Land plot standards for individual housing construction (IHC): maximum and minimum size

January 29, 2021

Choosing a plot area is not easy for many people. On the one hand, the smaller the territory, the easier it is to maintain. On the other hand, on a site with an area of ​​almost a hectare you can place a large house, a vegetable garden, a recreation area, a garage, outbuildings and even a guest house.

The financial issue is also important for most real estate buyers. Large facilities are expensive not only at the purchase and construction stage, but also during maintenance.

Let's figure out how to make the right choice of land to buy.

What should be the size of the plot for building a house?

To estimate what size plot to choose, the classic formula is suitable: the area of ​​the house should be no more than 1/10 of the area of ​​the territory. Thus, if you want to build a compact one-story cottage of 100 m², you need to choose an object with an area of ​​at least 10 acres.

The proportionality of the house and the site is important. On the same 10 acres, you can build a larger cottage, but in this case it will be more difficult to comply with building regulations that relate to the distance of a residential building from neighboring buildings and the entrance. In addition, with full construction there will be no room left for a garden, swimming pool, barbecue area, bathhouse and other attributes of country life.

Examples of competent distribution of space on objects of different sizes:

• 6 acres - a small dacha or a 1-2-story house for permanent residence 7x8 meters, a compact vegetable garden or a comfortable place to relax;
• 7-10 acres - a larger 1- or 2-story cottage with a carport, a bathhouse, a vegetable garden, a small pool or a children's playground;
• 11-20 acres - a residential building, a bathhouse, outbuildings, landscape design elements and a spacious recreation area;
• 20-30 acres - a cottage for a large family and several functional areas.

Categories and types of land plots. Legality of construction of capital construction projects.

Land plots located in populated areas and allocated for individual housing construction (IHC) make it possible to erect a separate building for non-commercial (personal) use. The maximum height of buildings is limited to 3 floors, and their purpose is only for 1 family who lives in it permanently or temporarily. This type of household can be assigned a postal address at which registration or temporary registration can be obtained.

The status (purpose) of individual housing construction within the framework of the current legislation of the Russian Federation is assigned exclusively to territories with the category “settled areas” and is stated in the property certificate. Agricultural land can be allocated for the following types of use:

• Garden non-profit partnerships (SNT) - have restrictions on area; they most often house small houses without a postal address and cadastral number. It is not possible to register for accommodation;
• Dacha non-profit partnerships (DNT) are small plots with modern, fairly large buildings. The legality of such structures is a controversial issue. Currently, only in the Moscow region, dacha villages of this type have a developed infrastructure, which is most often created at the expense of cottage owners;
• Farms are territories larger than 1 hectare, up to 10% of the area of ​​which can be developed;
• Agricultural land – used for agricultural purposes, without residential buildings.

For the construction of houses, cottages, country chalets and other real estate, it is advisable to choose territories with the category of individual housing construction. Despite the constant changes in land codes, capital development of other lands is contrary to legal norms.

Please note that changing the category of land is, in principle, a solvable task. But doing this on your own will be quite difficult and will require a lot of money and time.

There are cases when a site is first developed and then its status is changed. At the same time, large specialized companies and local governments periodically carry out similar activities. You can find out about the proposed plans and obtain certificates from the relevant management authorities. Which path to choose is up to you.

Limit sizes of land plots:

Minimum lot size

The answer to the question of what is the minimum size of a land plot is contained in the Land Code of the Russian Federation. By law, the minimum size of a plot is at least 3 acres.

Developers usually sell larger properties - from 6 acres. On such an area you can place a private house, a parking space, a greenhouse, a small flower garden and a summer recreation area.

Maximum plot size

The maximum size of the plot area is not limited by law. Even if the developer does not sell properties of the size you need, you can buy several adjacent plots, combine them and get a suitable area for your project.

On a site of more than 40 acres, a large residential building is usually built, in which several generations of the same family can comfortably live, friends and relatives can be temporarily accommodated, a bathhouse, a swimming pool, and outbuildings. There is enough space left for improvement in accordance with the wishes of the owner.

Minimum territory size for individual housing construction

A specific figure indicating the smallest size of territory for individual housing construction is not specified in the legislation of the Russian Federation. Therefore, it is determined separately for each region by municipal authorities and is enshrined in regulations.

