Author of the article Svetlana MitrofanovaLawyer. Work experience - 14 years
Hello. On the website Let's Live.com I run a column about the coordination and execution of various redevelopments. This time the option is this: apartment - one room; redevelopment - combining a kitchen with a room; gas stove. As in the version with an electric stove, the instructions came out in 8 large stages.
Stages:
- Stage No. 1 – Consult the redevelopment approval department
- Stage No. 2 – Order a project
- Stage No. 3 – Obtain permission to combine a kitchen and a room
- Stage No. 4 – Combine kitchen and room (renovation)
- Stage No. 5 – Invite an inspector to inspect the completed redevelopment and obtain certificates
- Stage No. 6 – Sign the acts of completed redevelopment and submit them to the approval department
- Stage No. 7 – Enter information about combined kitchens and rooms into the technical accounting of the BTI
- Stage No. 8 – Make changes to cadastral registration
Stage No. 2 - Order a project from a design organization
When agreeing on the combination of a room and a kitchen, you need to order a project. In some cases, you will also need a technical report on the condition of the structures and the possibility of redevelopment. It is better to check in advance with the approval department (stage No. 1) whether this technical conclusion is necessary in your specific case.
You can order a project and technical report from any design organization with SRO (self-regulatory organizations) approval and from the BTI. Prices are different everywhere, depending on the complexity of the project, the size of the apartment, locality, etc. It is clear that in Moscow the project will cost more than in Saratov.
Before ordering a project, we recommend consulting with the design organization. Explain your situation in detail and find out what documents are needed to order the project. Usually you will need to submit a technical passport for the apartment, a certificate of ownership or a paper extract from the Unified State Register of Real Estate (apartment owned), or a social tenancy agreement/order (municipal apartment).
After ordering and paying for the project, the company’s engineer will come to the apartment to inspect and measure it. Then the company will draw up a redevelopment project (usually in two copies). It should include all changes that will be made during the renovation. In addition to the project, an agreement on author's supervision and, sometimes, a technical conclusion must be drawn up. The company will also issue a copy of its SRO clearance certificate.
ADDITIONALLY: For example, in the Moscow region/Moscow region (but not in Moscow itself), before submitting the ordered project and documents to the Administration department (next stage No. 3), this project must be agreed upon with your Management company (HOA, housing cooperatives, housing office and etc.). That is, you need to submit the project to your management company, their manager will review it and put a stamp on it with a signature that he is familiar with the project, or issue a separate certificate about this. But, as was written above, coordination is not required everywhere. You can find out about this from the company from which you ordered the project.
Redevelopment: will the wall move?
In many apartments, especially in Soviet-built houses, kitchens are extremely small. They can hardly fit a minimum set of household appliances, a stove, a table with chairs. In rare cases - a sofa with an ironing board. And then - if you're lucky. That's basically it. The space for creativity is over. And housewives have to demonstrate miracles of ingenuity in order to place at hand a toaster, mixer, microwave, food processor, multicooker, meat grinder, juicer and other household appliances that are difficult to do without. Equip your workspace with a washing machine and dishwasher. Make it functional and cozy.
Many Russians remove the wall between the room and the kitchen
That is why Russians are striving to increase this space. The simplest redevelopment option is to combine a kitchen and a room. These two rooms are usually separated by a wall. It will be possible to radically change the interior only if the wall is not permanent.
This is determined very simply. Just look at the technical passport, which every home should have. In it, the load-bearing or main wall is indicated by a thicker line. In addition, the walls that outline the dwelling and overlook the staircase are solid.
If the wall is solid, it cannot be removed. The structure of the entire building may not withstand such an experiment.
Accordingly, the structure will collapse.
And the careless rescheduler will be to blame for this. The only way to transform a main wall is to make a small opening in it for a door or window. This opening should be strengthened as much as possible. And its optimal width is 1000 mm. This is where the redevelopment of the home will end.
A door in the load-bearing wall will connect the room and the kitchen
It’s another matter when the owner is lucky - two rooms are separated by a non-load-bearing wall. Here you can already create and get creative, changing the space to your liking, doing redevelopment. The main thing is to consult with specialists and document all changes.
The combination of a kitchen with a room must be approved by the local housing inspectorate. Next, you will need to draw an updated apartment plan.
