Features of repair work in the entrances of apartment buildings in 2021

Legislative regulation of the issue

Whose responsibilities include carrying out repairs in the front doors are enshrined in the Decree of the State Construction Committee dated September 27, 2003 No. 170 (hereinafter referred to as the Decree). The document determines the frequency of activities and establishes deadlines for troubleshooting work. It lists the requirements for the condition of stairs, flooring, walls, handrails, and so on, and states who should monitor all this.

What the law relates to the concept of “major repairs”, how the payment fund for work is formed, is enshrined in Chapter 15 of the Housing Code (hereinafter referred to as the Housing Code). When citizens who have apartments in an apartment building discover any defect in the entrance (for example, peeling of the surface of the concrete floor, cracks in the walls, loosening of the railings), to prevent further damage, they should submit a repair request.

Filling out an application for current repairs

The appeal is drawn up in free form, since there is no approved form. The recommended structure of the document is presented below.

1. In the upper corner of the A4 sheet, on the right, there is a so-called header. It must contain the name of the organization where the paper is addressed, the position and full name of its leader.
2. The main part should include the actual description of the problem, as well as the requirement (request) of the applicant.
3. The document must be dated and signed by the residents.

To obtain the best result, it is advisable to accompany the application for the repair of the entrance with photographs that clearly illustrate the defects described in it. Below is a typical sample document.

How to force the management company/homeowners association to conduct it?

The management company does not always fulfill its obligations in good faith . In order for the management company to start renovating the house, you need to submit an application and provide photographic materials that will confirm the condition of the entrance and the need for repairs. Based on these materials, the management company can draw a conclusion about the need for routine or major repairs.

Where should I go regarding this matter to achieve results?

You must submit an application to the Criminal Code. The statement itself does not have strict regulations. The main thing is that this should be done not orally, but in writing; the application should be sent in person or by registered mail with notification. Then the owners will have proof in their hands that they contacted and tried to reach the Management Company.

Contents of the statement

No special form is needed. You can write it by hand or print it on a computer, as is convenient for the applicant. The application is made in free form . But there are some nuances:

1. In the introductory part, it is necessary to indicate the details of the legal entity to which the application is addressed.
2. In the center write the name of the document “Application”. Then, in the main part, describe in detail what the owners want to receive from the company, what is the condition of the entrance, what exactly needs repair.
3. Be sure to clearly describe what the owners want (painting, replacement, repair of some parts or structures). This paragraph should be as detailed as possible.
4. The application must include an appendix listing documents and photographs confirming the essence of the problem. This can be an expert opinion, an independent assessment, photos and videos.

Then the applicant must sign the application . If the application is drawn up collectively, then several signatures are required.

We do not recommend completing the documents yourself. Save time - contact our lawyers by phone:

8 (800) 350-14-90

You can learn more about how to correctly fill out and submit an application here.

Time limits for response to such a statement

Often, management of the management company sets a response time frame of 30 days and refers to federal law number 59, issued on May 2, 2006. But the Management Company is a completely different structure than the one referred to in this law.

In general , the terms should be specified in the management agreement for the apartment building . If this clause is not in the document, then the law provides for a response period of 10 days. This period is regulated by several documents, in particular Government Decree 416 of May 15, 2013, paragraph 36.

Who should do

The Resolution stipulates that the responsibility to carry out repair work rests with the management company. Often the organization refuses to do this, citing certain circumstances, for example, lack of funds or an agreement with residents. In this case, you should be guided by the norms of the Resolution, which clearly states that repairs to the entrances of apartment buildings by management companies must be carried out at least once every 3–5 years, and no separate agreement is required.

Although the answer to the question of who should do repairs at the entrance is clearly defined in the legislation, this does not solve many problems. In practice, management companies not only skimp on their responsibilities regarding periodic repair work, but are also in no hurry to eliminate the emergency condition of facilities. In this case, there are two ways of development of events: to “fight” with the management company or to make repairs at your own expense.