At the regional level, the minimum size of territory for housing construction is determined. At the same time, they are guided by the factors indicated above, assessing the population, size and level of development of the region’s territory.

Table 1. Minimum level of plot sizes by constituent entities of the Russian Federation

Tenants are often interested in how to lease a plot of land with the right to purchase. When buying an apartment you can get a tax deduction. Read more about this in our article.

Do you want to take ownership of a plot leased for 49 years? There are detailed instructions here.

What to consider when choosing the area of ​​a land plot

Cash investments for improvement

When drawing up an estimate, take into account not only the cost of the object and the construction of the cottage, but also the prices for the construction of outbuildings, a bathhouse, a swimming pool, the purchase of landscape design objects, and paving paths.

The total area of ​​the plot directly affects how much the owner will spend annually on its maintenance. A large house requires significant costs for maintaining utility networks, a spacious territory requires clearing snow, maintaining a tidy lawn, and caring for plants.

Purpose of the site

The size of the plot for the construction of a private house must be sufficient to accommodate all additional functional areas. Building a house from scratch without a garden, vegetable garden, or recreation areas does not require a large area.

If the area will be used as a summer cottage, usually 6-8 acres are enough: they can accommodate a vegetable garden with greenhouses and a small holiday house.

House size

Even before purchasing, you should accurately understand the size of the house on the site. When choosing the size of a building, evaluate the number of residents, requirements for the size and location of residential and common areas.

The maximum size of a house on a plot is not limited. When choosing the area and location, it is important to consider the boundary lines on the property plan.

Additional buildings

It is necessary to calculate in advance the dimensions of each building on the land plot: bathhouse, garage, workshop, building for equipment and other objects.

Landscape

Think about what else will be located on the territory. It can be:

• gardening area;
• landscaped recreation area in eco-style;
• artificial pond;
• other improvement objects.

If you don’t want to spend money on landscaping the site, a small property near the forest will do.

Form of land plot

It is important to take into account not only the size of the plot for the construction of a residential building, but also the ratio of its overall dimensions. The small width and twice the length of a rectangular plot of land will make you think about proper zoning of space. Difficulties will also arise when purchasing an object of non-standard shape.

What do the limits depend on?

Limitations on the size of the allocated plot are taken into account if it is provided free of charge from the state or municipal real estate fund.

When determining the maximum size of the allocated plot of land, a number of factors are taken into account , including:

• the possibility of free provision of land to preferential categories of citizens;
• the number of people who will live in the residential building;
• demand for land;
• the total area of ​​land owned by the municipality that can be allocated for individual housing construction;
• level of economic development of the region;
• population density.

Reference! In the Moscow or Leningrad region, the land plot norm will be lower due to the density of buildings than in Siberia or the Far East, where there is a large amount of land for housing construction outside the city.

Land Code

Each norm of a land plot provided to the population by a municipality or the state for gardening, farming, dacha farming, individual housing construction (IHC) and other things is established by the legislative subjects of the Russian Federation. Regarding individual housing construction, the regulations of local self-government bodies additionally apply.

The maximum area of ​​land plots allocated from federal property, when provided free of charge to the population, including during division, is guided by articles of federal legislation. If it was separated from a subject of the Russian Federation, then they are guided by state laws. If the land is registered with the municipality, their regulations apply.

In what order, under what conditions and to whom land is provided free of charge, is regulated by current Russian legislation. As for individual housing construction specifically, a number of preferential categories can apply for land for such a purpose, including large families in need of improved housing conditions. Of course, the size of the land given to them will be directly proportional to the area of ​​the residential building, taking into account each living person.

How to correctly calculate the size of the plot, what to pay attention to

If you own a plot of land, you should not rush to start building it when there is no definition of boundaries. Serious errors discovered in the future will result in the building being forced to be demolished. Before starting construction, it is best to study the acts that indicate design standards (https://docs.cntd.ru/document/1200004849), as well as regulations on individual construction. Sometimes, when considering an application, local authorities may provide a site whose maximum parameters do not comply with the standards for permitted use. The problem is resolved in court. It is best for the future owner to familiarize himself with accurate information about the site before registering the property. It is easy to obtain using the assigned cadastral number.

The client asked for help with planning and calculations. We took into account all the wishes and built a luxurious house for a family of 4 people. It is important for the developer to decide for himself how many acres the plot for individual housing construction should be in order to know his needs. It is optimal to carry out a layout in which the land is divided into 3 zones:

• residential;
• gardening;
• for relax.

