Owners of housing in apartment buildings (MKD) are required to make monthly payments to capital repair fund. Works are financed from the funds received for replacement or repair obsolete parts of buildings.
Unlike capital repairs, current repairs mean carrying out smaller works, as well as maintaining common property in good condition. The overhaul includes work to repair the roof, facade, load-bearing walls, internal engineering systems, including replacement of the elevator.
The order of priority for carrying out repair work in apartment buildings is established by the executive body of state power of the subject and is reflected in the regional program . Citizens can find out the year of major repairs in their home on the Housing and Communal Services Reform website.
What is included in the concept of major repairs?
Major repairs are a set of works and (or) services for replacement or restoration of:
- engineering and technical communications;
- parts of load-bearing structures;
- individual sections of non-load-bearing walls.
Money for major repairs in an apartment building comes from home owners and is stored in specially created funds (Article 169 of the Housing Code of the Russian Federation), the method of formation of which is chosen by the owners themselves. Funds can be formed:
- On the account of the regional operator , the funds received by the fund are managed by the regional authorities. Money received from the owners of apartments in apartment buildings is stored in the general fund of the constituent entity of the Russian Federation. The order of capital work is established by the regional program.
- On an individual MKD account , the money collected goes towards the renovation of one specific house. Home owners open a bank account, which can be managed by a management company (MC) or a housing cooperative.
Major renovations are carried out in buildings with more than 3 apartments . In houses that are recognized as unsafe or subject to demolition , repair work is not carried out at the expense of the fund.
Owners of apartments located in such buildings are exempt from the obligation to make payments.
Selecting a contractor for repair work
Major repairs are a lengthy work process that cannot be reduced to one or two weeks. The room should be completely cleared of all things: ideally, remain empty. It is advisable that residents also vacate the premises during this time. In order to carry out repairs with high quality and in the shortest possible time, it is necessary to outline a work plan.
The second step is the selection of performers in each work area. Here you need to decide: will the home owner do the repairs himself? Will he entrust the work in each area to different masters? Should I contact a company that provides comprehensive repair services? You need to think carefully, weigh the pros and cons. Professionalism in your field of work plays a decisive role. Choosing a company that performs comprehensive overhauls is definitely suitable for people who value their personal time, health and money. It is this that will allow you to avoid unpleasant memories when hearing the word “repair”.
Cooperation with a company that provides comprehensive apartment renovation services looks like this: the customer chooses the design and materials with the architect, coordinates the layout, signs an agreement, pays a certain amount and gives the keys to the apartment. The company monitors the workers from the beginning to the end of the repair work. The customer arrives at the ready-made premises.
Healthy!
The advantages of this cooperation: the price remains fixed, does not increase during repairs, the company has warranty obligations to the customer.
Source: www.akdn.org
What work is included in the overhaul of an apartment building?
When carrying out a major overhaul, faults are completely eliminated and the level of living comfort is improved. We replace worn out or outdated parts of the building with similar or modern ones. During the overhaul, the premises may be redesigned.
Depending on the volume of work performed, major repairs are divided into:
- Comprehensive - carried out to restore all damaged parts of an apartment building. Usually carried out once every 25 years.
- Partial - selective repair, involves replacing individual components of the house, for example, utilities. Such repairs are carried out if carrying out complex work is associated with additional difficulties or insufficient funding.
A major overhaul differs from a current one in that it involves a complete replacement of structures . Current repairs involve carrying out minor work aimed at maintaining the normal condition of the apartment building.
For example, replacing plastic windows, entrance doors at the entrance, landscaping the local area, installing stair railings, cosmetic repairs, etc.
The owner of the property pays the costs of maintaining an apartment building; in fact, this is a payment to the management company for the work of carrying out routine repairs. Work is carried out as necessary , emergency situations are eliminated first.
Is the renovation of the entrance included in the major renovation?
Repair of the entrance is considered current if it is carried out with the aim of maintaining its appearance in a favorable condition. Cosmetic and restoration work is carried out at the expense of funds paid by residents for the maintenance of housing. Current repairs at the entrance include:
- painting the railings;
- whitewashing walls and ceilings;
- window glazing;
- removal of inscriptions;
- replacement of lighting fixtures;
- door replacement;
- painting elevator doors and slopes.