Then comes the actual time for repairs, after which a special commission must visit the home. Its members will check and register the manipulations carried out and legitimize the redevelopment.
Stage No. 4 - We combine the kitchen and room according to the project (renovation)
Repair work must be done strictly according to the project, no amateur work, otherwise the inspector will not accept it. But it usually happens that only during the renovation process do new ideas and solutions appear. Therefore, if you are going to do something not according to the project or add something, you should immediately contact the approval department or the design company for advice on whether this can be done and what to do in this case. Usually you have to draw up a new project and submit documents again (stage No. 3).
If you decide to change the floors (their design), then such work should only be carried out by construction companies with SRO approval. After the repair, they must issue an act of hidden work and a journal for it, which will need to be submitted along with an application for issuing a certificate of completed redevelopment (the next stage). If your builders do not have an SRO permit or you do the repairs yourself, then you still need to contact a construction company with this permit and draw up a technical supervision (subcontract) agreement with them. A supervisory construction company with permission will inspect the completed floor structure, then issue a hidden work certificate and a log of repair and construction work. Without this act, journal and technical supervision agreement, you will not be able to receive an act of completed redevelopment from the inspector in the future, so these documents are required.
A gas stove will interfere with redevelopment
When changing the internal space, it is important to consider what type of stove is installed in the apartment. Almost all old houses are equipped with a gas stove . And, as a special feature, it is in such apartments that the partition between two rooms is not load-bearing.
It would seem, how does the type of slab affect the internal reconstruction? It turns out, in the most direct way, that it is spelled out in the country’s housing legislation. It prevents the demolition of the wall between the kitchen and the room if the kitchen is gasified. Accordingly, it prohibits redevelopment. The only option is to make an opening. But it must also be equipped with a tightly closing door. This is done to ensure the safety of residents. In the event of a gas leak, a closed space can save lives.
Video: how to connect a kitchen and a room if the kitchen is gasified
Some try to get rid of the gas misunderstanding by turning off the source of blue fuel supply to the room. Gas service employees are extremely reluctant to take this step. After all, this can disrupt the gas supply system of the entire house. And a violation, accordingly, will lead to irreparable consequences, including a household gas explosion.
If the stars favor the owner of a particular home: the gas workers were accommodating, the design of the gas pipeline allows for a shutdown, then the owner needs to be prepared to part with a tidy sum of money.
Giving up gas appliances can be costly. But the redevelopment is worth it.
Stage No. 5 - The inspector will inspect the redevelopment and issue an act
After the repair is completed, contact the organization to which you previously submitted documents for approval (stage No. 3). You need to write an application to draw up a certificate of completed (performed) reconstruction/redevelopment. Roughly speaking, you invite a commission (usually one inspector) to inspect the repairs made in the apartment. Along with the application, you need to submit your Russian passport, a production work log, a contract or subcontract for technical supervision with a construction company with SRO approval, a design contract with the organization that executed the redevelopment project.
The inspector will contact you by phone and set a date and time for inspecting the apartment. He will arrive along with a copy of the project and documents that were previously submitted for approval (stage No. 3). As written above, it was necessary to submit two sets so that there was no deception. He will carefully examine the combined kitchen and room, and the design of the partition between them. In general, to make sure that everything is done strictly according to the agreed project and there are no other changes.
If everything is in order, the inspector will set a date and place where and when you can pick up THREE copies of the completed redevelopment act. It rarely happens when an inspector issues reports immediately after an inspection.
State services - Registration by the acceptance committee of an act on the completed reconstruction and (or) redevelopment of premises in apartment buildings and residential buildings in the city of Moscow
Kitchen remodeling
Kitchen remodeling is one of the most popular interior procedures performed during the renovation process. In old houses, the kitchen is often located next to the living room. Therefore, many dismantle the wall between the kitchen and living room and get one large room.
In such a moment as getting rid of partitions, there are both pros and cons. The positive aspect is, of course, obvious. The free space in the apartment increases, and residents can calmly carry out necessary tasks, while being with their loved ones, watching TV, communicating, etc.
There will be a minus only if you do not have any more isolated rooms. In this case, you lose the opportunity to make a children's room or bedroom.
As for the layout and design itself. Visually, the territory of the kitchen and the room itself must be divided; it is necessary to accurately and clearly define all areas of the working area in the kitchen, as well as recreation areas.