From the proposed land plots, an option suitable in size is selected. If the plots are all small, you will have to save on something. In any case, buildings are located in such a way as to avoid violation of construction and sanitary standards. It is important to double-check the selected area yourself. Usually plots of regular geometric shape are provided for development. The area is found by multiplying the length by the width of the plot. Less common are plots of irregular geometric shape. Approximate calculations can be obtained using an online calculator (https://wpcalc.com/ploshhad-zemelnogo-uchastka/), but it is better to invite professional surveyors. Knowing exactly how many acres a plot for individual housing construction should be, having your calculations and the desired layout in hand, it is easier to choose a suitable property among the available offers. It is important to remember about existing construction and sanitary standards, which must not be violated. The video will make it clear how to easily measure an area:

People talk about how we build houses on plots purchased outside the country in video reviews. One such example:

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General information

Dear readers! The article talks about typical ways to resolve legal issues, but each case is individual. If you want to find out how to solve your particular problem , contact a consultant:

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IZHS is an abbreviation that stands for individual housing construction. Bills were developed that made it possible to create a form of providing citizens with housing that would be beneficial to both the state and the citizens themselves. This move allowed several million families to acquire a private home.

Based on legal acts (Land and Town Planning Codes), municipalities allocate land plots for development. Such plots should be located within the boundaries of populated areas, in close proximity to all infrastructure. Some citizens with a certain social status (for example, large families) are allocated such plots free of charge.

Thus, lands have appeared that have a very specific use, different from private household plots or SNT. Currently, lands “for individual housing construction” are included in the Classifier of types of permitted land use.

Such plots cannot be used for any other purpose, except for the construction of a single-family residential building. Otherwise, it is possible only if the VRI (type of permitted use) is changed. Until this happens, the site has status. It requires compliance with certain rules, including the minimum area of ​​land for individual housing construction.

Setbacks from neighboring buildings during construction

Structures and structures in the Russian Federation are erected in accordance with the requirements of current legislation, building codes and regulations (SNiP), sanitary standards (SanPiN) aimed at ensuring epidemiological safety.

Fire distances according to SNiP

The amount of distancing allowed may depend on various circumstances. If the neighbor’s plot is not developed at the time the house project is created, it can only be built taking into account the required distance from the edge of one’s own land.

In other cases, when digging a pit for a house and planning outbuildings, you will have to take into account the necessary distance in relation to the house on a neighbor’s plot, and maintain the distance between your own and someone else’s outbuildings. Punishment for non-compliance with the rules is provided for in the Code of Administrative Offences.

Legal distance between buildings

Limit standards for other types of plots (for agricultural land, etc.)

The provision of lands of other categories involves the establishment of independent maximum and minimum limits of their areas for each category. Limits are also set by regional laws.

Thus, in the Moscow region, from 2 to 40 hectares are transferred into ownership for peasant (farm) farming, for gardening - 0.06 to 0.15 hectares, for vegetable gardening - 0.04 to 0.10 hectares, for dacha development - from 0.06 to 0 .25 ha. Under the right of lifelong inheritable ownership, these limits are also established independently.

In the Leningrad region, 0.05 to 0.20 hectares are allocated for dachas, for gardening - from 0.05 to 0.12 hectares, for vegetable gardening - from 0.01 to 0.10 hectares.

Minimum and maximum area

The minimum area of ​​land for individual housing construction is at least 3 acres. Statistics show that in some regions this figure increases by 2-3 times. Minimum sizes are specified in local regulations. It is important that they do not contradict current federal legislation.

The maximum area of ​​land for individual housing construction is established by the local self-government body. It depends on the area of ​​the constructed house and the number of people who will live in it. It is important that the regulated parameters comply with technical and sanitary requirements. It is recommended to check the limit value with the administration.

By the way, you can read about the norms for developing a site for individual housing construction in this article https://realtyinfo.online/6110-deistvuyushhie-zakonodatelnye-normy-stroitelstva-na-zemelnom-uchastke-izhs-v-year-godu.

It is worth highlighting the average size of the plots - usually it ranges from 3 to 30 acres. This does not mean that residents of all regions should count on such parameters. However, the maximum and minimum limits, as practice shows, vary within this range.