Major renovation of the entrance involves the following work:
- installation, dismantling and transfer of walls;
- replacement of utilities;
- equipment modernization.
Current repairs of the entrance are carried out faster than major repairs. The timing of repair work depends on the condition of the entrance and its total area. Major repairs can last more than 1 month and require more funding, current ones are carried out on average once every 3-5 years .
Replacing windows and doors in the entrance is a current or major repair
In accordance with Art. 166 of the Housing Code of the Russian Federation, the replacement of windows and doors in the entrances of apartment buildings is not included in the list of overhaul works. Maintaining the entrance in good condition refers to routine repairs , which must be carried out by the management company. Homeowners make monthly payments for the maintenance of common property, which are included in the utility bill . It is through these payments that work on replacing windows and doors is carried out.
If the management company refuses to replace elements of the common property or initiates a collection of funds for this type of repair work, the owners of the apartment building have the right to appeal the actions of the management organization . To do this they can contact:
- To the state housing inspection.
- To Rospotrebnadzor.
- To court.
- To the prosecutor's office.
Replacement of the elevator under the MKD overhaul program
In accordance with Federal Law No. 185 dated July 21, 2007, elevator repairs are considered capital repairs if a document declaring it unfit for use has been adopted in relation to the equipment. The expert report must contain a list of all faults, as well as a conclusion about the condition of not only the equipment itself, but also the elevator shaft.
The elevator inspection must be carried out by qualified workers, in the presence of representatives of the management company or HOA. Elevator replacement may be required within a period of 4 to 15 years of operation . At the same time, in the process of routine repairs, its individual elements must be changed.
If there are several elevators in the entrance, stopping all of them at once is unacceptable; repairs must be carried out sequentially. The elevator is replaced within 1 to 2 months , depending on the number of floors of the apartment building.
Major roof repairs of an apartment building
Major repairs of the roof of an apartment building are carried out in case of serious damage to the roof or its complete dilapidation . The list of works for major repairs of the roof and attic includes:
- drainage reconstruction;
- restoration of damaged roofing;
- replacement of rafters;
- arrangement of grounding and drainage.
If more than 40% of the roof area , it must be completely replaced. In all other cases, repairs are considered current and are carried out by the management company . All types of repair work are carried out as planned during the warm season.
The decision to carry out major roof repairs is made by the owners at a general meeting . After making a decision, residents must submit a written appeal to the management company with a demand for major repairs. After submitting the application, the roof is inspected for damage and a report is drawn up indicating all existing defects.
Roof repair work is carried out using funds transferred to the capital repair fund . If the collected funds are not enough, the management company can offer the owners:
- pay the missing amount yourself;
- save money by making increased payments for major repairs.
What should I pay attention to when monitoring major repairs?
Roof repair
When repairing a roof, a contractor can only partially replace rafters that have visible defects, so you need to carefully inspect all rafters that the contractor decides not to replace.
Vapor and waterproofing films should not block the opening under the roof ridge for air circulation. In order for air to circulate freely under the roof, it is necessary to create gaps between the elements of the lining using gratings in the structure or lining with soffit with a perforated surface.
Ventilation should also be provided through dormer and attic windows or ventilation ducts - vents and aerators, which should be evenly distributed over the roof and not concentrated in only one part of it. If this is not done, then the roof structures will get wet and rot. Also, when repairing the roof, it is necessary to ensure that the rafters are treated with an antiseptic and fire retardants.
When overhauling a soft roof, special attention should be paid to how the rolled material is laid. It should be laid from the lowest point of the roof to the top. The lowest point is the storm funnel through which water flows from the roof. Also make sure that the slopes for water drainage are maintained over the entire surface of the roof, and there are no places on it where water accumulates. If such areas exist, the contractor must repair the screeds to create slopes.
