What is included in the overhaul of an apartment building?

The majority of Russian citizens express genuine interest in issues related to the major renovation of an apartment building (MKD) and the range of work that it includes. The trend of growing popular interest in these issues is understandable and predictable. According to the requirements of the Housing Code (LC) and taking into account the amendments made to it in 2014, owners of residential premises in apartment buildings are required to bear regular personal expenses in the form of contributions intended for major repairs of houses. The money goes to specialized funds.

These amendments caused a strong public outcry: not every citizen understood why he was obliged to pay for major repairs of apartment buildings from his own pocket. Each subject of the Russian Federation has its own program for the overhaul of apartment buildings.

Overhaul: waiting list

Before talking about the order of major repairs of apartment buildings, it is advisable to touch on the basics of the Federal legislation (FL) regulating this issue.

The order of major repairs of apartment buildings should be established by a regional level program.

The priority directly depends on how dilapidated the house is and in need of repair work. By law, the priority is established for a period of thirty years.

Regional level programs contain the following information:

1. List of apartment buildings that are classified as emergency and have more than two apartments.
2. List of required works.

• Calendar start time.

In order to maintain the information base up to date, the law requires regular technical inspections to monitor the “well-being” of the MKD. Thus, information in the database is updated annually.

Based on the information received from the management company (or HOA), a decision is made to carry out, or not to carry out, a major overhaul of each specific apartment building. In this matter, deviations of the “health status” of the apartment building from the building standards established by the Housing Code are taken into account.

When establishing priority, regional programs take into account the following information:

1. Temporary service life of residential apartment buildings.
2. Calendar time of the last major overhaul.
3. Availability of fullness of the common house “piggy bank” for capital needs.
4. The level of wear and tear of the house.
5. Footage of the house.
6. The volume of capital labor investments that are required for each specific building.

Anyone can obtain information of interest about everything related to major repairs in a house by going to the “territory” of the official Government portal (www.reformagkh.ru). There you can familiarize yourself with the approved plans, which are coordinated by the State Housing Supervision Department.

Overhaul program: what does it include?

In the initial part of the article, we found out what the concept of “major repairs” is and why homeowners of apartment buildings are required to pay for its implementation by contributing personal money to a trust fund. Now we propose to understand what obligations related to carrying out major repair work the state bears to citizens, and what is being done under the major repair program.

The list of works can be found in the text of Art. No. 166, part 1 of the Housing Code of the Russian Federation. Here is a list of mandatory work carried out during major repairs:

1. In-house engineering systems must be repaired, such as: electricity, heating, hot/cold water supply, gas supply, water drainage.
2. Elevator equipment must be repaired or replaced.
3. Roofing work must be carried out.
4. Basements (common property) must be repaired.
5. Façade and foundation repairs must be carried out.
6. Repairs to the underlying foundation must be made.

In addition to the above list of capital works, each constituent entity of Russia can supplement the work list at its discretion by including the following items:

1. Measures to insulate the façade of a building.
2. Activities aimed at converting a non-ventilated roof into a ventilated roof.
3. Work on organizing passages to the roof surface of multi-family houses, etc.

In addition to the above, other types of work may be included. To expand the list of capital works, residential property owners must vote at a general meeting to ensure that the amount of the monthly contribution exceeds the minimum value. Then, based on the voting results, the owners will be able to spend the money paid “excessively” on repair work at their discretion.

Overhaul program in important nuances

The types and timing of work are approved for each specific apartment building: not only the “physical” condition of the residential building is taken into account, but also its age. To find out the types and timing of planned capital works of apartment buildings, you must contact:

• or to the information on the website of the overhaul program approved at the regional level;
• or go to the “territory” of the “Our City” portal: enter your residential address and house number in the search column; then select the “Apartment buildings” section on the right; then select the section “Regional capital repair programs”;
• or go to the “territory” of the Moscow City Hall website (mos.ru).

Important note! According to the plan, the regional-level overhaul program will last until 2044. This program is updated annually. A complete list of capital works in relation to apartment buildings that need repairs between now and 2021 can be found on the “territory” of the website called “Modern Apartment Overhaul Fund”.

What work can be performed during both major repairs and current repairs?

If you approach selectively and thoughtfully the list of works that are required during a major overhaul, and compare with a similar list of routine repair works, you can easily notice that there are similarities between them.

We suggest you figure out what kind of work is both a major overhaul and a current one. For ease of understanding, here is a table of general work:

The range of work carried out during major repairs and current repairs in apartment buildings must be formed individually, taking into account the needs of each specific building, through the adoption of a house-wide joint decision between the apartment owners and the contractor organization that has passed selection competitions for carrying out repair actions.

Each region of the country has a regional program for the overhaul of apartment buildings, both in cities and in populated areas.

Types of jobs

There are complex and selective ones.

Complex

This type of work affects the entire building. In this way the following are repaired:

• severely dilapidated, emergency buildings that are not intended to be demolished, for example, historical monuments;
• the structures of which are connected do not allow replacing one deformed element without damaging others.

In this case, the following activities can be carried out simultaneously:

• replacement of water supply, sewerage, heating risers;
• replacing wooden floors with concrete ones;
• expansion of doorways, redevelopment;
• restoration of the facade, foundation;
• installation of metering devices;
• roof renovation;
• landscaping, installation of fences, paving the yard.

This type of restoration is expensive, so it is used in exceptional cases. In practice, buildings are often renovated in stages.

Selective repairs

In this case, the sequence of activities is determined. The house is included in the overhaul program, and deadlines for the work are set.

