, only standard and in electronic format. It may not be agreed upon. For example, if the series of your house differs from the one indicated in the standard project.
