Current repairs in an apartment building are considered one of the effective tools for maintaining building structures in working, functional condition, both from the point of view of safe use by residents of all elements of the building, and ensuring proper sanitary conditions inside entrances and public facilities. With the help of planned and extraordinary ongoing repair work, the house management or the manager of building structures in the period between sessions of major repairs.
What is current repair of a residential multi-apartment building?
In fact, current repairs are not carried out to ensure that a complex and stressful facility, such as an apartment building, is beautiful, clean and cozy, although this is also considered important for providing comfortable living conditions. The scope of scheduled maintenance work of a current nature is formed, first of all, to restore operability and eliminate faults of building structures. First of all, the safety of the building, and only then beauty and sanitation.
This procedure is determined by two fundamental documents regulating the activities of management companies in terms of maintaining and operating multi-apartment residential buildings:
- Gosstroy Rules No. 170 dated September 27, 2003;
- Decree of the Government of the Russian Federation “Rules for the maintenance and operation of common property...” dated August 13, 2006 No. 491.
Both documents quite thoroughly formulate the goals and objectives of the ongoing repairs of an apartment building, which seriously narrows the room for maneuver for management companies that are not particularly willing to spend the funds received with such difficulty from residents as rent and targeted contributions.
Evgeniy Belyaev, General Director of RADEX Management Company, answers:
Russian legislation imposes fairly strict requirements on the condition of the common property of an apartment building. These include sanitary and epidemiological standards, technical regulation standards, and the law on the protection of consumer rights. The main criteria are that living in a house for residents must be reliable and safe for life and health. These requirements are spelled out in the Russian Federation Regulations dated August 13, 2006 N 491 “On approval of the Rules for the maintenance of common property in an apartment building.” The task of the management company (if a form of management through a management company is chosen in the building) is to monitor the condition of the common property of the apartment building and ensure that it complies with the requirements of the laws of the Russian Federation.
We can say that in an apartment building something is constantly being repaired and restored, because an apartment building is a large single mechanism; Something can break down in it at any moment: a tile on the floor of the transition balcony fell off, someone (accidentally) damaged the slope on the entrance door, someone stained the wall, not to mention deliberate cases of sabotage. Therefore, restoration work in the apartment building is ongoing.
As for current repairs, the decision on it is made on the basis of inspections of the general property of the house. Inspections can be ongoing, seasonal (in the spring, at the end of the heating season, and in the fall, in preparation for the new heating season) and extraordinary (usually after accidents, emergencies). Carrying out inspections, management company employees assess the condition of the common property of the house. They include all comments in a special act. And on the basis of this act, a decision is made whether current repairs are needed or not, that is, whether the condition of the common property meets safety requirements or not.
As for the list of works on current repairs, it is prescribed in the normative act of the State Construction Committee, which is called “Methodological manual for the maintenance and repair of housing stock. MDK 2-04.2004”, Appendix 2. The list is quite large, it contains 15 points, each of which has up to a dozen sub-points.
What is the difference between a management company and a service company?
How to bring the management company to its senses?
Small but very important difference
First of all, it is necessary to distinguish between two completely different concepts - planned maintenance and the more common term - routine repair work. In the first case, the repair is carried out comprehensively, its preparation is carried out based on the results of annual spring inspections of the infrastructure and communications of an apartment building and submitted applications and complaints from residents.
In the second case, ongoing repair work is carried out as a matter of urgency. The cause can be any situation, from a burst pipe, fallen brickwork or torn roofing.
Despite the similarity in terminology, these are two completely different production processes, financed from different budget items of the management company. That is, all sorts of excuses that the ongoing repair work to eliminate the consequences of hurricane winds “ate up” the money for routine repairs in an apartment building are nothing more than fraud.
List of services
If the section “Housing maintenance and current repairs” is paid, what is included in the list of services? Management companies are required to perform the following types of work:
- inspection of premises for safety compliance: usually fire brigades, rescuers, and elevator operators are sent for this work;
- cleaning the territory and premises: a janitor works on the street, and a cleaner works at the entrance;
- high-quality lighting of the premises: not every house adheres to this rule, so residents have to take care of it themselves;
- waste disposal: waste collection is carried out by employees of the management company;
- repairs: can be cosmetic or major;
- ground work: landscaping is necessary around the house;
- ensuring the established temperature and humidity in the house.
