In a modern city with complex infrastructure, it is better to entrust the construction of an apartment building to a reliable contractor. Technical customer zakdevelopment.com works with private investors and government organizations, large Russian and international companies. The company's employees will undertake the development of design and estimate documentation, conducting all construction and installation work, multi-level approvals, and cost control. It is also economically beneficial for the investor.
Preparatory stages of construction of an apartment building
- Selection of land. The location most suitable for a future residential complex is determined by many criteria. Infill development in the city center is convenient due to the proximity of the developed infrastructure. Shops, kindergartens, schools are within walking distance. But in this case, the cost of land increases, and obtaining permits for construction requires time and effort. It is necessary to take into account all the characteristics and restrictions according to the urban planning plan for the land plot, so that later there will be no problems during cadastral registration. It will be possible to process documents faster when building outside the city limits, and the cost of land will be lower. But it is also more difficult to sell apartments in such a building.
- Topographic survey and geological examination . Once the choice of site has been decided, it is necessary to conduct topographic surveys and geotechnical studies. The terrain of the site, its quality, the exact coordinates of the development, the proximity of groundwater, city communication lines - everything is taken into account for the future project. Ultrasonic scanning and soil samples will help identify its features. The denser and harder the soil, the more reliable its support to the foundation under loads. Laboratory tests of soil show how it will behave at the base of a high-rise building. After some time there will be a construction site for a residential building here.
- Design stage . Project development implies compliance with the requirements of regulatory and technical documentation. Multi-apartment buildings are designed in several stages. Based on the technical specifications agreed with the customer, the project is being developed. First, the preliminary proposal forms the general concept of the object and its parameters. Then comes the development of project documentation. The location, characteristics of the site, communications are determined by the master plan. Every detail is taken into account: architectural appearance, design solutions, environmental safety and fire protection. At this stage, the functionality, durability and safety of the building are laid down.
Design stage
At the design stage, a design plan is carried out for a multi-storey building, as well as the adjacent area and internal rooms, in particular the layout of apartments. Design is the most important step before constructing an apartment building.
The goal of the designers will be the difficult development of the design of the building and surrounding area. It is important that the external interior blends into the city landscape. It will be extremely unpleasant for the residents of the house if the walls of the new building are visible outside their window. It is necessary to follow the urban planning plan in order to avoid such shortcomings.
During the design, the laying of utility networks is also developed. More details here. Read about the features of laying water pipes during the construction of multi-storey buildings in this article.
Laying the foundation
The foundation bears the total vertical load. Its size determines the type of foundation. The depth takes into account seismic activity, sources and level of groundwater, neighboring capital construction projects, the proximity of transport communications, metro tunnels, and gas pipelines.
The foundation ensures the stability of the building. In the construction of high-rise buildings, pile-screw and pile-slab foundations are used. Pile-slab construction is preferable because it transfers part of the load to the base and does not allow the entire structure to tilt. The underground part is made with an enclosing structure.
Roof arrangement
The designed roof structure and its elements dictate the choice of roofing. The main goal is to protect the interior space from precipitation. The most common materials: corrugated sheets, bitumen tiles, metal tiles, roofing felt, ondulin. The shape of the roof should ensure snow shedding: single-pitched, gable, broken, flat. Due to violation of installation technology, leaks may subsequently form. We pay attention to high-quality installation of vapor barrier and thermal insulation. The area of a flat roof is much smaller than others. Waterproofing materials are used for flooring. The drainage system must ensure the absence of moisture.
Final stages
Apartments are separated from each other by walls and ceilings. According to regulations, all types of partitions must be fire resistant. The problem of sound insulation is solved. This is achieved by high-quality work, sealing joints and holes for electrical wiring. Soundproofing gaskets are provided in the ventilation ducts.
A multi-storey building requires the use of an elevator. Elevator equipment must be tested before installation. The technical condition, components, and structures are carefully checked. After installation, the elevator system is tested under load. Stopping accuracy is checked with and without load.
Installation of metal-plastic windows requires careful installation operations. It is necessary to focus on special standards adopted in Russia. Then the service life of window structures will increase. Entrance doors in modern houses are made of metal.