On your own

The legislation does not prohibit apartment owners from making repairs to their entrances themselves. This may be a way out of a situation where the management company does not fulfill its obligations. In addition, this can be convenient, since in a short time order will be restored and the room will take on a more attractive appearance. Residents can choose building and finishing materials to suit their taste and within a certain budget.

Contacting contractors

Apartment owners can hire a specialized company to carry out repairs. The work will be carried out under a contract based on an estimate previously drawn up and agreed upon with the residents of the entrance. After completing the work, you need to collect all documents, receipts and submit an application to the Criminal Code for reimbursement of expenses.

Who should do it?

The entrance belongs to public areas. The clause about who is responsible for keeping the entrance in order and carrying out current and cosmetic repairs in it, as well as at whose expense they are done, should be in the agreement on the management of an apartment building (read about the standards of order and cleaning in the entrance here). Typically responsible for carrying out repairs:

• Management Company;
• Homeowners Association Management;
• Real estate owners association.

In addition, repair work is divided into planned and unscheduled. Unscheduled repairs are carried out in case of flooding, fires, and also after various emergency situations when the appearance of the entrance and communications have been damaged.

The entrance belongs to all owners on the basis of common shared ownership . The share of each depends on the area of ​​the apartment. Repair work also includes maintaining mailboxes in good condition. According to the Federal Law “On Postal Services” dated July 17, 1999 No. 176-FZ, mailboxes must be installed by the construction company that is building the apartment building, where you can contact at any time.

What is included in the renovation of the entrance

The safety of everyone who uses steps and handrails is inextricably linked with the condition of the porch and stairwells in a high-rise building. Due to the large number of people entering/exiting the entrance, the stairs and landings quickly wear out, and the railings break. Since the base of the entrance, canopy, steps and handrails are common property, the repair of the porch in an apartment building is the responsibility of the management company. In order for restoration work to be carried out, a collective application must be submitted.

Often, residents do not know who owns the basement in an apartment building. This room contains pipes and technical structures that allow the entire infrastructure of the building to function. If the apartments in the building are not privatized, then the basement is municipal property. Otherwise, the common property of the house, including the underground floor, is in their possession in the appropriate shares.

Capital

The concept includes all significant measures aimed at improving the condition of communications and structural elements of the building. Their list is recorded in Art. 166 LCD:

• replacement of elevator equipment;
• restoration of the roof, foundation;
• basement renovation;
• renovation of the building facade.

Citizens who own apartments in a high-rise building make monthly contributions, which form a capital repair fund. You can learn about the features of making payments from Art. 171 LCD.

Cosmetic

During operation, cracks appear on the walls of the entrance and plaster crumbles. Eliminating these problems falls under this concept. In addition, cosmetic repairs of entrances include whitewashing the ceiling, painting railings, frames, and elevator slopes. This also includes glass replacement.

European-quality renovation

If residents decide to opt for this type of work to improve the appearance of the premises, they must be prepared to incur the corresponding costs. It is planned to use more expensive construction and finishing materials, as well as innovative technologies in this area.

Repair of the canopy over the porch

In old houses, canopies were made of concrete. In such cases, it is necessary to restore the integrity of the concrete and reinforcement of the structure. Any cracks or chips are eliminated. The surface is additionally hydrophobized to protect it from moisture penetration. A rainwater drainage system must be installed.

Modern canopies over the entrance to the entrance are load-bearing metal structures on which a sheet of corrugated sheet or polycarbonate is fixed. These materials are resistant to moisture, frost, stress, and are available in a wide range of colors.

Repair of such visors consists of the following stages:

1. Dismantling polycarbonate or corrugated sheeting.
2. Checking the reliability of fastenings of the supporting structure to the wall. If necessary, fasteners are replaced with new ones.
3. Cleaning, priming and painting metal structures.
4. After the paint has completely dried, a new sheet of corrugated sheet or polycarbonate is installed and secured with fasteners.

Established deadlines and frequency of work completion

Despite the fact that major repairs are a general concept, replacement of individual elements occurs at the end of a certain period. For example, a roof in a brick building must be restored once every 10 years. Carrying out work to replace individual elements or all equipment of the elevator - after a quarter of a century from the beginning of its operation.

