Coordinating redevelopment yourself

What it is?

Redevelopment is any transformation of an apartment, changing its configuration, purpose of premises, area. It often affects the load-bearing walls of the house. This affects the overall durability of the building, the safety of its occupants, the environment and the natural environment.

The general principles of redevelopment are described in federal legislation - the Housing Code of the Russian Federation. The order and conditions of the authorities are developed in more detail at the regional level. In the capital, for example, Moscow Government Decree No. 508 of October 25, 2011 is applied. In the region, each city (district) has its own regulations.

What is the difference between approval of a project and a sketch?

Redevelopment, in contrast to simple repairs, requires permission from state and regional services, as well as adjustments to technical documentation (cadastral passport, floor plan of an apartment building). Depending on the changes, the approval procedure takes place differently: before the start of work or after. Using Moscow as an example, we can consider the main differences between the first method and the second.

According to standard rules, the owner of the property (or a person acting with his permission) goes through all stages of coordination with various authorities before starting work. The resolution must be received:

from the Ministry of Emergency Situations, the Department of Architecture of the capital, Rospotrebnadzor, and the gas service. In 2020, their independent visit is not required: everything will be done by an employee of the Moscow Housing Inspectorate through interdepartmental requests after receiving the project and application;
authors of the building, if it is planned to rearrange or demolish load-bearing walls or build openings into them. In 99 out of 100 cases this is the State Unitary Enterprise MNIITEP, MOSPROEKT or TsNIIEP Zhilishcha. This can be clarified at the Department of Architecture of the capital.

The simplified procedure does not require prior approval. It is enough to prepare a sketch, carry out work on it, and then invite an inspector to draw up the final report. You can contact the MFC or one of the 10 district branches of the Moscow housing and communal services.

This arrangement requires less time, effort and money.

The second difference is in the design of the work plan.

For most changes, a project is required, which is prepared by specialized SRO member companies. The sketch can be made independently or by order from a design organization that is not necessarily a member of the association. This will allow you to save a significant amount: to buy a project, you will have to spend from 15 thousand rubles.

The third difference is that the standard procedure requires the preparation of documentation both during the redevelopment and after. This includes an act for hidden work, a production log, etc. At certain stages, control is required from the authors of the building.

When redeveloping according to a sketch, the owner only needs to receive a completion certificate from MosZhKI after the completion of the work, fill it out, wait for a technician to inspect the living space and sign it.

Stages of approval of apartment redevelopment in apartment buildings

Any redevelopment of premises begins with drawing up a sketch or project. They can roughly be called drawings, which will display all the changes that the homeowner intends to make to the premises.

The owner can develop a project or sketch independently or order its production from a specialized company.

You can resort to independently developing a drawing if a simple redevelopment is being carried out, which does not involve moving partitions or dismantling them, as well as combining premises into housing. When developing a drawing yourself, it is necessary to take the technical plan of the room as a basis. All configuration changes should be displayed on it using red lines.

The development of more complex projects should be entrusted to a design and construction company. This is a specialized company that provides such services on a paid basis.

Usually, after contacting such an office, an authorized employee visits the site and analyzes future configuration changes. He evaluates the admissibility of their implementation. Changes are discussed with the owner of the premises, and after that the design and construction company develops an architectural design.

After the project is completed, the homeowner can obtain permission to carry out the work. To do this, you need to contact the housing inspectorate and other authorities.

It is worth knowing that you can obtain a permit either independently or with the support of lawyers or realtors. If you are technically prepared for the procedure, then it is quite possible to go through it yourself.

If you don’t have the time or opportunity to do the redevelopment yourself, you should seek the help of specialists. The cost of their services within the all-inclusive complex when coordinating a simple redevelopment is about 20-50 thousand rubles. More complex work will cost more.

In general, the stages of approving the redevelopment of an apartment are as follows:

Contacting the Technical Inventory Bureau (BTI) to obtain a floor plan of housing with an explication of objects.
Coordination of changes in a municipal apartment is carried out by the administration.
Obtaining permission to make changes to the configuration of housing in the following authorities:
Rospotrebnadzor;
operating organization, etc.
Submission of documents to the housing commission at the place of residence.

Each authority considers applications submitted by citizens individually. Factors such as the type of housing, year of construction and compliance of the proposed changes with the requirements of regulatory documents are assessed.

What happens after submitting documents to the housing commission:

A commission employee accepts documentation from a citizen and then issues him a corresponding receipt.
The day of the meeting is determined at which a decision is made on consent or refusal to redevelopment.
If permission has been received, the homeowner can begin work. The legislation does not establish specific deadlines within which redevelopment must be carried out.
After completion of the work, you must contact the BTI to call a specialist to assess the premises. On the appointed day, a technician from the BTI arrives and draws up a certificate of housing compliance with technical standards. After this, the owner of the premises receives a certificate. Based on it, you can get a new registration certificate in black lines. This document confirms the legality of the redevelopment.