Monolithic floors do not have any special defects; it is enough to apply material to them to finish the floor. Screed is the leveling of floors with a layer of sand-cement mixture. There should be no cracks, bumps or depressions on the screed. The surface must be hard. The presence of waterproofing is mandatory. The screed increases thermal insulation, increases the mechanical strength of the floor, raises the floor itself to a certain level, and increases sound insulation.
Interior finishing of apartments is carried out at the request of the investor. If you decide to sell apartments in a new building with rough finishing, they will be cheaper. As a rule, it has windows, doors, and glazed loggias. There may be no partitions between rooms.
The owner of the apartment will choose materials for finishing and carry out work according to his own design. With the finishing touches upon moving in, you will only have to buy furniture, lamps and room decor items. There will be no noise from renovations in neighboring apartments or construction dirt on the sites. Even if apartments are sold in rough form, common areas must be finished and ready for use.
The facade of the building improves its appearance, adds aesthetics, and should not resemble other nearby buildings. When choosing a material for finishing a facade, you need to be guided by the design features of the building, the main functions of the material and the conditions of the climatic zone. Additional insulation from the outside never hurts.
New law
Important! Please keep in mind that:
- Each case is unique and individual.
- A thorough study of the issue does not always guarantee a positive outcome. It depends on many factors.
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To get the most detailed advice on your issue, you just need to choose any of the options offered:
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There were a lot of amendments in 2021. Even if we discard minor technical changes, which will only concern employees of regulatory authorities rather than buyers, everything turns out to be quite a significant layer of new legislation.
| Authorized capital | An important amendment for shareholders is that the size of the authorized capital has been greatly increased. This is important if the developer goes bankrupt - the funds will help complete the construction of the house |
| Compensation fund | The developer will have to dump into the common federal pot from each registered equity participation agreement |
| Agreement conditions | The share participation agreement itself has also undergone significant changes. More on this in a separate section |
| Townhouses | Now the requirements for developers under Federal Law 214 apply not only to high-rise buildings, but also to housing with a small number of floors and even private houses - townhouses |
Townhouses
Yes that's right. New requirements for developers from 2021 force developers to enter into share participation agreements for the sale of townhouses. This low-rise development was previously distributed as several separate houses on the same area. Now developers selling housing in cottage villages are forced to work under Federal Law 214.
- Individual housing is when you obtain a building permit for your rented or owned home and hire a contractor to build your cottage.
- Townhouses are a situation where you as a buyer go to a developer and choose a house built on his land and under a permit issued to the developer. You can also buy not a finished house, but the right to claim under an equity participation agreement.
This rather unusual innovation protects cottage buyers from fraud involving double sales of apartments and “random” disappearances of developers after receiving money.
Compensation fund
The requirements for the developer, introduced amendments to 214FZ, are mainly due to the large number of defrauded shareholders. There are tens of thousands of them across the country. But it is important to take into account that the new amendments solve preventive problems, but do not in any way correct the situation of those who have already been deceived. Therefore, be more attentive to the offers of realtors about profitable purchases in long-term construction
When buying an apartment in a new building, check whether it is a long-term construction project. Perhaps the advantageous offer is connected precisely with the problems of the developer. Here are details about how to check the developer before buying an apartment.
The compensation fund is a new mechanism for obtaining money for the completion of problematic facilities that may arise due to the incompetence of the developer. It will not help against fraud on the part of builders, but in a situation with bankruptcy it will solve the problem. Therefore, the new requirements for the developer in this part look like a fairly adequate solution.
- We have Art. 23.2 Federal Law No. 214-FZ dated December 30, 2004, which states that the collection of funds into the compensation fund for shared construction has become a new requirement for the developer
- Control will be performed by a non-profit organization of the same name
- The amount of contributions is no more than 1% of the cost of the apartment building indicated in the project declaration.
In fact, after the introduction of these amendments, the requirements for the developer increased, but at the expense of an increase in the cost of housing by 1%. It is important to consider that the compensation fund only works in those new buildings where the first equity participation agreement was concluded after January 1, 2021. If the DDU was concluded earlier, then the requirements for the developer under Federal Law 214 include a mandatory insurance mechanism for the new building.
Arrangement of the local area
When choosing an apartment to buy, we are guided not only by price and area of construction. The local area should also be landscaped: landscaping and playgrounds, parking spaces and entrances, clearly defined boundaries of common property.