This list is the main one, which is included in the section “Housing Maintenance and Current Repairs”. What else is included in it is determined by management companies. But even basic services are not always performed properly. Residents have the right to file a complaint in case of any discrepancies regarding the quality of services. Then the housing and chemical authorities will be forced to account for their work.
Regulations or planned repairs of a non-capital nature
Another type of work, called routine work, which is very important and must be carried out regularly in an apartment building during each inspection, but as such, they have nothing to do with the current repair of common property in an apartment building. This is more infrastructure maintenance than a full restoration.
Regulatory procedures include:
- Cleaning of ventilation ducts, air ducts and shafts;
- Restoring the permeability of garbage chutes, ventilation, sewer and water supply lines;
- Minor repairs to door frames on the floors of an apartment building;
- Bonding floor tiles or stair coverings;
- Restoration of roofing in areas adjacent to walls and ventilation shafts;
- Measuring and repair work with electrical wiring and grounding in an apartment building;
- Replacement of water shut-off valves, maintenance of radiators of the heating system of an apartment building.
Such events are carried out at least once a year, in preparation for the new heating season. They are not included in current repairs and are financed from housing stock maintenance items.
Types of work by time
Work can be seasonal, planned or necessary. The first ones are carried out annually, when the house needs to be prepared for the heating season, as well as after it. To do this, check the readiness of the pipes and other measures. Planned repairs can be carried out throughout the year. This must be agreed with the residents so that changes can be made.
Necessary repairs are required to correct problems that occurred accidentally and need to be removed immediately. For example, communications for the supply of water, gas or electricity were broken. Such work is carried out if necessary.
When receiving receipts, you must pay attention to the content column. You should also consider the condition of your home and determine if everything is being done properly. Only when the residents themselves defend their rights can we hope for the integrity of the management company.
List of works performed for routine repairs of an apartment building
Federal legislation formulates provisions of a general nature, without going into details and a specific description of the work performed. It is clear that for current repairs, unlike the capital version, design documentation is not created for the restoration of load-bearing walls, ceilings, foundation structures and roof frames. Even if there is a need to restore the roof truss system, such work is not included in the powers and tasks of current repairs.
The same applies to the restoration of load-bearing elements of the building, repair of the facade, basements - everything that requires the participation of narrow specialists and experts.
Payment for intercom
Many homes have convenient devices - intercoms. But they require maintenance and repairs, for which residents are also charged a fee. An intercom can be installed by government agencies, but this is very rare. If the residents at the meeting decided to install this device, and also contacted the housing and communal services representative about this issue, then this will be included in “Housing maintenance and current repairs.” What else is included depends on the services chosen.
Typically, the intercom is installed by residents themselves. To do this, a responsible person is determined who collects money, negotiates with the company and controls the entire process. After installation, you must pay for the maintenance of the device. In this case, a separate receipt is provided for payment for services.
Basic list of routine repair procedures
In order to clearly distinguish what is included in the current repair of an apartment building and what is not, regional construction and housing and communal services departments issue guidelines for carrying out this type of planned repair and restoration activities. The value of such cheat sheets is that they formulate specific recommendations taking into account regional climatic characteristics.
The general list of activities recommended for implementation during routine repairs can be borrowed from MKD 2-04.2004. These are recommendations approved by the State Construction Committee for the maintenance and repair of the housing stock of apartment buildings.
For your information! The document can be successfully used in disputes and conflict situations with representatives of companies and organizations managing the operation of multi-apartment residential buildings.
In simplified form, the list looks like this:
- Exterior work - painting the facade, walls, strengthening the foundation blind area, eliminating holes and areas of concrete spalling;
- Restoration of lost parts of concrete slabs, sealing of seams and joints, restoration of architectural external decorative elements of an apartment building;
- Replacement or restoration of window frames, fittings, replacement of glazing;
- Restoration of the walls, ceiling of the room, floor tiles of the lobby and vestibule;
- Re-laying and repair of power electrical wiring with restoration of the appearance of the electrical panel;
- Repair or replacement of intra-house ventilation systems with similar designs;
- Laying new tile or concrete flooring;
- Restoration of mailboxes and boxes;
- Local restoration and painting of railings and handrails;
- Complete replacement of lamps, both shades and bases with wiring and switches;
- Restoration of visors made of metal, wood and plastic;
- Re-facing the garbage chute with replacement of valves, receivers and aprons.
