Major roof repairs. How is it different from the current one?

Who is responsible for roof maintenance?

In accordance with the Housing Code of the Russian Federation (LC RF), managing an apartment building involves maintaining the proper condition of common property, which includes the roof.

Decree of the Government of the Russian Federation dated August 13, 2006 No. 491 allows you to determine who should repair the roof in an apartment building, carry out preventive maintenance and clean the roof from snow and ice. This is the responsibility of the management company.

Lack of prevention leads to premature wear of roof elements and loss of performance characteristics, resulting in:

cracks and chips appear in the rafter system;
rotting processes begin;
the temperature and humidity in the attic changes.

As follows from the Rules for the maintenance of common property in apartment buildings, all work is carried out at the expense of the owners’ funds collected through monthly payments for repairs. This money is accumulated in a special account, then it is transferred to the person who has to do the roof repairs - the contractor company.

Activities related to the maintenance of apartment buildings are concentrated in the hands of the management company or the homeowners' association (HOA).

The management method is chosen by the residents, and the decision made is documented in the minutes of the general meeting. An agreement is concluded with each of the owners that regulates the conditions of the manager’s activities and liability for violations of its provisions.

The responsibility for maintaining the house may also fall on the HOA if more than 50% of the owners vote for this form of management. Repair of common property in this case is carried out at the expense of contributions from residents or the state budget, if the apartment building participates in such programs.

State program for capital repairs of apartment buildings

Since the roof is a complex structure, it has many different parts and its repair requires the involvement of highly qualified specialists. Hence the cost of such work will be very high. Residents of apartment buildings often have a question: who should pay for major repairs?

If you analyze numerous sources and various legal acts, you can find a way to make repairs at minimal cost to the residents themselves. But in any case, much will depend on them. After all, they are the owners of the entire house, which means that concern for the condition of all structures and elements lies on their shoulders.

According to our legislation, a special program operates in many cities and towns in our country. It provides for the participation of the Housing and Communal Services Fund in financing the capital repairs of apartment buildings. Today, such an opportunity exists in all cities and in most other municipalities.

If a house requires serious and expensive work to improve its performance, then substantial funds can be allocated from this Fund. According to current laws, financial assistance can be provided in the amount of up to 95% of the cost of all work and materials required for major repairs of both the building itself and its structures and elements.

Important ! To participate in this program, homeowners must make a general decision that the house itself or part of it (for example, the roof) needs major repairs.

Then an estimate is drawn up for such work. All residents of the house must be familiar with it and agree to participate in this program. However, consent is required only from 2/3 of all homeowners, in which case the decision is considered accepted.

You also need to follow one more rule. Your work that you are going to do must be on the list of the Program. It includes a major overhaul of the roofs and partial replacement of some of its elements. In addition, the list includes the following works :

processing of all wooden elements of the structure. Such work includes impregnation of rafters and other parts with fire-fighting and antiseptic agents.
complete or partial replacement of roofing.
repairs aimed at improving the temperature and humidity conditions in the attic.
repair or replacement of all types of drains (both external and internal).

If the general wear and tear of the house is above 70%, then such buildings are not subject to major repairs. Another federal program applies to them. Such houses are considered unsafe and are subject to demolition or reconstruction.

Financial assistance from the Housing and Communal Services Fund will cover only 95% of all costs. The remaining amount must be collected by homeowners. Five percent of all expenses is not a very large amount. As a rule, it is assembled quite easily.

In our country, various documents and papers have always been important. Likewise, when carrying out major roof repairs, you need to collect a certain package, without it you will not be able to participate in the Program.

So, you need to submit the following documents to the relevant authorities::

the application itself for subsidies from the Housing and Communal Services Fund.
constituent documents of the legal entity that manages the apartment building.
certificate of state registration of this legal entity.
bank account statement.
the choice of the management company should take place at a general meeting of residents. To allocate subsidies, minutes of this meeting must be provided. It should also contain a list of services and work on repairs and maintenance of the house.
a copy of the house management agreement.
the estimate itself for the upcoming major roof repair.
the decision on the need for repairs must also be agreed upon at a general meeting of residents. The package of required documents includes the minutes of such a meeting. It must indicate that residents are familiar with the estimate, list of works and their cost. The consent of the homeowners to contribute funds for the work must also be indicated and the acceptance commission must be indicated. It is worth remembering that such a decision is considered legal if it is approved by two-thirds of all homeowners in a given apartment building.
register of homeowners.
an agreement with the organization that will carry out the repairs.

Mostly copies are provided to the relevant authorities. They all must be certified by the management of the management company.

The relevant body is the housing and communal services committee of the city or settlement. After submitting the entire package of documents, this organization has 10 days to make a decision on allocating or refusing to allocate a subsidy.

