Repairing the roof of an apartment building in 2021: who should do it?

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.

Roof repair of an apartment building

Types of roof leaks in an apartment building

Leaks in apartments of an apartment building, which are located on the top floors, occur quite often, and this is explained by the fact that the quality of the roof covering deteriorates over time. How quickly and efficiently the residents of the house react and contact an organization to order roof repairs depends on what the costs of the roof repair process will be and how difficult it will be to fix this problem.

Roof leaks in an apartment building can occur for various reasons and are usually divided into the following types:

– snow leaks. Such leaks occur when snow masses on the roof actively begin to melt or if snow layers begin to fall behind due to the warm surface of the roof;
– leaks on the roof can occur due to prolonged and heavy downpours or rains;
– leaks, the so-called flickering type. When leaks are random, occur without any particular reason, they can arise due to improper installation of the roof, if there are microcracks in the roof;
– leaks of the so-called dry type. Such leaks occur on ceilings or walls in apartments, and are caused by condensation that accumulates under the roof.

Causes of leaks

Leaks can occur for the following reasons:

– if there is a malfunction of the materials from which the roof is made, or the permissible service life of the material has expired;
– if the construction and repair of the roof was carried out from materials with a manufacturing defect or from second-class materials;
– if there is a violation of the structure of the materials from which the roof is made, there is damage to the roof covering due to mechanical stress;
– in the presence of external factors, such as temperature changes, exposure to ultraviolet rays or excess moisture;
– if sheets are torn off the roof.

To avoid roof leaks in an apartment building, it is necessary to invite workers from the housing and communal services at least 2 times a year, for example, in spring and autumn, to carry out routine inspections of the roof and roof.

Who pays for roof repairs in an apartment building?

Carrying out roof repair work in an apartment building requires large financial costs. If you carry out partial repairs, you can minimize costs; such repairs can be done if there is minor damage to the roof and its elements. Carrying out major repairs to the roof of a house will require significantly higher costs.

When partially repairing a roof in an apartment building, certain roofing elements that are not suitable for further use are replaced. Such repairs are made in the event of leaks, damage to roofing fragments, if the sound insulation of the roof has decreased, and if the condition of the roof’s thermal insulation has deteriorated.

Also, sometimes partial repairs to the roof of an apartment building can be done in order to improve the appearance of the house and roof. Major repairs to the roof of an apartment building are usually carried out if the roof has become very dilapidated, its condition has deteriorated, or serious damage has been discovered.

Types of jobs

When carrying out major repairs of the roof of a multi-storey building, the following types of work can be performed:

– replacement of load-bearing structural elements;
– replacement of the so-called roof pie;
– replacement of the drainage system;
– performing fire-prevention treatment of wooden elements;
– regulation of humidity and temperature levels to normal.

Determining the order in which roof restoration work will be carried out and how long it will take depends on various factors. What matters is the nature and scale of damage to the roof of a multi-story building, what structural changes are required, and what the roofing materials are made of.

Whether or not to carry out repair work, whether it will be major or partial, must be decided after an inspection of the roof by special workers. It is necessary to make a detailed list of the necessary repair work, what materials and resources will be needed to repair the roof, what tools and equipment will need to be prepared. You can begin repairing the roof of an apartment building when the question of where the funding for the repairs will come from has been resolved.

Payment for roof repair work by residents

Residents of the house who have decided to organize the process of roof repair must immediately decide the question of at whose expense the roof repair of a multi-storey building will be carried out. The issue of financing home roof repairs can be resolved in several ways. Since the roof of a house is a common property, the owners of apartments on the upper and other floors may also be responsible for its repair. According to Russian law, all apartment owners contribute funds under the cost of maintaining the house, and as a result, they are subject to the obligation to pay for repairs of the premises.

The roof of a house is common property, as are technical floors and attic spaces. According to the Housing Code of the Russian Federation, major repairs, which relate to common property, are carried out at the expense of the owners of real estate in the house. Therefore, the costs of maintaining and repairing common property should be distributed among all apartment owners in the building, in proportion to their apartment area.

