Repair of facades of apartment buildings at whose expense

Who is responsible for the condition of the façade of the MKD?

As stated in, the owner of the apartment is obliged to bear the costs of maintaining the premises that belong to him, to maintain the optimal condition of the common property in the apartment building in proportion to his share in the right of common ownership. To do this, he pays a fixed fee monthly. This rule also applies to owners of non-residential premises in the house.

If a company manages the property of an apartment building on the basis of a contract, it is responsible for the proper maintenance of the facade. As for who repairs the façade, if the building has an HOA, as a rule, residents turn to a contractor for services.

In the context of this topic, it is useful to find out what the rights and responsibilities of an HOA are.

To initiate action, you need to send an appeal addressed to the director of the organization. The letter should argue for the need to improve the external elements of the building.

We recommend that you understand in more detail what the rights and obligations of the management company of apartment buildings are.

The legislative framework

Many legal acts of varying legal force regulate the rights and obligations of apartment owners and the management company.

Organizational measures for carrying out major repairs are listed in the Federal Law. According to this document, the constituent entities of the Russian Federation provide for different methods of financing major repairs.

The provisions of the following regulations should also be taken into account:

1. Art. 166-174 LCD. They indicate general requirements for carrying out major repairs in apartment buildings.
2. on the burden of maintaining property).
3. .
4. .

The listed documents are intended to regulate the interaction between apartment owners and regional authorities. Thus, Government Resolution No. 615 indicates what work is included in the overhaul, defines the obligations and responsibilities for their implementation.

Territorial authorities are entrusted with organizational and control functions. The owners are required to raise funds to pay for the work.

Current repairs of the facade

There are two types of repairs: current and major. The first includes a range of works aimed not at large-scale restoration and at maintaining the condition of external wall coverings. As a rule, cosmetic measures are performed for this:

• repair of plaster in certain areas;
• spot putty, primer;
• façade tint.

Current repairs involve quickly eliminating minor problems and replacing faulty elements of the engineering system. The attentiveness and efficiency of the management organization and residents are key factors that will help significantly save money on major repairs in the future.

We invite you to find out what other features the current renovation of an apartment building has.

When is a major façade renovation necessary?

In most cases, damage to the facade is noticeable to the naked eye, but a full visual inspection is carried out by a commission with the participation of specialists, management company employees and residents of the apartment building. If we are talking about major repairs, representatives of the regional operator are involved. To identify hidden shortcomings, instrumental research is needed.

Obvious signs that indicate the need to restore the facade:

• the plaster layer is damaged or falls over an area of ​​more than 30%;
• seams are visible between blocks/panels;
• the insulation layer cracks;
• gutters are deformed;
• precipitation accumulates on the outer wall.

If the above symptoms are detected, repair work must begin as soon as possible.

Find out more about the range of work included in the major renovation of apartment buildings.

List of façade works and contract for façade repairs.

When concluding a contract, the parties must always stipulate a list of work to be performed. The technology for performing work strictly regulates the list of work performed. If, when performing façade repairs , you skip some preparatory work, such as cleaning, waterproofing or degreasing, this will directly affect the final result of the repair work.

The list of facade works is usually prescribed by the customer in the technical specifications. But in most cases, the customer does not fully know the technology for carrying out the work.

A complete list of works is usually approved in appendices to the contract, work plan, estimates, technical specifications.

Frequency of façade overhauls

Large-scale repairs are carried out at certain periods of time. Its frequency is established taking into account the characteristics of the technical operation of a residential building. For example, in conditions of constant frost, repairs to foundations as a basic structural component should be carried out at least every 10 years, while in central Russia, in the absence of extreme destructive factors, this work is planned once every 25 years.

The exact frequency of overhaul of the facade is not determined by the legislator. For example, in Section 9 of the RF Housing Code, which discusses issues of major repairs in detail, even approximate deadlines are not indicated after which certain works should be carried out.

When planning repair work, you should focus on GOSTs for certain materials and study the instructions that govern different types of work.

So, the frequency of overhaul of the façade is individual for each apartment building. This also follows from.

Early overhaul of the facade

Although major repairs are usually completed as scheduled, sometimes they may be required earlier. If the owners believe that elements of the house need immediate restoration, there is no need to wait for the set date.

Often in this case there is a problem with financing. In addition to the already approved mandatory contributions (Article 189 of the Housing Code), additional investments will be needed for unscheduled work.