When drawing up regulations regulating the minimum and maximum area of ​​a land plot provided for individual housing construction, the following factors are taken into account:

• number of plots owned by the municipality;
• the demand of citizens living in a given region for land;
• procedure for settling plots;
• level of general development of regions.

Taking these factors into account is objective. Although the country is rich in land areas, their population varies greatly. Thus, it will not be possible to allocate large plots within the boundaries of the settlement territories of large cities, since there will not be enough of them for all applicants.

On the contrary, in regions where settlement is required (for example, the Far East), large plots are provided, since no one's interests are violated.

What should you pay attention to when choosing a site?

Location

This criterion plays an important role in determining the place of residence. Consider the time it will take to get to work and still have time to get your child to kindergarten or school. Also pay attention to the following points:

• Transport accessibility. What types of transport are in close proximity to the site? How does highway congestion change on weekdays and weekends? Is there public transport, how often does it run and how useful is it for you?
• Commercial infrastructure. Where are the shops, supermarkets, pharmacy, ATM, etc.? In what mode do they work?
• Social infrastructure. How far away is the clinic, hospital, fire station and police? How long will it take for an ambulance, police car or fire truck to get to the station? Is there a postman or post office? Is it possible to connect to broadband internet? How well does mobile communication work?

Also find out whether there are hazardous industries, railroad tracks, an airport, noisy highways, or landfills nearby. Each of these factors can reduce the cost of the site.

Driveways

When you go to a place, familiarize yourself with the site, pay attention to the access roads to it.

Find answers to the following questions:

• Which road leads to the site? If it’s bad, find out from the realtor whether and when a new road is planned to be laid.

• Are there dams and bridges along the way to the site? If they rise above the river by no more than 2 m, in the spring you may encounter the problem of a flooded river, which will not allow you to drive along this road and you will have to spend a lot of time driving around this area and getting to the desired place.
• Who clears the road of snow? Find out from the residents at whose expense the snow that falls in winter is removed. There are two options: municipal authorities do the cleaning, or residents chip in to help clean up. In the second case, you should take into account the costs of solving this problem when purchasing a plot.
• Will a long truck be able to drive up to the site without creating obstacles for neighbors? If there is no normal access road, ask the professionals what the cost of organizing access roads during the construction process is.

Communications

The comfort of living in a house largely depends on the availability of modern communications. These include electricity, gas, water supply, sewerage. The most global and important are the first two.

• See if there are electric poles near the site? Find out if your neighbors have electricity? If all this is available, the issue of connecting electricity is practically resolved.
• Ask your neighbors or realtor where the water comes from? It can be pumped from a well on the site or come from the central water supply. The sewerage system can also be made in the form of a septic tank or connected to a common system. The choice of one option or another will depend on the cost of installing the systems and their availability. In some cases, connecting to a water supply will be cheaper than drilling your own well.
• Is it possible to connect to gas supply? Find out in advance whether your neighbors use gas. If yes, you can easily bring it into your home, but if not, find out the possibility and cost of bringing it in. When building an energy-passive house, gas will not be needed.

Presence of trees and buildings

If the area is dense with trees and there are any buildings, you may have to spend money on their removal. Dismantling buildings and cutting down trees, as well as removal and disposal, is not a cheap job. As a company, we really love areas with trees and natural vegetation (within reasonable limits) and believe that it should be preserved to the maximum, and the house should be designed to suit the site.

Neighbours

Try to find out as much as possible about your neighbors. A bad neighbor can ruin your life: in some cases, the situation gets so bad that you have to sell the land with your dream home.

• Pay attention to what house they live in and what car they drive. The higher the income, the better the neighbors.
• Find out if they have livestock, the unpleasant odor from which can permanently settle in your home.
• Get to know your neighbors, and during the conversation, find out what they do.
• Problems can also arise if the neighboring house is rented out for noisy parties.

Groundwater and soil type

The design features of the foundation, as well as the strength and reliability of the house and outbuildings, largely depend on the type of soil and groundwater level. You should also consider the following tips:

• You should not build a basement floor if the ground level is higher than 2 m - its construction will require huge financial investments.
• If the groundwater level is below 25 m, the construction of an individual well with clean water is impossible.
• If it turns out that there is bulk or peat soil on the site, it is better to refuse to purchase it, since any structures will not be very stable and will quickly collapse.