Improvement activities improve sanitary and environmental conditions. Construction debris is being cleared, green areas for recreation are being installed, waste containers are being installed, benches and fences are being painted. Playgrounds for children, sports fields, and parking lots are being built. The boundary and total area are indicated in the cadastral passport and are jointly owned by all residents. It is possible to fence the area, but the entry of ambulances, firefighters and vehicles of companies servicing engineering communications must be ensured.
Requirements for the developer
What requirements does the law impose on a developer in 2021? If we take the totality of the main requirements and innovations of this year, we get a fairly large list:
- A developer can carry out activities for the construction of an apartment building only if he has a construction permit issued by the authorities of the region or municipality, depending on local legislation
- Requirements for the customer and developer - there must be an SRO permit to carry out work at the customer’s place, or at the general contractor who is hired to build an apartment building. Check the existence of the SRO indicated by the developer - a request can be sent to the Ministry of Construction of your region.
- The developer is obliged to send all changes in the project declaration to the local ministry of construction for approval
- All significant changes in the project declaration occur through an additional agreement with all shareholders who have already registered a share participation agreement
- The developer must have a plot of land either leased or owned. The rental period must be current
- The authorized capital must not be lower than the minimum in terms of its area.
- The project declaration must be drawn up in accordance with the rules established by the Ministry of Construction of the Russian Federation
Authorized capital
Requirements for the authorized capital of a developer are one of the most pressing topics in discussions in the professional community. New amendments to the legislation actually reduce the number of developers who can operate in our country. It is assumed that small developers who are unable to register an increased authorized capital will be able to work as general contractors for large developer holdings.
The authorized capital is an amount that is actually frozen by the developer - both cash and various equipment and property can be contributed to it. The authorized capital can be used to pay off debts in bankruptcy.
| Capital amount | Area of all shared construction projects |
| 2.5 million rubles | No more than 1.5 thousand square meters |
| 4 million rubles | 2.5 thousand sq. meters |
| 10 million rubles | 10 thousand sq. meters |
| 40 million rubles | 25 thousand sq. meters |
| 80 million rubles | 50 thousand sq. meters |
| 400 million rubles | 250 thousand sq. meters |
| 1.5 billion rubles | More than 500 thousand sq. meters |
Accordingly, large developments, such as the implementation of programs for the construction of microdistricts, can now only be implemented by developers with a very large authorized capital. On the one hand, this guarantees:
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- Availability of funds for creditors in case of bankruptcy
- On the other hand, there is the availability of our own equipment for the construction of housing. After all, it is unlikely that any company will decide to freeze hundreds of millions of rubles in its authorized capital
Problems with law
Federal law quite strictly regulates the actions of a legal entity - a developer who has undertaken the construction of multi-apartment housing and the sale of shares by an investor. If the developer decides to attract money from individuals, then he is obliged to:
- Absent from the register of unscrupulous suppliers
- Absent from the register of unscrupulous participants in government auctions
- The developer should not have arrears or other claims from tax authorities
- The manager and accountant of the developer must not be convicted of crimes in the economic sphere. They should not be subject to administrative sanctions for any actions in the field of construction and major repairs. Also, they should not be disqualified not at the current moment, not earlier, by decision of the executive authorities
Required site
The requirements for the developer’s website have also changed dramatically since 2021. Previously, it was simply said that the developer is obliged to post information about himself on the Internet. Now the requirements have become much stricter. This is called “information openness of the developer.”
- The developer must have at least three links on the main page to the internal pages of the site - i.e. the portal consists of pages about objects and pages with project declarations
- The requirements for the developer’s website contain complete openness of information - a person should not have any specific programs other than standard browsers. There should be no mandatory registration, no additional installations of executable files and security systems. There should be no charge for viewing information.
- Project declarations, construction permits, information about the site are posted either in the form of a scanned sheet of document or a full electronic copy
- Documents posted on the website must be endorsed by the head of the organization.
- Encryption of documents is unacceptable - if on the developer’s portal you find files encrypted in an archive, you can send a complaint to the Ministry of Construction - this is a violation of the law.
Now the developer’s website should contain not only current versions of declarations, but also all old versions. You can track the change and understand what is happening with the new building