In this situation, payment adjustments are provided. This means that for a certain time, residents who have invested money in additional repairs will be exempt from contributions.

In addition, the development of design and estimate documentation will be required. To do this, it is better to contact the Criminal Code. She interacts on behalf of residents with local authorities and the regional operator.

List of works included in the overhaul of an apartment building

• Large amounts of damage to the building;
• When carrying out a comprehensive home renovation is not profitable from an economic point of view, and there are also problems with financing;
• When there is a threat of destruction of a building, and it is advisable to temporarily stop using it as housing.

• replacement of worn-out pipeline sections;
• updating the pipe layout and shut-off valves of the water supply system;
• installation of cold and hot water meters;
• equipping apartments with fire hydrants in the cold water supply system;
• replacement of plumbing fixtures in common property areas.

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Making a decision to carry out unscheduled overhauls

The decision-making process for extraordinary repair work can be divided into the following stages:

1. Residents of the building appeal to the management company with an initiative to carry out major repairs of the facade.
2. Visual inspection of the house by specialists.
3. Discussion of further orders regarding additional examinations.
4. Preparation of estimates.

Residents of apartment buildings can ask the management company to carry out façade repairs even before the scheduled work is due.

Submitting an application to the Criminal Code

To initiate early repairs, owners of apartments in apartment buildings need to draw up a collective application to the management company. As follows from Part 7 of Art. 189 of the Housing Code of the Russian Federation, it will be possible to satisfy the residents’ request if there is a sufficient amount in the house account.

If there are too few funds, the owners have the right to convene a general meeting and discuss the possibility of obtaining a loan or lending from some financial organization.

When submitting an application to the Criminal Code, you should attach evidence of the need for major repairs of the facade: photographs, video materials, expert opinions.

Inspection of the facade and drawing up a report on the need for work

The façade of the house is inspected by specialists. Their goal is to make sure that early major repairs are necessary. The conclusions are recorded in a separate act.

Management company employees identify defects and the reasons for their occurrence, and draw up a list of work to repair the brick facade of an apartment building. During the inspection, the process of operation and maintenance of residential premises is analyzed. This allows us to ensure compliance with the requirements of Art. 17 Housing Code of the Russian Federation.

The commission inspects the residential building. Its members elect the officials of the MA and at least one representative of the MKD council. Details of the inspection are set out in The procedure consists of 3 main stages:

1. Home inspection.
2. Drawing up an act.
3. Creating a list of necessary activities.

Studying individual components of communication systems may require the participation of a specialized specialist. In this case, employees of a management or contracting company are involved.

Restoration work plan

According to the law, repair work must be carried out in accordance with the plan. If necessary, an estimate is drawn up for the repair of the basement, balcony and other areas of the residential building.

The choice of measures depends on the characteristics of problem areas, the degree of wear of utilities and structural components.

The management company draws up a plan, the chairman of the HOA or the residents' council agrees on the finished list of works or it is approved at a general meeting of apartment owners. After this, the management company determines the timing of the repairs.

An important point is drawing up an estimate of the cost of major repairs.

This responsibility is assigned to an authorized person. Owners of apartments in apartment buildings decide to overhaul the facade at the suggestion of the person managing the building, the regional operator, or on their own initiative.

The estimate for the repair of the blind area, drainage and other elements is the calculation of the costs necessary to carry out the work.

Approval of work deadlines at a meeting of residents

The General Meeting of Residents (GMT) of an apartment building is the governing body of the building. The main stages of organizing and holding a meeting:

1. Definition of initiator.
2. Preparation of documents.
3. Informing about the OSJ.
4. Conducting the event in full-time, part-time or part-time format.
5. Registration of voting results.
6. Notification of the results of the meeting of owners and interested parties.
7. Submission of documents to the housing supervision authority.

When it comes to determining the timing of the overhaul of the facade, professionals are invited to the event who will estimate how much time it will take to restore the outer sides of the apartment building. Taking into account their recommendations, the residents of the house express their opinions and then vote.

External wall defects: what is included in façade repairs during major renovations of apartment buildings

If the area of ​​walls with collapsed plaster exceeds 35%, interpanel seams are exposed, destruction and coloring of insulation, and deformation of drainage systems are observed, then the restoration of these defects is included in the list of works for major repairs of the facade of an apartment building. There is no need to talk about cosmetic repairs here.

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Overhaul of the façade of an apartment building in most cases does not involve the eviction of residents. If the owners have previously tidied up, for example, their balconies and loggias, and these types of work are included in the list, then their cost can be included in the rent with a corresponding recalculation.