It is worth remembering that the management company has all the design and operational documentation for an apartment building at its disposal. According to the Gosstroy Rules, changes to the passport for an apartment building are made only based on the results of major repairs, and only if significant improvements have been made in vital areas of the building, for example, in the construction of the foundation, walls, roof.
It happens that residents, on their own initiative, persuade builders, at their expense, to replace lampshades with more expensive ones, or to lay more expensive tiles. It is worth remembering that the administration has the right to dismantle the new thing at the next current repair session and replace it with standard products provided for in the design documentation.
Differences from major repairs
Current and major repairs of apartment buildings are similar in essence. This is a specific list of measures aimed at maintaining the building in the form in which it was intended during design.
These works differ according to several criteria:
- By frequency. Major repairs are carried out once every few decades, in accordance with operating standards. Some maintenance operations are carried out every year.
- Tasks. Major repairs are aimed at restoring the integrity of load-bearing structures and replacing obsolete communications. The purpose of routine repairs is to eliminate minor faults and prevent excessive wear.
- Budget. Residents of the house constantly deduct a certain amount for major repairs. And after accumulating the required amount, the work can be carried out.
- Reasons for carrying out. Major repairs are carried out in accordance with established standards for each model of apartment building. Current repairs are carried out based on the results of current observations of specialists. Major repairs are more aimed at the planned replacement of elements. So, as part of this event, water supply pipes will be replaced, since their service life has expired. Even if they are in satisfactory condition.
List of works that can be included additionally
Owners of common property, that is, apartment owners, at a general meeting can agree on any additional repairs. The management company will cope with any work if the budget is approved. So, if residents want to update the facade or restore sidewalks, then finding a contractor will not be difficult.
The list of works is updated by signing an additional agreement with the service company. In such a situation, the cost of ongoing repairs will increase accordingly.
Types of work that are never carried out as part of routine repairs
Direct repairs to the residential premises are carried out by its owner.
The list of routine repairs does not include:
- Repair of windows, balconies, entrance doors, insulation of these elements, if they are part of apartments.
- Repair and replacement of meters, electrical control panels.
- Installation and retrofitting of fire panels, installation of smoke detectors and fire detectors.
- Redecoration of common areas: painting walls and whitewashing ceilings
- Replacement or modernization of elevators.
- Insulation of external walls, cosmetic repairs of facades.
- Replacement of parts of the building: floors, stairs, etc.
An expanded list of works can be established at a general meeting of apartment owners.
Current repairs of an apartment building
The most interesting feature is that ongoing repair work can be organized without convening a general meeting of residents. But information about planned ongoing repairs in a specific period of time must be communicated at the annual meeting of homeowners in an apartment building. Information on the timing of current planned repairs must be published three months before the conclusion of contracts.
Carrying out repairs does not have to be entrusted to one construction organization. It is possible to split the process into several stages. In this case, the implementation plan is drawn up for several independent enlarged sections, for example, repair work of entrances and walls, separately - current repairs of communications, and the restoration of foundation elements and roofing structures is included in separate groups.
Who does the work
There are several possible options:
- Owners can carry out all or part of the necessary work themselves;
- Conclude an agreement with a management organization that will deal with repair and restoration issues;
- Conclude an agreement with individuals or legal entities who are licensed to perform the necessary work.
When concluding contracts for repairs, the text of the document should include not only a list of problems that require repairers to solve, but also the conditions for performing the work, the reasons for making possible adjustments, the amount and method of payment for each of them. The agreement, as well as the actions of the owners, must not contradict current legislation.
Upon completion of the repairers’ fulfillment of the terms of the contract, the person in charge accepts the completed work, after which a corresponding report is drawn up.
This was approved by Order of the Ministry of Construction of Russia dated October 26, 2015 N 761. It records the quality of the work performed and all shortcomings, and the repaired areas are photographed for entry into the database.
Documentary case management allows you to control the actions of both parties and reduces the possibility of incompetent behavior and becomes evidence in court proceedings.
Home maintenance and repair: what is included?