Cosmetic repairs to the entrance to an apartment building should be carried out at certain intervals. It is provided for in clause 2.3.4 of the Resolution and is at least once every 3-5 years. If more than the maximum established period has passed and the management company has not fulfilled its obligations, it is recommended to submit an application demanding that the necessary work be carried out.

Installation of formwork and pouring steps of the entrance porch

Stages of repair of the entrance group with steps:

1. Metal fences and railings are cut off. After this, using a hammer drill, the layer of concrete is removed down to the embedded metal elements. If the reinforcement has not become unusable, then new railings are immediately welded to it.
2. At the entrance site, a layer of concrete 25-30 mm thick is removed. If necessary, at this stage the fittings are replaced, completely or partially. Similar work is carried out with steps. Typically, during a major renovation, concrete and reinforcement must be removed by at least 60%.
3. To form new steps and the porch platform, removable formwork is assembled. New reinforcement is laid in it and concrete is poured. As formwork, you can use a board with a section of 150 by 25 mm. The main thing is to correctly cut out the zones for the steps so that everywhere is the same height. There are also ready-made options for removable plastic formwork.
4. To pour concrete, it is recommended to use a mixture containing M-300 cement and fine gravel, up to 0.5 cm in size. The formwork is dismantled 2-3 days after pouring. But the steps should remain for about 10-15 days until they completely harden.

It is important to know!

When repairing steps, it is necessary to consider how people will get into their house. The optimal solution may be a temporary wooden staircase. The main thing is that it is stable and has additional railings for safety.

Stages of implementation

The management company draws up a repair plan annually. You can find out whether a certain entrance is included in the list for the near future by contacting its board. Reasons for including a house in the plan:

• an act drawn up by specialists after inspecting the premises;
• residents' application;
• accidents, breakdowns.

For each type of work, the deadlines established by law must be observed. With planned maintenance, this is 22 days per 1000 m2. The elevator breakdown must be repaired within one day. If doors or windows are damaged, then in winter the fault must be repaired in one day, in summer - in three.

What is optional

When carrying out major repairs, there are additional measures that are not mandatory, and housing and communal services may reasonably refuse them. By the decision of the residents, at the expense of the personal funds of those living in the apartment building, repairs can be carried out:

• intercoms;
• video surveillance systems;
• hot and cold water meters;
• electrical panels;
• satellite antennas.

All this is not common property, so the management company is not obliged to repair it.

If repairs have not been done for more than 10 years

Citizens whose apartments are located in such an entrance must submit an application to the management company. It is necessary to indicate the date of the last restoration work performed and list what exactly was done. It is recommended to describe all malfunctions and breakdowns that should be eliminated at the moment. Management companies often shirk their duties, so the application is prepared in 2 copies: one is handed over to the official, the second (remains with the applicant) must bear a receipt stamp with the date and signature of the responsible person.

If there is no response to the appeal within a decade, lawyers recommend writing a complaint to the management of the management company. If there is no result in this case, they file a complaint with the Housing Inspectorate. An effective approach would be to contact Rospotrebnadzor. If the answers do not satisfy the residents, they file an application with the prosecutor's office or a lawsuit.

What to do and where to complain if difficulties arise with the organization?

If the apartment owners have written a statement, but the management company does not respond to it, then it is necessary to complain to the supervisory authorities, which can influence the work of the management company. If this has no impact, then you will have to go to court. Cases of this magnitude are considered by the World Court.

Pre-trial proceedings

At the first stage, you need to contact the head of the Criminal Code. Sometimes it is enough to submit a complaint to him personally in order for work in the organization to improve. If it doesn’t work out, you can go to government agencies in the following order:

1. State housing inspection.
2. Prosecutor's office.
3. Magistrate's Court.

The application must also be submitted to the State Housing Inspectorate in two copies. A complaint against the Criminal Code must contain the following points:

• full last name, first name and patronymic of the applicant;
• the applicant's registered address and actual residence;
• contact information, including telephone number if there is an email address;
• the full name of the organization to which the complaint is being filed;
• Full name of the person authorized to receive complaints from the public;
• then comes the descriptive part, where the applicant indicates the essence of the complaint: the management company does not make repairs or does, but they are of inadequate quality;
• be sure to refer to the clause of the contract with the management company that the company violates;
• information about the documents provided that are used as evidence;
• demands for the restoration of the violated contract, bringing the perpetrators to justice;
• list all documents that are attached to the complaint;
• applicant's signature and date.