If the owners of the apartment have not privatized, then the municipality is considered the owner of the property by law. Those living in this apartment, that is, tenants, according to the Russian Housing Code, must pay money for current repairs, but payment for major repairs is the responsibility of the municipality.

In order for a decision to be made to carry out a major and complete repair of the roofing, it is necessary to convene a general meeting of apartment owners and hold a vote among them. The decision that was made at the meeting is drawn up in the form of minutes, and this is an official document and is used for further actions.

In order for a positive decision to be made to repair the roof of a multi-storey building, at least 51% of the total number of property owners who came to the meeting must vote positively. An important circumstance is the fact that repair work on common property cannot be carried out unless the consent of the owners of apartments in the building has been obtained, and it must also be in writing.

Payment for roof repairs by the management company

In order to begin roof repair work, you need to go to the management company. Residents of each apartment pay a monthly payment for the maintenance of the house and pay a receipt for major repairs of the house.

The management company, as a rule, uses these funds as needed for various needs of the house; in general, there is no accumulation of financial resources. And the savings that accumulate for major repairs in the house can be allocated by the management company for roof repairs in a multi-story building.

If suddenly the money collected for major repairs in the account is not enough to pay for the full amount of roof repair work, then the owners of the apartments in the building will have to independently add the missing amount.

If, however, major repairs have already been carried out in the house, for example, basements or other objects of the house, then a shortage of funds may arise. In this case, the management company may offer to purposefully accumulate funds for repair work; for this, the residents of the house will have to pay an increased fee for major repairs.

The exact amount of contributions for major repairs must be agreed upon with the owners of the apartment in the building at a general meeting. When the required amount of money has been accumulated, you can begin to carry out repair work on the roof of a multi-story building.

Another option for financing home roof repairs involves participating in government assistance. In this case, Federal Law No. 185 applies. According to this law, residents can apply for government assistance in resolving the issue of financing major repairs to the roof of the house. Funds can be allocated from the local budget, state funds or by the apartment owners themselves.

The decision to participate in the state program can only be made at a meeting of residents of homeowners, and if a positive decision is made, then one of the mandatory conditions for participation in the program will be the transfer of an initial contribution in the amount of 5% of the total amount required to repair the roof of the house .

If more than 50% of the building's residents agree to participate in the program, then the remaining apartment owners will also have to make their share of the payment.

To participate in the state program to subsidize the cost of roof repairs, you need to draw up and send to the housing and communal services department a certain package of documents, the exact list of which can be found in the management company. The application must be accepted for consideration and a decision must be made on it within 10 working days.

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.

Stages of approval and implementation of major repairs

Organizing and carrying out repairs to the roof of a multi-unit apartment building includes:

inspection by specialists and drawing up a report describing the degree of damage to structures and the scope of work;
compiling a list of defects;
development of project documentation;
preparation of estimates for the developed project;
organizing a tender to select a contractor;
carrying out repairs in compliance with the necessary safety measures;
acceptance of work with quality control of its implementation.

The overhaul is carried out in the following order:

means of access and fencing are installed; residents are notified of the necessary security measures;
old structures are dismantled;
restoration and strengthening of load-bearing structures of the coating is carried out;
The roofing material is replaced (installed) according to the developed project, with the necessary insulation and installation of a drainage system.

The work is carried out in compliance with the following requirements:

to ensure safety, residents of the house are notified in advance; when lifting and lowering materials, signalmen are posted;
the work is carried out in stages so that the apartments do not flood in the event of sudden precipitation;
special attention is paid to fire safety (when using gas-flame equipment on the roof);
To replace the coating, high-quality building materials that meet environmental and operational requirements are selected;
At the final stage, lightning rods, television antennas and other equipment are restored.

In addition to the requirements of government regulations, the rules for the use of materials adopted by the manufacturer must be observed.

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.