Major renovation

The most lengthy, complex and expensive repair performed when the structural elements of the roof are seriously dilapidated is a major one. The basis for its implementation is restoration after natural disasters, fires or due to defects that have arisen over time.

Major roof repairs of an apartment building include:

replacement of roofing pie and covering;
renewal of utility networks and drainage;
treatment of wooden elements with fireproof and antiseptic agents;
replacement of the rafter system and mauerlat;
renewal of thermal and waterproofing;
restoration of the appearance of the roof.

After assessing the condition of the house, a list of what is included in the overhaul of the roof of a particular building and the period for completing the work is determined. These data are the basis for including MKD in the regional capital repair program.

The initiator of the inspection can be not only the management company, but also the residents themselves. The contractor is selected by the management company or regional operator, on whose account the owners’ funds are accumulated.

Current and major repairs of the roof of an apartment building: how to legally use funds from a special account

Many of our colleagues’ online resources indicate that major repairs to the roof of an apartment building (MCD) require the mandatory replacement of the entire roofing pie. That is, dismantling waterproofing, screed, insulation, vapor barrier. And, accordingly, the construction of a new pie. Actually this is not true. Or rather, this is not always the case. It is unlikely that it will be possible to do without dismantling in 2 cases:

significant violations of the surface geometry and, as a consequence, the impossibility of normal drainage of water from the roof, the formation of stagnant zones and deep “lenses”;
significant soaking of the insulation, the impossibility of drying it and restoring its thermal insulation characteristics (usually when using mineral and stone wool).

Let's figure out what falls under the concept of major roof repairs in an apartment building from the point of view of current regulatory documents and taking into account the fact that the roof is the common property of the owners. GOST R 51929-2014 (Housing and communal services and management of apartment buildings.) gives the following definition:

“A major overhaul of the common property of an apartment building is a set of works (services) for the replacement and (or) restoration (repair) of structures that have lost their load-bearing and (or) functional capacity during operation, ... individual structural elements...”.

As we can see, this kind of work equally includes both operations for complete replacement and operations for restoring the functional qualities of roofing coverings. Thus, the concept of “overhaul of the roof of an apartment building” is not at all synonymous with the mandatory dismantling of everything.

Further. according to Art. 166 of the Housing Code of the Russian Federation, roof repair is included in the list of works on major repairs of common property in apartment buildings, the implementation of which is financed from the capital repair fund. The procedure for performing transactions on a special account is regulated by Art. 176 Housing Code of the Russian Federation. To pay for the services of a contractor you will need:

minutes of the general meeting of owners of premises in an apartment building with a decision to carry out repairs;
a contract providing for a warranty period of at least five years;
act of acceptance of work performed under the contract.

However, the funds of the capital repair fund are not unlimited. Our experience shows that the necessary amount for repairing the soft roof of an apartment building (in a standard 9-story building) can be accumulated in a special account no faster than in 4-6 years. And this is in the complete absence of any expenses (repair of the facade, elevators, heating systems, water supply, etc.). In order for investments to be justified, SP 368.1325800.2017 recommends: “When carrying out major repairs, technological processes must be used that involve the use of modern building materials that ensure improved performance indicators of the housing stock.”

Typically, the maintenance-free service life of a standard roll covering, even after a major overhaul of the MKD roof with complete dismantling, does not exceed the mandatory warranty period. Those. those same 5 years. Problems often start much earlier.

Current, patch repairs will have to be done at the expense of funds collected for routine repairs and maintenance of common property. But there simply aren’t enough of them for everything, and in practice it’s almost impossible to persuade the owners to “chip in” and pay for roof repairs. Only residents of the top floors are interested.

A vicious circle arises, which only a responsible contractor who knows modern repair technology can help break.

GC “Begemot” has been on the market since 2005. Polymer spraying technology allows for the perfect repair of the roof of an apartment building with a service life of tens of years and a guarantee of up to 15 years. We triple the standard warranty period! We have hundreds of thousands of meters of repaired roofs behind us. We really make “roofs that don’t leak .

Current work

The edges and covering of the roof are subject to the destructive effects of external factors - wind, snow, ice, rain. Current repairs are aimed at eliminating defects that have arisen in small areas:

cracks, swelling, damage to rolled material;
peeling of connections of vertical structures: cornice, smoke duct, parapet;
ruptures, cuts, plants at the junction of screeds, racks or coverings.

The purpose of such measures is to delay major roof restoration work.

Is it possible to do the repairs yourself?

The roof is damaged, and the target date is not yet soon, then the residents can repair the roof themselves. Residents of the house, having gathered together, resolve this issue. Apartment owners can contribute their own money or borrow money.