What could be the reasons for a housing inspection refusal:

the citizen submitted documents to an authority not at his place of residence;
the documentation does not comply with the requirements of SNiP, as well as legislative norms;
the list of documents is not complete.

If a refusal is received, the citizen can correct the shortcomings and resubmit the documents. If the refusal, in the opinion of the owner, is unlawful, then you can file a claim with the head of the commission or appeal the decision in court. However, it is worth knowing that the likelihood of a claim being satisfied by the court on this issue is extremely low.

It is important to know that the housing inspection always provides a reasoned refusal, that is, containing an explanation of the reasons.

Sample sketch of apartment redevelopment

According to sketch

Coordination of redevelopment according to sketch and project is somewhat different.

When obtaining permission for redevelopment according to a sketch, a citizen must:

Receive documents from the BTI.
Receive an extract from the house register and other documents.
Draw a sketch of the redevelopment.
Obtain permission from Rospotrebnadzor, the operating organization - if necessary.
Submit documents to the housing commission.

Coordination of the redevelopment of premises is a paid procedure. How redevelopment differs from reconstruction - see here.

Sample apartment redevelopment project:

According to the project

When obtaining permission to redevelop a project, a citizen must:

Receive documents from the BTI.
Receive an extract from the house register and other documents.
Receive a redevelopment project and design documentation from a design and construction company.
Obtain permission from Rospotrebnadzor and other authorities.
Submit documents to the housing commission.

Sample of filling out the consent of all family members for redevelopment

Obtaining permission from the housing inspection

The housing inspection is a body that plays a key role in the issue of redevelopment of apartments. The MFC acts as an intermediary between the owners of premises and the housing inspection. Therefore, a citizen can submit documentation there.

What is included in the list of papers that must be submitted to the MFC:

statement from the owner;
sketch or architectural project;
original or notarized copy of the title document of the owner of the premises;
consent from all residents of the apartment;
if necessary, permission from local authorities;
passport for the property.

After receiving permission, a citizen can carry out work, while simultaneously maintaining a work log. In addition, acts of hidden work must be drawn up and supervision must be carried out.

Why is the project needed?

In all cases when the modernization of an apartment affects the load-bearing walls of the building, common property, facades, changes the area and purpose of the housing, a project is required.

This is a document that reflects planning, technological, architectural, design decisions, changes in the configuration of utility networks, a conclusion about their impact on the environment and the safety of the building.

The project is required for approval of planned changes to the apartment by regulatory authorities. It is drawn up by specialists from a construction and engineering company that has access to this type of work and is a member of the SRO.

Redevelopment can be carried out according to the standard design of the building authors. The catalogs are presented on the websites of the State Unitary Enterprise MNIITEP, MOSPROEKT or TsNIIEP Zhilishcha. In this case, the procedure will be simplified, since standard projects by default have already been agreed upon by all authorities.

Why is this necessary?

First of all, the owner needs to legitimize the redevelopment in order not to be a violator.

When carrying out repairs that involve changes in the area of premises, the configuration of rooms or the transfer of utility networks, the owner must inform the BTI, fire inspection and utility services about this, and also obtain permission to carry out the desired reconstruction. Failure to comply with these conditions is considered a violation and faces a fine.

Some owners ignore these actions for a long time, and subsequently face additional problems:

detection of the fact of redevelopment by utility services (during regular checks of the serviceability of gas equipment, fire safety or checking water and electricity meters);
the impossibility of completing any real estate transactions (selling an apartment, obtaining a current registration certificate and real estate documents - they will not correspond to the real plan, which is not legalized);
complaints from neighbors if redevelopment affects their interests.

Any violation is punishable by law, and it is also possible that a court decision will be made on the need to restore the previous appearance, which is characterized by large financial costs and extensive labor.

Sample application for redevelopment of residential premises:

In what cases is it impossible to legitimize redevelopment by notification procedure?

It will not be possible to approve redevelopment by notification (based on a sketch) if the owner decides:

rearrange or change gas equipment and lay additional communications;
change a gas stove to an electric stove or vice versa;
move or change the dimensions (boundaries) of the toilet and shower;
remove or build new load-bearing walls;
build an opening into any ceiling and bring an internal staircase to it, if this entails changing the boundaries of the room;
modernize the design or installation of floors;
move or change the kitchen;
carry out any actions if they affect the common area of the building, building facades, entrance areas, etc.

A complete list of permissible changes that are approved by the project is given in paragraphs. 2 and 3 of Appendix No. 1 of Decree No. 508. In all other cases, a sketch is sufficient.

Is it necessary to order an apartment redevelopment project?

Until December 1, 2011, there was a law in force according to which absolutely all redevelopments were divided into three main types:

Redevelopments coordinated according to the sketch;
Redevelopments agreed upon according to the project;
Redevelopments that are not allowed for approval.