Facade insulation
When repairing and insulating a facade, the insulation must be tightly fixed to the wall, it must be well glued and secured with correctly selected fasteners - mushrooms. It is important that the insulation does not get wet in the rain, and that the plaster is applied only to dry insulation. Before attaching the insulation, it must be primed, just like the plastered layer before applying bark beetle or painting.
Before priming, ask the contractor to use a colored primer so you can see that the job is actually being done correctly. If the facade of the house is being repaired with decorative plaster, then pay attention to the fact that there are no cracks or gaps at the joints with balconies and other parts of the facade, otherwise moisture will get there and the plaster will begin to deteriorate.
Engineering Communication
When repairing communications, first of all, do not be afraid and let the builders into your apartment so that they can assess the integrity of communications and repair the risers, because a water leak often occurs at the connection of the old metal section of the riser with the polypropylene section. If even one owner refuses to let builders into the apartment, the contractor may refuse to replace the entire riser so as not to be held responsible for leaks.
In this case, you have the right to demand that the contractor change the risers everywhere except for the apartment where they refused to let the builders in. With proper notification of such an owner, responsibility for a leak in the riser will lie with him. Also pay attention to the fact that when replacing pipelines, the internal diameter of the new pipes is not less than the internal diameter of the old ones. Otherwise, the distant batteries will not warm up enough due to lack of water.
Construction Materials
The questionnaire and estimate indicate the types of work and their cost, taking into account materials. Maximum costs for types of work are approved taking into account materials, so it is difficult for owners to legally prove to the contractor that he is using low-quality materials. There is only one way out: to demand from the Foundation that the estimate for major repairs indicate specific materials and their cost. To do this, you need to draw up a questionnaire with separate indications of works, services and materials.
List of services and/or works for major repairs of common property
In accordance with paragraph 1 of Art. 166 of the Housing Code of the Russian Federation, of major repair works
- roof repair;
- repair of in-house engineering systems of heat, electricity, gas, water supply and sanitation;
- restoration of the facade and foundation of the house;
- replacement and modernization of elevators and shafts;
- repair of basements, machine rooms and block rooms.
These works are carried out at the expense of the capital repair fund , which is formed from the minimum contribution amount established by regional legislation. By decision of the executive authority, the list of works may be supplemented with the following repair work:
- façade insulation;
- arrangement of exits to the roof;
- installation of meters for the consumption of utility resources and services, including communal meters;
- reconstruction of an unventilated roof.
By decision of homeowners, the monthly contribution for the overhaul of apartment buildings may be increased (clause 4 of article 166 of the Housing Code of the Russian Federation). Funds collected through the increase can be used to finance any services and repairs of common property.
For example, payment for construction control services, development of design documentation, as well as for repayment of loans spent on major repairs.
Closing the contract
The contractor confirms the execution of the contract with the following documents:
- act of acceptance of completed work (KS-2);
- certificate of cost of work performed and expenses (KS-3);
- invoice for payment, invoice (if available);
- general work log (KS-6).
IMPORTANT!
If hidden work is identified, we add an inspection certificate to the package of documents.
The registration of permission to put the facility into operation is carried out by the customer on the basis of documents received from the contractor (Part 8 of Article 110.2 of 44-FZ).
How can I find out when my home will be renovated?
The start date for repair work for each specific apartment building is established by the regional overhaul program. The program is developed by the executive body of state power of the subject and updated every year. Its test can be found on the website of the authority or management company.
You can find out the queue for major repairs of apartment buildings on the Housing and Communal Services Reform website, information about approved regional programs is posted there. To date, the site has published data on more than 700 thousand objects .
Citizens can find out what events will be held and at what time at their home address. To do this, you need to enter your data in the “Find your home” line in the “Major repairs” tab. If the house is in line for major repairs, information about planned events and the year they took place will be displayed.
On the site you can also find out information about the amount of the contribution for major repairs, as well as the amount of funds collected by the owners and the amount of the current payment arrears.
Results
OS overhaul is a step-by-step production process, each stage of which requires proper documentation.
When carrying out repair activities, it is important to justify the need for repairs, properly hand over and accept the object from repair and timely reflect the operations in accounting. You can find more complete information on the topic in ConsultantPlus. Free trial access to the system for 2 days.