What is included in the overhaul of the facade of an apartment building?

Before discussing what is included in the overhaul of the facade of an apartment building, we must admit that it is not easy to find a single list of actions, because everything depends on the specific situation. In one case, the degree of surface destruction is low, in the other it reaches a critical point.

Since different materials can be used to decorate external walls, this affects the technology for overhauling the façade of MKD. In addition, the estimate will also be very different.

Although there are no absolutely identical work plans, there is an approximate list of what is included in the repair of the facade during the overhaul of apartment buildings:

1. Cleaning the coating from dust, plaster, whitewash or painting materials.
2. Sealing of seams, their heat and waterproofing.
3. Plastering walls, applying putty, primer.
4. Coating walls with water-repellent agents.
5. Repair and replacement of individual components of the drainage system.

Specialists form additional items on this list taking into account working conditions.

Preparatory stage

To carry out restoration work, the surface must be prepared. This stage significantly affects the final result.

The preparatory work includes the following activities:

1. Cleaning walls of old coating, removing dirt.
2. Installation or replacement of hydro- and thermal insulation.
3. Priming the walls with special means to ensure better adhesion to the decorative layer.
4. Plastering walls for painting or finishing the coating with siding systems.
5. Restoration of utility networks.

Preparatory work also includes actions aimed at creating optimal working conditions.

How to insulate facades

Insulating a building is one of the most difficult and expensive stages of renovation. As a rule, one of two types of facade is used:

• plastering (wet);
• ventilated (hinged).

The plaster facade consists of three layers: insulation, reinforcing mesh and finishing with plaster. This option is versatile and reliable, but requires a lot of labor and time. Finishing is carried out only at above-zero temperatures and in good weather. The service life of a “wet” facade is 20-30 years.

The ventilated type is more popular than the plaster type. In this case, the first step is to attach a metal frame, lay insulation, and install a screen on top. If the installation is done correctly, moisture will not accumulate in the façade. Residents can forget about mold and mildew. The service life of a curtain wall reaches 50 years.

One of the advantages of the second type of finish is the variety of exterior design options.

There are two main types of insulation on the market: expanded polystyrene and mineral wool. Both are perfect for every type of façade. Since mineral wool is more expensive than expanded polystyrene, polystyrene foam boards are usually used when insulating MKD. In this case, there is an ideal ratio of price and quality.

Finishing plinths and blind areas

Before proceeding with the repair or reconstruction of facades, it is necessary to establish the reasons why the surface was destroyed. Since deformations are most often caused by exposure to water, the roof and gutters should be repaired. After this, it is necessary to restore the waterproofing of the base and the blind area (an asphalt strip along the perimeter of the external walls used to drain surface water from the foundation).

Sometimes it is not easy to determine whether the repair of a blind area is a current or a major repair. It is classified as overhaul when it involves the restoration of more than 20% of the total area of ​​the blind area. The management organization is responsible for this part of the building.

If the blind area is not repaired in time, groundwater can easily get into the foundation of the house. As a result, the foundation of the apartment building is constantly being washed away, which is why cracks appear in it and in the walls.

When repairing a basement, contractors usually use mineral materials: concrete and brick. They have a porous structure, so they strongly absorb moisture.

When the temperature drops, water trapped inside the structure freezes and expands. The pores of the concrete burst, destroying the base or façade. To protect these building elements, it is advisable to use protective and decorative paint coatings. They will provide long-term protection of the surface from the destructive effects of the environment and give it a decent appearance.

Reconstruction of balconies

According to Art. 15 of the RF Housing Code, balcony slabs and ceilings are classified as common property for the repair of which the management company is responsible. On the other hand, the balcony is part of the apartment, which means the tenant must maintain it in proper condition.

The management company is obliged to repair loggias at its own expense if the site is recognized as unsafe and poses a danger to the life and health of people.

If the owner of the apartment believes that the balcony is in disrepair, you need to apply to the management company, describing the situation and attaching photographs. The more signatures on the application, the better.

Installation of new glass

Three methods of glazing the facades of MKD are used:

• cold facade - glass panels are mounted on the walls;
• exhaust facade - double-glazed windows with additional glass at a certain distance are used;
• structural glazing - different materials such as metal, ceramics and others are connected using silicone-based sealants.