At the moment, according to current legislation, permission must be obtained only for such redevelopments that may in any way affect the safety of people in the house. In such cases, an apartment redevelopment project is necessary. You can also choose one of the previously developed projects, samples of which are available on the official website of the main authority (in Moscow - Moszhilinspektsiya).

However, the list of jobs that can bring danger to people has also changed. It should be noted that such work includes the installation of openings in load-bearing walls, the reconstruction of floors and many others. That is why, now, for almost any type of redevelopment, except for those mentioned earlier, approval for the apartment redevelopment project is necessary.

At first glance, it might seem, what will actually change if you simply change the floor covering without affecting the screed, waterproofing or sound insulation?

The same issue also concerns the demolition of partitions and their construction. Or, why do you need to order a whole apartment remodeling project if you just change the location of the bathroom and washbasin? What if you combine the bathroom with the toilet? What, in essence, will change?

However, the higher authorities will certainly find answers to all your questions. So before starting anything, it is best to consult a higher authority.

Apartment plan, top view

How to make a sketch? Document requirements

There is only one rule for creating a sketch drawing - so that all changes are clearly reflected on it. According to it, the Moscow Housing Inspectorate makes adjustments to the technical passport of a residential premises, so each district office of housing and communal services may have its own requirements for the document.

For some, it is enough to indicate schematically what has been done. For others, it is necessary to describe in detail the plan of work carried out, including the thickness of the walls and the density of fastenings.

Difficulties sometimes arise with the redevelopment and reconstruction of housing in the old building - houses built before the first half of the 50s, with wooden or mixed floors. An inspector from MosZhKI may doubt that the wall being moved or changed is not load-bearing, and request a technical examination of the structure of the house.

When carrying out a sketch, a design and construction company is guided by GOST 21.501-2011 - the rules and regulations for the preparation of architectural documentation.

But to make a drawing yourself, you can simply mark on a copy of the floor plan:

with a red pencil or pen - partitions and plumbing equipment that were dismantled during the redevelopment;
green - newly erected partitions and installed equipment. Be sure to respect the scale.

Additionally, an explication of the apartment and a comparative table of changes are presented. The first is a list of all premises, their purpose, area. The second is a list of activities carried out. Symbols (arrows, crosses, circles) and inscriptions are used as information signs.

Sample sketches

Each room on the plan has its own number, indicated wall length, and area. Red lines mark dismantled walls and plumbing. Green - new partitions and rearranged equipment.

The same sheet shows an explication of the apartment after the renovation: some of the interior spaces were transformed, and another separate restroom and laundry room appeared.

The following is a list of completed works. In the example this is:

dismantling and installation of non-load-bearing partitions;
blocking, including partial, doorways;
expansion of the doorway;
rearrangement of plumbing equipment;
dismantling and installation of plumbing fixtures.

The title of the sketch indicates the address of the apartment in which the redevelopment was carried out. The document is signed by the owner or a person acting on his behalf by proxy.

Apartment redevelopment project

So, in order to make changes to the apartment plan, you will need a special redevelopment project. A redevelopment project is a document that can be drawn up by specialists from an enterprise or a company that has the appropriate clearance.

This document contains information that reflects all changes regarding the old layout, including structural elements and utilities.

Also, an apartment redevelopment project removes absolutely all responsibility (legal or otherwise) from the owner of the apartment, since after design it passes to the design company, namely the engineer and architect.

Each company will definitely provide you with a sample project for remodeling an apartment.

You have the right to choose a project based on one of the ready-made samples, or offer your own version. Viewing samples of redevelopment will help you see how your living space can change and expand after redevelopment.

For example, using part of the corridor, you can expand the living room, install a partition, and divide one large room into two small ones, eliminating the load-bearing wall between the small room and the corridor, you can get a spacious bedroom or living room.

Thus, you will be able to use your own living space more rationally and functionally.

Creating an apartment plan in the editor

Reasons for refusal and problems

The sketch may not be accepted and the layout may not be approved for several reasons:

discrepancy between real changes and planned ones. At a minimum, we are talking about redoing the sketch if, for example, it was drawn without observing the scale. At most, the owner will have to order a project and legitimize the changes already made through the court;
redevelopment is not permitted by the owner of the premises or the bank if the apartment is mortgaged;
the documents are completed incorrectly or are not completely collected, for example, the sketch was signed by the user of the premises, but did not provide permission from the owner.

If the changes made violate construction, sanitary, legal, or safety standards, the applicant will not only receive a refusal of approval, but also an order to eliminate the deficiencies. If he did something prohibited (for example, narrowed the natural ventilation channel), he will be obliged to return the premises to its original appearance at his own expense and very quickly.

The refusal is issued in the form of a reasoned decision on MosZhKI form. It provides reasons and recommendations for the applicant’s further actions. This decision can be appealed by subordination to the head of the district branch of the Moscow Housing Inspectorate or in court.