The funds used to eliminate defects will be paid from the authorized Fund. To receive them, residents need to fill out an application.

At the meeting, the manager of the accounts is determined. He spends the money, draws up documentation, sends information to the fund.

In addition to the application, the regional operator must provide a package of documents: estimated estimates, certificate of completion of work, checks and receipts for payment for materials. After verification, the fund will transfer the funds.

If there are minor damages, residents can carry out roof repairs on their own. If current or major repairs are required, it is better to involve a specialized organization.

Correction of the condition of the roof of apartment buildings is carried out at height. You need to have certain skills and follow safety precautions. Third-party workers have been trained to work on the roof. All responsibility for the life and health of builders will be assigned to the management of the contracting company.

Submitting an application for roof repair

In accordance with Art. 44 of the Housing Code of the Russian Federation, the decision on the need to repair the roof is made at a general meeting of residents of the house and documented in minutes. The representative of the owners, in accordance with the Law of the Russian Federation dated May 2, 2006 No. 59-FZ “On the procedure for considering appeals from citizens of the Russian Federation,” submits an application to the management company or housing office. It is compiled in free form, but must contain:

name of the management company, address and full name of the manager;
details of the authorized representative;
justification for the repair request: damage to roof elements, leaks, etc.;
link to the meeting of residents and the decision made;
date and signature.

The resolution of the general meeting must also be attached.

On the State Services portal you can check the status of your appeal or file a complaint against the actions of the Criminal Code.

Budgeting

Before engaging a contractor, you should draw up an estimate - a document that will reflect the exact amount of costs. The basis for this is a defective act drawn up by representatives of the Criminal Code.

The following criteria influence the calculation of expenses:

dismantling the old and installing a new roof;
degree and area of damage;
type of coating and cost of building materials;
urgency and type of repair - major or current.

The estimate for major repairs of the roof of an apartment building must contain a complete list of works and their cost.

Major roof repair of an apartment building with complete dismantling

As we said earlier, in 85% of cases we carry out major repairs of the roof of an apartment building without removing the old covering, in approximately 10-15% of cases we manage to get by with partial dismantling and repair of the screed and only 3-5% of roofs, as practice shows, require complete dismantling of the roofing pie.

If it is necessary to carry out repairs in this particular way, the polymer spraying method allows you to reduce the work time at the stage of creating a new cake by 5-7 times.

In essence, the roofing pie in this case is no different from that used in new construction. The option of work with complete dismantling involves cleaning the roof “down to the slab”. When using traditional methods, after dismantling the old pie, residents are left without protection from leaks until the waterproofing coating is laid. Those. up to several weeks. And it is often during this period that nature presents unpleasant surprises in the form of rainfall.

If major repairs of the roof of an apartment building are carried out using the polymer spraying method, residents are left without protection for not weeks, but no more than 1-2 days. The order of laying the layers in this case is slightly different from the repair option without dismantling:

Polyurethane foam insulation is sprayed directly onto the floor slabs with a layer of the required thickness (usually 50-100mm depending on the region). Such work can begin immediately after removing all layers of old coating and removing dust from the surface. The material is applied in a single monolithic layer without seams over the entire surface of the roof, extending to the vertical sections of the junctions. Polyurethane foam does not absorb or allow water to pass through. This provides temporary but reliable protection against leaks for the period until the work is completed and the waterproofing is installed.
On top of the insulation, already in a quiet mode, a slope and screed are arranged.
After complete curing and drying of the latter, polymer waterproofing is sprayed.

Yes, the cost of repairing the roof of an apartment building using the method of spraying PPU and PM with the removal of old coatings is slightly higher than when using traditional materials. But the waterproofing on such a cake lasts 30 years, and the insulation lasts 50 or more. When converted to operating time, sprayed roofing is still cheaper than traditional roofing. Because in reality, not a single traditional one “survives” the warranty period of use without repair.

What affects the cost and timing of work?

Prices for roofing and finishing work are calculated based on the type of object and the complexity of the repair. Common factors influencing pricing and turnaround time include:

the need for preparatory actions;
building height and roof configuration;
conditions for lifting material and lowering waste;
work technology;
season.

Having analyzed each of these points in detail, the residents of the apartment building will approximately calculate the cost and time frame for restoring the roof.

How to make money to renew your roof

The main goal of interaction between residents and management companies is to maintain the house in good condition and reduce costs. To earn money for roof repairs, you can rent out part of the common property, formalizing the decision in the minutes of the owners’ meeting. This is beneficial for both apartment owners and the management company itself.

Although funds received for rent are accumulated in the accounts of the management company or HOA, they can only be disposed of with the consent of the residents.

If repairs are required, the accumulated amount will be used to pay for it. This approach will reduce the amount of monthly payments to owners.