The choice of method depends on the condition of the wall surface. The set of actions for façade glazing includes:

1. Replacement of double-glazed windows.
2. Sealing of pressure decorative strips.
3. Cleaning profiles from old sealant.
4. Fixation of glazing to the roof, load-bearing walls and facade.

The glass replacement is carried out by the management company as part of preparing the building for the autumn-winter period.

Waterproofing and sealing seams

Cold air and water penetrate through the cavities between the panels of the house. To retain heat, eliminate dampness and drafts, you need to seal the interpanel seams.

Since liquid can enter through the joint cavities between the wall of the house and the canopy of the loggia, waterproofing of the seams or sealing of the joints will be required.

The corners of the walls of a panel-type apartment building must be repaired. Modern materials for sealing interpanel seams can withstand temperatures from +50 to -50 °C.

Through the seams of the technical floor, moisture leaks onto the balcony and into the apartment. To eliminate problems, a set of measures is performed:

• waterproofing the balcony roof;
• roof repair on the loggia;
• opening of the old coating;
• installation of new waterproofing using a burner and waterproofing materials.

Sealing of panel seams is completed by plastering the space between the joints.

Restoration of external drainage

A clogged or destroyed drain causes the walls in apartments to get wet, which causes damage to the owner’s property. In addition, disruption of water outflow during rain leads to destruction of the building facade.

Employees of the management company must maintain the drainage system in working order and correct faults in a timely manner.

If the management company does not notice a problem, residents should file a statement. The document outlines the essence of the problem, the location and extent of the breakdown, and possible consequences. It is also worth attaching photographs of the wet wall to the application and taking pictures inside the apartment.

Other jobs

Other types of work related to facade finishing include the following activities:

• glazing of balconies and loggias;
• installation of canopies over the entrances to the entrances;
• repair of fire escapes;
• restoration of external walls of elevator shafts and so on.

Facade repair: stages of work.

Facade repair can consist of various types of work:

• Cleaning the surface of the facade (removing old plaster, paint, dirt.)
• Preparing the facade surface for plaster and putty.
• Plaster and putty of the facade.
• Sealing of interpanel seams (if the façade is made of concrete panels).
• Priming and painting the facade.

Facade repair is a painstaking process consisting of many stages of work. From the very beginning, when carrying out facade repairs, it is necessary to select the right materials. To repair each type of wall, appropriate materials are required. There are some for repairing a brick wall, and completely different ones for repairing a concrete wall. Plaster, putty, paint must match the type of wall. Any façade absorbs and releases moisture differently. And when plastering the facade , puttingtying the facade and painting the facade, materials are needed that equally release and receive moisture. If moisture accumulates under the plaster or paint, the facade will become wet and crumble or mold.

Facade cleaning is the initial stage of facade repair. It is necessary to clean the facade of old plaster and pieces of facade. Cleaning is done manually with metal brushes or sandblasting. Then the facade must be washed to degrease.

Plastering the facade is the next stage of facade repair. When plastering, it is necessary to ensure that the plaster is rigid and durable. It is also necessary to level the walls. This is achieved by installing a reinforced layer of chain-link mesh to the facade, and then plastering the facade. If it is necessary to restore façade elements, stucco is used. When plastering, it is necessary to seal all cracks in the facade. If the cracks on the facade being repaired are large, it is necessary to repair them. In the case of brickwork, the crack is dismantled to the size of half a brick and the masonry is restored. If the wall of the facade being repaired is concrete, cement mortar is used to seal cracks. The reason for the appearance of cracks on the facade can be different. Sometimes cracks appear because the facade is made of different materials and when the temperature changes, the different thermal conductivity of the materials leads to different compression and expansion. Sometimes the roof coverings in a building are not uniform and the pressure of the roof on the building is also not uniform. Therefore, over time, cracks form from the roof to the foundation. Some roofs are not airtight and water flowing through them comes out of the walls. Each type of crack must be repaired differently. If cracks form in the form of a web, this indicates heterogeneity of the material or an uneven wall. To seal such cracks when repairing the facade, gypsum is added to the cement mortar. If the cracks are long, this indicates inhomogeneous pressure and leaks in the roof. When repairing a façade, such cracks are sealed with a mortar with the addition of binding elements. In this case, it is necessary to eliminate the reasons leading to the destruction of the facade.

Facade putty is the next stage of facade repair. After plastering, it is necessary to putty the facade to fill small cracks and create an additional layer to avoid excessive absorption of paint and, ultimately, water.