We do not recommend completing the documents yourself. Save time - contact our lawyers by phone:

8 (800) 350-14-90

The following must be submitted as evidence:

1. expert opinion;
2. photos;
3. video materials.

If repairs were made improperly, a report must be submitted. If the management company made repairs in the entrance, then the residents have every right to evaluate the work performed and accept them, in addition, to sign the acceptance certificate, this is not a right - it is the responsibility of the residents of the apartment building. Act on acceptance of the results of the work done in accordance with clause 4 of Art. 753 of the Civil Code of the Russian Federation certifies the delivery of the work by the contractor and its acceptance by the customer.

If the housing inspection is not interested in the application and has not sent a commission to check, then you need to submit an application to the prosecutor's office, which initiates its own check, including the work of the management company. The housing inspector will be especially interested in:

• poor condition of engineering networks;
• technical condition of the building;
• violation of established deadlines for work;
• as well as violation of sanitary and fire regulations.

If there is evidence of all these violations, then the inspectorate will definitely conduct an inspection and influence the management company.

Time frame within which a complaint must be responded to

The housing inspectorate must consider the complaint within one calendar month or 30 days in advance. This is regulated by Federal Law No. 59, which regulates the deadline for responding to applications submitted to various State bodies.

Cost for 2021

Since each apartment owner contributes a monthly amount for the maintenance and restoration of common property, the answer to the question of who pays for cosmetic repairs at the entrance is obvious. It is from these funds that the work is paid for. The table below shows approximate prices for measures to restore the entrance, giving the premises an aesthetic appearance.

The figures presented are based on minimum prices. Obviously, the cost of repairing the entrances of apartment buildings using innovative technologies and modern materials will be higher.

Budgeting

Before carrying out work, the management company must draw up a cost plan for materials and remuneration of specialists. This document will make it possible to make the most efficient use of the funds allocated for the expenditures indicated in the plan. For more accurate calculations, it is advisable to order the services of a professional independent estimate specialist.

At whose expense is it carried out?

Repairs are carried out at the expense of the owners of the apartment buildings . If there is a capital repair fund, where the owners set aside an amount monthly, then there is no need to contribute additional money for major repairs of the entrance.

As for current repairs, owners must pay only 5% of the estimate in accordance with the law - Federal Law-185 “On the Fund for Assistance to Housing and Communal Services Reform.” But usually the management company enters this 5% into the line of receipts “Maintenance and repair of residential premises.” If residents pay these receipts, then they do not have to contribute money for the current repairs of the entrance. There are other ways to pay for repairs. Each option has its own nuances.

Monthly payments for apartment owners

Every month, all apartment owners pay certain amounts in receipts for repairs. It is important not to confuse what the owner pays for and what he wants to get in the end.

Monthly deductions for major repairs of apartment buildings cannot be used for routine repairs at the entrance. Current repairs must be done using the funds specified in the “Maintenance and Repair of Residential Premises” payment. Before any repairs are carried out, a meeting is held at which an estimate for the work is approved. All expenses not included in this estimate are paid by the apartment owners.

Is it possible to use state funds for a major overhaul program?

The state program for the overhaul of apartment buildings, which operates in the Russian Federation, includes in the list of services the overhaul of entrances and facades. If the residents of the house participate in the major repair program, there is a formed fund and monthly payments are received into it, then the residents can count on a major overhaul of their entrance and the entire house as planned. You can find out when this work is planned specifically for a given house on the official website.

If the house is not yet included in the Federal Overhaul Program, then residents need to organize a meeting, approve the list of necessary work, and also draw up an approximate cost.

Owner of the premises

If the owners of the apartments cannot wait for the decision of the Management Company or the latter refuses to make repairs for various reasons, you can sue, but lawyers recommend doing it differently: organizing repairs at the expense of the owners, and then collecting these funds from the management company.