Features of the overhaul

Major repairs are carried out every few years, a work project is drawn up by specialists, deadlines and a source of financing are established, and estimates for all processes are established. The development of a repair project depends on the materials for installing the roofing pie, on the configuration of the roof structure, also on the scale of damage, and on their type. What is usually included in the overhaul package:

Updating the roofing pie.
Replacement of load-bearing roof elements.
Installation of a new drainage system.
Fire protection and antiseptic treatment of wooden roof parts is carried out.
Professionals also regulate the humidity regime. Temperatures under the roof, it must meet the standards.

Inspections by specialists precede the development of the project and carrying out major repair work. They will determine the type of roof, the nature of the damage, and a list of necessary processes.

And if specialists know how to repair the roof structure and reliably protect the house from cold and precipitation, then financing the work is no longer within their competence. This issue is dealt with by the residents themselves and the building management.

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.

The need for roof repair

Leaks in apartments located on the upper floors of an apartment building are a common phenomenon associated with a decrease in the performance of the roofing. The sooner actions are taken to organize repair work, the easier and cheaper it is to fix the problem.

Based on the nature of their manifestation, roof leaks are divided into:

snow (appear during the period of rapid snow melting, or as a result of thawing of the lower layer, which comes into contact with the warm roofing);
storm (occur during periods of precipitation);
“flickering” (signs of leaks appear haphazardly and without visible reasons, the main reasons include errors in the installation of the roofing pie, an incorrectly executed parapet, microcracks in the roofing, etc.);
“dry” (wetting of the ceilings and walls in the room is caused by condensation accumulating in the under-roof space).

Leaks may be caused by

failure of the roofing material due to the end of its service life;
manufacturing defects or poor quality materials;
violation of the integrity of the cover, mechanical damage to the roof covering;
exposure to external factors (temperature fluctuations, ultraviolet radiation, moisture);
violations of the roofing pie installation technology;
tearing of sheet material.

To prevent possible leaks, you should involve technical specialists from the housing office for a routine inspection of the roof at least twice a year (in autumn and spring).

Procedure for detecting a leak

To organize roof repairs in an apartment building, you need to take a number of actions. First of all, residents who are affected by the problem of leaks must submit a corresponding application to the management organization responsible for the maintenance of the house. A roof leak claim can be made orally or in writing. To prevent utility services from dismissing residents' demands, it is recommended to submit a written application drawn up according to the sample and ensure that it is accepted officially, indicating the date and time of submission and the signature of the receiving person on both copies

. The second copy remains with the applicant.

The effectiveness of several statements (based on the number of affected apartments) is much higher than a collective letter with the signatures of residents.

After reporting a roof leak, the management company must send a specialist to assess the damage and check the condition of the roof. But in practice this does not always happen. In order for things to move forward, you need to submit an application for roof repair. It must also be written in duplicate and endorsed upon submission.

. It is recommended that this application be accompanied by photographs of the leak sites and damaged items, as well as receipts that allow the assessment of material damage. Photographic documents may be needed in the future when going to court for compensation for damage.

Be sure to read: Garage roof: choosing a repair technology

An application for repairs must be submitted by registered mail with mandatory notification or in person. If the dispatcher refuses to accept it, this fact must be recorded in the presence of two witnesses, who must certify the drawn up document with their signatures

If the application for repair is approved, the management company sends a specialist who inspects the roof and draws up a defect report. This document is the basis for the formation of estimates and technical specifications.

Who should repair the roof in an apartment building? Repairs are carried out by the management company or it engages a third-party organization with which a corresponding agreement is concluded. The issue of who will finance the restoration work must first be resolved.

If the management organization ignores residents’ requests for repairs and does not take measures to eliminate the accident, the Housing Inspectorate should be informed about this and a lawsuit should be filed.

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.

What documents will be needed

If apartment owners believe that major roof repairs are necessary, they call the emergency service workers who maintain the residential building.

There are no document requirements, since this information is provided by the management company . Residents will only need an application and evidence in the form of photos and videos. After accepting the application, utility workers visit the facility, draw up an act and report of the emergency.

In 2021, roof repair is a major repair or maintenance of the roof, or the entire roof, carried out after specialists have checked the extent of the damage.