Documentation

In addition to the above, you should check the availability and contents of documents for the plot that you plan to purchase to build your own home. Please note that the area:

• was registered in the cadastral register;
• did not have border crossings with neighboring areas;
• had no encumbrances or arrests.

In addition, you should find out what the possible risks are when purchasing. Experienced realtors will help with solving this problem, and we will help with building a house.

If it turns out that the land you like (or is accessible to your wallet) has an irregular, complex shape, is very narrow (see house designs for narrow plots), or has a strong slope (see house designs on a slope) - do not be upset. This flaw can become your best advantage. We will simply design an original, comfortable house for the plot.

Land registration

By purchasing land for individual housing construction, you become its owner only when the ownership title is registered at the local branch of Rosreestr. When buying a plot, you can rest assured that the plot was registered according to all the rules, otherwise it would be impossible to sell it.

The document that confirms this fact is a Certificate or an extract from the Unified State Register of Real Estate. In 2021, these two documents have equal legal value. But at present, Rosreestr issues an extract instead of a Certificate.

An extract from the Unified State Register of Real Estate is close in form to a cadastral passport, and in legal meaning it replaces the Certificate of Ownership.

If you bought a plot, it means it has already been registered in the cadastral register by the previous owner. If the site is allocated by the administration, then it is necessary to carry out the land surveying procedure and put it on cadastral registration. This is a fairly expensive procedure. To carry it out, a cadastral engineer is called in to determine the boundaries, prepare and submit all documents to Rosreestr for cadastral registration.

Documentation

To register land ownership, the following documents will be required:

• passport;
• statement;
• cadastral passport for the land plot;
• contract of sale;
• act of acceptance and transfer;
• extract from the Unified State Register of Real Estate or Certificate of Ownership;
• a receipt confirming payment of the state duty.

A sample cadastral passport for land is here,

A sample of the purchase and sale of land is here.

These documents are needed when you buy from a private person an already registered plot registered in the State Cadastre. Neither the cadastral number nor other information from the cadastral passport changes when the owner changes.

But if the ownership of this plot has not been previously registered, then all the documents will have to be completed independently except for an extract from the Unified State Register of Real Estate. Documents that confirm the fact of allocation of the site from municipal or state property will be required as title documents. Most often this will be a decision of the local administration.

The next procedure that must be completed before taking ownership is cadastral registration. To do this you need:

1. Invite a cadastral engineer.
2. Pay for surveying.
3. Send an application to Rosreestr with a request to register the site. The cadastral engineer prepares all documents independently and submits them electronically.
4. Pay the state fee.

After this, you can go to Rosreestr with all the documents. To save time, you can register for cadastral registration at the MFC (multifunctional center) or make an appointment in advance with an employee on the Rosreestr website, choosing a convenient time and day.

Defining boundaries

This procedure is called land surveying. According to Russian legislation, it is not considered mandatory, but sites for individual housing construction differ from the rest in this matter. The fact is that within three years a residential building needs to be built on the land. And to prepare the initial permitting documentation, you will need an extract from the Unified State Register of Real Estate, which confirms ownership of the land.

As is known, the registration of this right in Rosreestr is preceded by a land surveying procedure. It turns out that the definition of boundaries needs to be done. And in this case, disputes with neighbors will decrease. After all, you will have documents in your hands that reflect the passage of borders

The difference between individual housing construction and private plots is determined by the purpose of the land. How to obtain permission to build a bathhouse on an individual housing construction plot? Information here.

What is a plot of land for private housing construction? Details in this article.

What is the importance for the average person to know the minimum permissible plot size? Firstly, this will not allow dividing into parts a plot of 3 acres. Secondly, a smaller size for the construction of a residential building is unlikely to be advisable.

Established standards

They are based on the rules for using plots and the requirements of SNiPs. To ensure that residential and commercial buildings on the territory do not pose a danger to others, they must be located at a certain distance from the borders. But for this, the site must have a certain territory.

The minimum area rate is affected by the following:

• Location area and number of plots in the settlement.
• Demand for plots in the area.
• Economic condition of the region.

Note! Exact standards are established by regional and municipal authorities. Therefore, they may differ in different regions.

In the Moscow region, standards vary between 2-8 acres depending on the area and distance from the capital. And in the Krasnodar Territory this figure is 3 acres for all districts. Therefore, you should not immediately collect a package of documents. First, find out from the administration what the rules are in the area.