Cleaning the premises after renovation work

Periodic dry cleaning of entrances in an apartment building, in accordance with GOST R 51617-2000 “Housing and communal services. General technical conditions” should be carried out once every 5 days. Floors and other surfaces should be washed at least once every 30 days. Such standards are established in paragraph 3.2.7 of the Resolution. If repairs are being carried out in the front door, then representatives of the company that performed the repairs must remove the garbage after its completion. To avoid problems arising from this, it is better to include such a clause in the contract.

What is the difference

These two types of repairs differ in the method of implementation, type of financing, as well as the activities included in them. Current repairs are carried out periodically to prevent wear and tear on the home and to get rid of external damage. Its cost is included in the receipt by which residents pay utility bills.

Major repairs include large-scale technical actions that are aimed at restoring parts of the housing stock that have fallen into disrepair. Funds for it are generated from contributions from residents plus a special fund.

Summing up

A set of measures to restore the condition of the entrance can be minor or global in nature (cosmetic or major repairs). Both types of work must be carried out by the organization carrying out trust management of common property. If repairs are not carried out, residents must first submit an application to the management company. In the absence of a positive reaction, they file a complaint about the inaction of the management company. It can be addressed to the Housing Inspectorate, the Federal Service for Supervision of Consumer Rights Protection and Human Welfare, or the prosecutor's office (depending on the situation). The court will help to finally resolve the issue.

How can I find out from the Management Company whether and when it will happen?

Utilities must give 30 days' notice of repairs. In addition to warning about repairs, owners should receive the following information:

• planned volumes, duration and types of work;
• the approximate cost of all repairs;
• place, time and date of reception for residents who have questions about upcoming repair work.

10 days before the start of work, the management company must hold a general meeting of owners to clarify the quality and quantity of proposed construction materials, select the person responsible for assessing and accepting repair work, and conclude an agreement.

Price list

Repair errors

Most often, repairs to the entrance group are required in the case of natural wear and tear on steps or doors due to their frequent use. The more residents of the house, office or supermarket visitors, the higher the traffic, and as a result, the destruction of structural elements.

But there are a number of reasons that can cause premature wear of the entrance group:

• incorrect installation of the entrance group, non-compliance with the requirements of regulatory documentation;
• the use of low-quality materials, for example, concrete for steps, plaster or facing tiles;
• improper insulation of connecting seams, if we are talking about an entrance group of double-glazed windows;
• improper installation of the canopy or lack of a drainage system; moisture accumulation can lead to concrete freezing;
• non-compliance with the technology of hydrophobization and painting of metal structural elements.

It is important to know!

Installation and repair of entrance groups is carried out in accordance with the following regulatory documents: GOST 23009-78, SNiP 23-05-95. The design must comply with fire safety rules in accordance with SNiP 21-01-97, GOST 12.1.0044.91.

Budgeting

The next step is drawing up an estimate, that is, systematizing expenses. It implies having a certain budget, depending on which the necessary materials will be planned. This will help you use funds rationally to obtain high-quality results.

The estimate includes:

1. List and prices of materials
2. Types of work and their cost
3. Transportation costs (if any)

Residents can create an estimate themselves in Excel using a table. To do this, measurements are taken, the defect report is studied, in accordance with which materials and tools are purchased (if necessary). The consumption rates of paint, putty, plaster and other building mixtures are taken into account. Also, the cost of the work depends on the condition of the entrance and the extent of its damage.

In order to correctly draw up an estimate, they first calculate the cost of material costs - this is necessary in order to know how much material is used, say, per 1 square meter, how much the services provided for a given area of ​​the premises cost. Then, taking into account the calculation, an estimate is derived. Moreover, it may also contain costs that are not directly related to the production process - for example, the cost of transport services.

The prepared estimate is presented to residents for review. Each member of the HOA can make their own proposals and bring up possible options for discussion. Then the estimate is approved. If it is drawn up correctly and according to all the rules, taking into account all the nuances and details, you can be confident in the customer’s safety from additional costs.