Roof leak report

After emergency service specialists respond to the call, they must draw up a roof leak report.

The document contains the following information:

the address where there is a roof leak;
what is the nature of the damage;
how many apartments were damaged;
the cost of losses that have been incurred. These include: burnt household appliances, damaged wallpaper, suspended ceiling, etc.;
signatures of other residents as witnesses;
signatures of specialists drawing up the act;
date of.

The original document remains with the company, but residents can receive a copy if they wish.

Defective sheet for roof repairs

Before roof restoration begins, a defect report is drawn up. This paper is the main one when drawing up estimates.

What's on the defect sheet:

address indications where there is a leak;
the name of the necessary measures with their description;
estimated cost;
roof area undergoing repair.

This is documentation for internal use, so it can be issued to the apartment owners after it is officially requested.

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.

Types of roof damage repairs

A structural engineer will provide an assessment of the upcoming work to fix the roof. It depends on the degree of destruction. There are current, major, emergency or urgent repairs.

Current

This repair maintains the condition of the roof until the next major work. It does not require large financial expenditures to implement it. The engineer agrees to carry out routine repairs if minor damage is present.

During the work, broken slate and damaged roofing material are replaced. The holes are being sealed. Minor defects are eliminated.

Capital

The most expensive and labor-intensive. Preparation for this type of repair begins a year in advance. An estimate is drawn up, construction materials are purchased, and a contractor is appointed. If the roof is damaged by 41% or more, then major repair work is required.

During the work, the old roofing covering is removed. Wooden or metal basic structures vary. The roof can be impregnated with substances against pests and fire. New coating is laid and painted. It can be soft, for example, roofing felt, or hard, like slate.

Urgent or emergency

These forms of repair are used in cases of force majeure. A natural disaster can suddenly damage your roof. There is a threat to the further use of the building. Work to repair the damage is urgently needed.

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.

Legal standards

To understand who should do repair work on the roofs of apartment buildings, you need to look at the legislation.

The regulations stipulate the property status of the roof, as well as ownership to determine responsibility:

The articles of the Housing Code indicate that in large houses where there are many apartments, common property in the form of an attic, roof, and basement rightfully belongs to all owners. And the roof is one of the categories of common property. Housing legislation also states that the maintenance of common property is the responsibility of those living in it;
but Article 154 of the Housing Code indicates that the utility bill already contains contributions for the general maintenance of the apartment building.

According to legal and judicial practice, the management company, housing department or homeowners association does not have the legal authority to charge residents separate funds for partial or major repairs.

The management company can be forced to undertake repair work in the following cases:

with timely payment of utility bills by residents. If the company responsible for home improvement does not want to repair the roof or does it improperly, the owners of residential meters file a complaint with the State Housing Inspectorate;
the owner of an apartment in a building is a consumer not only of gas, electricity and water, but also of comfortable conditions created for their money. If repairs were not completed in a timely manner, you need to send a complaint to Rospotrebnadzor;
If a tenant is charged a utility fee, as well as additional money for major repairs, it is permissible to file a complaint with the prosecutor's office.

Discontent and disputes can reach the court. In such cases, more than half of the cases are won by the applicants.

Who should fix

The roof must be repaired by contractors, employees of the management company, with whom an agreement has been concluded for the maintenance of the house.

How to apply

The owner of the apartment reports leaks to the management company. This can be done by phone or by writing a claim. When major repairs are required, a general meeting of residents will have to be convened.

In this case, residents of the damaged apartment, representatives of the management company, and the HOA can invite their neighbors. The owners of the premises are faced with the question of the need for major repairs and payment for them.

The decisions of the meeting are documented in minutes. Voting is carried out among those present. Those who did not appear can respond in writing by handing over the papers to the management company to the initiator of the question. The main thing is to get more than 51% of the votes agreeing to carry out repairs.