Primer of the facade is carried out when repairing the facade after puttying and is necessary for better interaction of the paint with the facade. If you do not use a primer and paint the facade right away, the paint will be washed off during the first rain, and the paint itself will cost many times more to paint the facade than after priming.

Painting the facade is the final stage of facade repair. Facade painting should be done by professionals. Every little thing will affect the result. Professional tools required. Rollers, brushes, buckets for a specific type of painting and type of wall. The facade should be painted evenly, with the same layer of paint. If the paint was not prepared correctly, the amount of colorant was mixed up, or a colorant from a bad manufacturer was used, the wall may change color when it dries. And after the rain there will be stains. Painting facades requires experience; you need to paint in an even layer so that the color of the wall is uniform and without streaks from the roller. Painting a facade requires individual selection of rollers for each type of facade. The facade can be painted using a compressor. But even in this case, it is necessary to professionally carry out all facade repair work, prepare high-quality materials for facade repair, and choose high-quality paint for painting the facade. For each case of facade repair, consumables are selected individually and comprehensively. For different types of facade walls, different types of putty, primer and paint are selected.

Repair of facades must be carried out systematically and in stages. If you violate the technology at any stage of facade work, then it is impossible to achieve a high-quality result. For example, if the facade is plastered and puttyed incorrectly, when painting the facade wall will unevenly absorb the paint, and accordingly the facade will be unevenly painted in the form of dark and light spots. That is why many companies do not undertake to complete facade work for careless companies.

Overhaul contractor

The restoration of the façade as part of a major overhaul is carried out by a contractor, also called a regional operator. The organization must not be commercial. The company is created by local government authorities for the purpose of implementing a repair program, in accordance with).

The operator is not required to perform the work independently. He can only coordinate them, control payment, quality and deadlines.

The contractor can also be selected by a vote of the owners, but it must be an accredited company that has permits and permits to carry out special types of work.

Who pays for the façade overhaul?

The overhaul of the facade is carried out through monthly contributions from the owners of residential premises to the apartment building. To make a decision on carrying out work to improve the facade of a house at a general meeting, at least 2/3 of the owners of residential premises must vote for it. They also determine during the meeting the amount of the obligatory payment to the capital repair fund.

The larger the contributions, the more substantial the amount in the MKD account and the wider the range of repair work.

Often the money collected is not enough to cover the full scope of work. In this case, the overhaul of the facade is not cancelled. All activities included in the estimate are carried out. The operator takes funds for this from the contributions of residents of other apartment buildings, work on which will be carried out later.

Although this money will have to be reimbursed, residents will not experience any inconvenience. Their debt will be gradually repaid from monthly contributions (Article 169 of the Housing Code of the Russian Federation).

Scheduled work

Planned repairs are carried out within the time limits specified in the regulatory and technical documentation. The frequency of work is determined taking into account the climatic conditions in which the apartment building is located.

Planned repairs are paid for from the MKD budget through monthly contributions from residents.

We recommend that you study in more detail what the fund for capital repairs of apartment buildings includes.

Unscheduled events

Typically, the initiators of unscheduled repairs are residents of apartment buildings. Due to certain factors, early overhaul of the facade may be required. In this case, the house is inspected, a report and an estimate are drawn up.

Funds from the MKD current account are used to finance the work. If there is not enough money, the management company takes it from the balance sheet of other houses. Gradually, apartment owners are paying off their debt.

Approximate cost of work

Below are approximate prices for the main types of facade overhaul work:

• priming the coating in one layer – 30 rub/m2;
• facade painting – 60 rub/m2;
• repair of a ventilated facade - from 500 rub/m2;
• elimination of efflorescence and hydrophobization - from 200 rubles/m2 and so on.

If the finishing of facades is carried out using the industrial climbing method, cleaning costs an average of 40 rubles. per m2, plastering the walls costs 350 rubles, painting the walls in one layer - from 60 rubles per m2. The exact cost of the work is announced by the contractor.

How to repair the facades of apartment buildings

Today, much attention is paid to the repair of facades of multi-apartment residential buildings. In some cases, this is done in order to maintain the reputation and prestige of the area, block or residential complex, in others it helps to prevent the danger of an emergency collapse of the old façade.

• Complete removal of old finishes.
• Replacement of windows, doors, drainage systems, stained glass windows, plumb lines, window sill ebbs.
• Carrying out sealing and insulation work.
• Carrying out new finishing using modern finishing materials: stone, marble, panel facades, plastering work. At the request of residents, ventilated curtain systems can be installed.