The governing bodies are required to carry out the following activities for the maintenance of the building:
Maintenance of multi-apartment property of residents
- Repair of walls and facades - this includes the proper condition of plaster, decor, sealing cracks and irregularities, removing fallen license plates and other information plates, repairing canopies, railings and fences;
- Roof - removing dirt, snow, ice from its area, repairing ventilation pipes and chimneys, metal elements, drain grates, cleaning storm drains from dirt, controlling the entrance to the attic, access to dormer windows and hatches, coating wooden structures with antiseptic, monitoring the condition all designs with entry into the journal;
- Windows and doors – elimination of cracked and broken glass fragments with subsequent replacement, strengthening of openings, locking attics, monitoring the condition of door and window components with subsequent repairs;
- External landscaping - maintaining all parts in proper condition - signs, signs, flag holders, installing and painting trash cans, lattice elements, gates, fences, cleaning leaves, branches, preparing playgrounds for the seasonal leisure of children, caring for green spaces;
- Sanitary cleaning of residential premises - daily treatment of the first 2 floors with water, and wet washing of floors above the 2nd is carried out every week;
Daily sweeping of areas in front of the loading valves of garbage chutes and the floor in the elevator, followed by washing. Wet treatment of landings and flights every month, once a year, often in the spring, washing windows, window sills, radiators, lampshades, walls, cabinets, grilles, attic stairs.
- Sanitary cleaning of the area near the house - cleaning of areas for placing containers and emptying of garbage cans is carried out systematically;
- Activities in cold weather - removing snow and ice from entrances, sidewalks, driveways between blocks, gratings, treating the local area with anti-ice agents;
- In summer – lawn care and sweeping.
How to rent an apartment in a new building? Find rules and recommendations at the link.
Maintenance
- Central heating - preparatory work for winter and preservation for the summer, monitoring the condition of component parts and timely troubleshooting, eliminating leaks, replacing failed radiators, eliminating air locks in the system, draining water, descaling, flushing the system, insulating pipes for the period of cold weather;
- Electrical supply - replacing burnt-out lamps, repairing wires and chandeliers, cleaning terminals, locking panels and other electrical cabinets, taking readings from common house appliances, checking the grounding of appliances and equipment, monitoring insulation;
- Special facilities at home - daily work according to regulations and round-the-clock emergency measures in relation to elevator devices, maintenance of garbage chutes, their cleaning from blockages and dirt, as well as treatment of the area around them.
Emergency service
- Water supply, electricity supply, sewerage system - eliminating leaks, replacing siphons, small sections of pipes up to 2 meters and drains, performing welding work;
- Central heating - performing emergency work, eliminating leaks, repairing and replacing pipes and pipes, welding activities;
- Electrical supply - replacement of damaged sections of the electrical network, replacement of fuses, switches, automation, repair of electrical panels;
- Related activities - pumping out flooding from the basement, extracting a trench, turning off risers, opening floors above failed communications.
What is included in the maintenance and repair of housing according to the receipt?
The amount indicated in the receipt may vary depending on the time of year, since it includes seasonal work, the main ones of which are:
- Repair and strengthening of gutters;
- Maintenance of facades;
- Maintenance of railings;
- Processing of wooden structures;
- Snow and ice removal activities;
- Preparation of children's playgrounds;
- Heating network maintenance;
- Land cultivation.
A sample receipt can be downloaded here.
Sample receipt for major repairs.
Who should pay for all services?
Residents of an apartment building must pay for the maintenance of housing in proper condition, otherwise sanctions in the form of forced withdrawal of money and penalties will be applied to the defaulter.
How much area should the adjacent area of an apartment building occupy? See the standards here.
If you identify services in the list that were not approved by the general meeting, you should act immediately to resolve this issue. For this purpose, a meeting of founders is convened.
What is “Seasonal work”?
In addition to basic regular services, management organizations include in the receipt a fee for seasonal work .
The amount for this service may vary depending on the time of year .
Seasonal services include:
- Strengthening drainpipes , as well as the roof of the building;
- Clearing the roof of snow that has fallen on it, as well as removing ice from the local area;
- Caring for windows and railings ;
- Preservation or re-preservation of the heating system ;
- Carrying out actions to care for plantings in the local area;
- Treating trees with special antiseptic solutions ;
- Seasonal painting of playgrounds .
Management companies do not always coordinate the work with residents, so each of the owners of the premises has the right to inquire for what needs funds are transferred as part of payment for “Seasonal Work”.
Read about how to legally liquidate an HOA here.