You also need to collect documents:

Reports of identified roof damage.
Results of examinations, if any.
Minutes of the general meeting with the adopted decision.
Calculations, estimates, statements confirming the cost of roof restoration.
Application for repairs. It is written to the director of the repair operator. It must contain information about the date of the last restoration of the coating and the need for replacement. You need to know whether the house is included in the regional program. Information can be found on the official website of the administration.

If included, then the program can provide effective assistance and shift 95% of the costs to the state.

Residents need to pay off debts for current repairs and decide how much money will be needed for restoration and who will pay for it. To do this, a defective work sheet and technical specifications are drawn up, a preliminary contract for repairs is concluded, and an application is written.

The papers are transferred to the service organization and administration. The law allows for loans to be issued for restoration work. Part of the loan can be repaid using money accumulated by the capital improvement operator.

How to force it by law

The Housing Code clearly states that roofs belong to the common property of the house. According to Article 154, its repairs are carried out at the expense of the owners of the premises. The larger the area a person has, the larger his contribution will be. Since 2012, all apartment owners are required to regularly make payments for major repairs.

People living in social apartments do not pay for work. The municipality does this for them.

Residents can collect money through their home or regional operator's account. Their minimum size is provided. The authorities of cities and towns adopt programs that establish the order of restoration work. You can use your savings subject to the administration's decision. To do this, a statement is written to the operator, who will enter into an agreement with the contractor to carry out the work and prepare estimates.

In order not to wait for planned events, residents can raise money for specific purposes on their own or hire contractors. In this case, you will have to pay for the services of designers and drawing up estimates.

If management companies or operators do not fulfill their responsibilities for maintaining the house, their actions can be appealed to the supervisory authorities: Rospotrebnadzor, the prosecutor's office, and the court.

Only the authorities that made the decision can move forward the planned dates. A collective appeal will be required. It is compiled in any form from the residents of the house. It should contain a description of the problem, information convincing of the urgency of the work. Confirmation is needed in the form of estimates, expert opinions, and housing inspections that the condition of the roof threatens people’s health.

The administration's refusal will have to be appealed in court. Often only the court can force utility workers to fulfill their duties.

Who pays

The law clearly states that major repairs are paid for by the owners of the premises of an apartment building. The administration pays for residents of municipal apartments.

The money is collected into a fund that controls how it is spent.

Important: the owners of residential premises pay for major repairs by regularly making contributions to the fund.

Is government assistance possible?

Regional programs provide assistance to the population. The state provides subsidies. To take advantage of them, in many cases you need to hold a general meeting and accumulate at least 5% of the cost of restoration work.

Documents are provided to the administration of cities and districts.

At whose expense is the repair carried out?

In accordance with Part 1 of Article 158 of the Housing Code of the Russian Federation, residents are obliged to maintain the indivisible property of the apartment building themselves. Residents pay for repairs and ongoing maintenance every month. Contributions are determined according to the square meters of housing of which they are the owners.

In accordance with paragraph 2 of part 2 of Article 154 of the Housing Code of the Russian Federation, apartment residents are required to pay for major repairs. It is carried out from the accumulated money in the authorized Fund.

The amount of contributions for the maintenance and repair of the house is determined at a meeting of interested parties. The decision is valid for 1 year. According to Part 7 of Article 156 of the Housing Code of the Russian Federation, if a situation arises that more funds are required for repairs than have been accumulated, then the tenants can be gathered again. They jointly decide to increase the portion of the paid utility bills to eliminate faults in common property.

The management of the management company is responsible for the serviceability of the coating. If, even after increasing the amount of contributions, there is not enough money for repairs, then she must try to find funds. To do this, you need to resort to the help of the Housing and Communal Services Reform Fund.

This fund can allocate funds that will cover up to 95% of the cost of contract work and construction materials. Residents jointly decide whether or not to participate in the state program for monetary support for major home repairs. The consent of 2/3 of the homeowners is sufficient.

It is possible to earn money to repair a damaged roof. To do this, it is necessary to rent out unoccupied areas. The owners discuss this issue and draw up a conclusion in a protocol. This will reduce the amount of payments residents make.

If people live on square meters of the municipality, then the administration finances the contract work.