Undoubtedly, designers can offer you a huge number of options. How can I do that. For example, you can make several steps, or build a bar counter that would be not only comfortable, but also very original.
After this, you need to carefully plan where exactly the kitchen utensils will be located, where the upholstered furniture is, and where the kitchen table is.
If you have already decided on this, there may be only one rather significant problem - the transfer of water supply and gas pipes. But for professionals this problem is solvable, everything is possible, you just have to get down to business with specialists.
Redevelopment / reconstruction opens up a huge number of opportunities for you, because you can use the experience you already have, or you can come up with your own project, which you will not find anywhere else.
What to consider when remodeling your kitchen
- You can’t combine kitchen and bathroom ventilation
- You cannot expand the kitchen at the expense of the living space
- the kitchen area should not be located above the living quarters of neighbors below or above
- You cannot move the kitchen to the balcony or loggia
- It is prohibited to move the kitchen into the bathroom, as well as to expand the kitchen at the expense of the bathroom area
Combining a kitchen with a gas stove and a room
You cannot combine a living room with a gasified kitchen; there must be a partition between the kitchen and the living space.
Combining a kitchen and a room with an electric stove and non-load-bearing walls
There are no prohibiting standards for this type of redevelopment. Redevelopment can be carried out by creating an opening in the wall between these rooms, or by completely dismantling it.
If the wall turns out to be load-bearing, then it is possible to make an opening with appropriate reinforcement. The location and permissible dimensions of openings are determined in each case separately and depend on many factors (wall material, number of storeys in the building, location of the apartment, etc.)
Expansion of the kitchen due to adjacent non-residential premises
Expanding the kitchen by adding a corridor area is possible if the new kitchen space is not located above the living area of the neighbors below or above
Combining a kitchen with a balcony and loggia
The kitchen can only be combined with a loggia, because... the balcony floor slab may not withstand the load of insulated walls and the weight of winter glazing
Stage No. 6 - Sign the acts and submit them to the approval department
The owners need to sign these acts themselves, and then give them for signature with a seal (no matter in what sequence): 1) to the author of the project, i.e. to the design organization that applied earlier to prepare design documentation (second stage); 2) a construction company that previously issued a hidden work certificate and a log - this is if the floor design was changed (stage No. 4).
Next, you need to contact the approval department again and submit 3 signed acts. The inspector who inspected the apartment (stage No. 5) will now sign them himself and give them to the head of the inspection (higher authorized manager) for signature. Sometimes everything is signed at once, and you can pick up your copy of the act on the same day. One copy of the act is given to the applicant, one copy is kept by the Administration and one is sent to the BTI.
Stage No. 7 - Contact the BTI to enter the combined room and kitchen into the technical records
Submit to the BTI: passport; your copy of the previously signed act on completed redevelopment (stage No. 6); if you own an apartment, then you need a paper extract from the Unified State Register of Real Estate about the property or a registration certificate. If the apartment is municipal, then a social tenancy agreement/order.
When submitting documents, inform the BTI employee that the kitchen and room were combined, so you need to call a technician to make these changes to the technical accounting. The cost of the service varies everywhere, from about 2000 rubles.
On the appointed day, the technician will inspect and measure the apartment. After about 10 days, you need to pick up a new technical passport from the BTI. The apartment plan in the technical passport will now correspond to the current layout with a combined room and kitchen.
When can you combine a kitchen and a room when remodeling?
Creating a kitchen studio through redevelopment is possible in many cases.
The main thing is to take into account the features of your home.
If there is an electric stove in an apartment with at least two living rooms, the only limitation for the reconstruction will be the load-bearing wall.
Why is it necessary to develop a project for redevelopment of non-residential premises? Where can I order an apartment redevelopment project in Moscow? Find out here.
However, even with it, it is possible to combine the room and the kitchen by creating a small opening.
This is acceptable:
- if the house is monolithic;
- in brick houses. However, if there are ventilation ducts inside the walls, redevelopment will be refused;
- in panel houses with the condition that such an opening is made with appropriate reinforcement.
If the stove in the kitchen is gas, then the opening created by redevelopment should not be empty.
In this case, the presence of a partition or doors is required.
They can be either standard self-opening or built-in sliding wardrobe-style.