First, the most damaged parts of the house are replaced: elevators, lifting mechanisms or water supply risers. The building is being renovated gradually over a long period of time. For example, in one year the roof is changed, the next year the heating system and electrical wiring are changed.

Apartment buildings left outside the capital repair program

The legislation stipulates that the state must provide assistance to housing owners when organizing major reconstruction of houses.

Municipal authorities and owners of apartments in apartment buildings have to create a fund on their own to carry out major repairs, in order to then carry them out as part of the state program for the overhaul of buildings.

This program is a set of targeted measures aimed at carrying out repair work on the common property of apartment buildings. The responsibility of apartment owners includes the mandatory requirement to maintain housing in proper order, which is regulated by Art. No. 210, 211 Civil Code of the Russian Federation.

We invite you to find out which multi-apartment housing buildings are not included in the major repair program:

1. These are apartment buildings that are subject to demolition (or reconstruction).
2. These are apartment buildings with less than five residential premises.
3. These are apartment buildings, participants in the renovation program.
4. These are MKDs with a wear level of 70% or more.
5. These are apartment buildings that are recognized as non-residential.
6. These are apartment buildings, the cost of repairs of which is greater than the maximum price established by the regulations on major repairs.

Money going to the capital repair fund is included in mandatory utility bills. The amount is calculated based on the square footage of the apartment: in Russia it is six rubles (in Moscow it is much more expensive: fifteen rubles).

The owners of the above residential buildings are not required to pay funds intended for the formation of a capital repair fund for apartment buildings. And if such owners receive receipts for payment of money to the above-mentioned fund, they must contact:

1. To the Moscow information service.
2. To the organization of the Overhaul Department, through the services of an interactive reception.
3. To the Moscow Capital Repair Fund (it is possible to make an appointment through the electronic reception).

Legislation

Rules for the maintenance of residential buildings can be found in the documents:

1. 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.
2. 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.
3. 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.
4. 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.
5. Resolution of the State Construction Committee No. 170 dated September 27, 2003 contains methodological recommendations for determining the scope of repair work.

Major repairs and its fund

The Capital Fund for Repair Work is a public “piggy bank” that is formed through:

• monthly contributions of apartment owners;
• penalties required to be paid in addition to contributions;
• interest accrued for using money from profile accounts.

In addition, the Overhaul Fund receives funds from the rental of premises classified as common areas (basement, basement, etc.). The housing complex imposes on apartment owners the costs of maintaining the apartment building, including major repairs.

The formation of the Fund can be formed in two ways:

1. By transferring money to a profile account.
2. By transferring money to an account belonging to a regional operator.

The owners of apartment buildings cannot get together, agree among themselves and start collecting money for the common house “piggy bank”. In order to have the right to collect funds and form a capital fund, you must open a profile account for an apartment building.

Then homeowners will have the opportunity to control financial income. The collected money can be transferred “into the hands” of the regional operator who is responsible for carrying out repair activities in a specific region of the country.

According to Art. No. 174 Housing Code of the Russian Federation, from the created fund you can finance:

• overhaul activities;
• activities for the development of project documentation;
• control measures over construction work;
• repayment of credit loans and interest on them.

State beneficiaries receive compensation from the “hands” of the state, but do not receive complete exemption from paying contributions to the general house capital repair fund.

Only those residents who are not the legal holders of residential premises should not make payments: tenants and citizens who live on the basis of a social rental agreement.

Overhaul of apartment buildings and the procedure for its implementation

Each subject of the Russian Federation has developments in terms of regional-level programs regulating major repairs in the conditions of apartment buildings, and implementation deadlines.

At the municipal level, special structures are being formed to carry out centralized capital measures. Such structures are called “Regional Operator”.

This organization carries out a cycle of organizational actions regarding fundamental repairs in the conditions of each specific house in the case where the owners of residential premises do not want to be responsible for the implementation of major repairs.

Owners of apartment buildings have the right to organize capital repairs on their own, but on the condition that they have formed a special general capital repair fund.

The order of priority for major repairs is determined taking into account the criteria established by the laws in the territories of the constituent entities of the country. There are four ways to find out about the order:

• by contacting the HOA (if it is formed);
• by contacting the management company;
• by contacting the municipality or city administration;
• by contacting the housing and communal services service.
• by accessing the information on the Housing and Public Utilities National Bureau portal.

According to the text of Art. No. 189 of the Housing Code of the Russian Federation, the time allotted for carrying out repair actions must be discussed and approved at a general meeting of owners of apartment buildings.

Repair of fixed assets. How to reflect it in accounting?

All fixed assets tend to become obsolete and wear out. There is a rule: the sooner an object can be written off, the faster its functions can be restored. As a rule, this can be done in several ways:

1. Through reconstruction.
2. Through modernization.
3. With the help of repairs.

Here we will look at an example of how repairs are reflected in accounting, and you will also learn how it differs from reconstruction and modernization.

Summary

In order for your apartment building to be included in the priority list for major repairs, it is necessary that the house has a form of HOA management. It is required to hold several meetings with the full complement of homeowners in order to identify exactly the range of work that is needed for a particular home, as well as calculate the cost of the work.

The apartment building must be assessed by a special commission of experts. They will be able to determine the real “health” of the house and determine whether it needs major repairs. Then a work estimate is drawn up. It includes the money that the state allocates for repair activities and collected by citizens - owners in the form of contributions.

The owner of an apartment building, if desired, can find out the necessary information about the capital repair program by contacting the appropriate electronic sources. Some MKD lists are not included in this program.