All lands located on the territory of the Russian Federation are divided into certain categories. Each territory has its own purpose. This prohibits its use for other purposes.

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One type of site designation includes the territories of settlements allocated for .

In 2019, the Law on Dacha Amnesty is still in force, allowing the construction of housing on such sites in a simplified manner, without obtaining a construction permit. In addition, a simplified procedure for registering property rights applies to such buildings.

There are requirements that apply to buildings on individual housing construction territories. In such areas, only low-rise construction is permitted. However, recently the construction of apartment buildings on individual housing construction has become very popular, which is prohibited by law.

Purpose of the site

In Art. 222 clauses 1, 2 of the Civil Code of the Russian Federation states that any objects built without taking into account the type of permitted use can be considered unauthorized buildings and subject to demolition at the expense of the developers who erected them.

Apartment building on individual housing construction

Unscrupulous developers are building apartment buildings on individual housing construction sites in order to make a profit. However, at the same time, they grossly ignore the requirements of the law, which is an offense.

Some individuals disguise the constructed apartment buildings as individual housing or townhouses. Some citizens even manage to register ownership of such objects. However, this right can be challenged at any time in court by a claim from an interested party.

The court will order an examination, during which the essence of the building will be determined. In this case, the developer will be pointed out that the building does not comply with the type of permitted use and will be obliged to demolish the building.

In practice, the initiators of legal proceedings are most often neighbors who are disturbed by noise from a nearby house. In addition, if several families live in a building, spontaneous parking for residents’ cars will most likely be organized in the adjacent area. Narrow private streets are more likely to be unsuitable for so many cars.

However, a situation may arise that the developer will have friendly relations with neighbors and the administration of the locality. In this case, another problem may arise regarding connection to utility networks.

The power, which is indicated in the technical conditions for connecting the facility to the networks, is usually enough for 1 family.

This is not enough to support an apartment building designed for several families. In such housing located on an individual housing construction site, there may be regular problems with power supply that arise due to overloads in the electrical network. This situation can make it difficult to live comfortably in housing.

Is it possible to build?

So, is it possible to build an apartment building using individual housing construction? The answer to this question is unequivocal - it is impossible.

What can conscientious developers who did not take into account the category of land during construction, or citizens who really want to build an apartment building on such territory, do?

There are 2 options:

1. Try to change the type of permitted use of the territory. To do this, you need to collect a package of documents and submit a corresponding application to the local administration.
2. Designate the constructed facility as an isolated premises, and not as multi-apartment housing. However, judging by current practice, this will be extremely difficult to do.

Consequences of construction without permission

The consequences of the construction of multi-apartment buildings on individual housing construction sites threaten both unscrupulous developers and citizens who purchased such housing.

Consequences for the developer:

• administrative fine in the amount of 40-50 thousand rubles;
• recognition of the object as an unauthorized construction and forcing the developer to demolish it or demolish the building at his expense.

The authorities are currently considering a bill to tighten penalties for such construction.

It is expected that developers will subsequently be subject to a fine of 1-5 million rubles or suspension of activities for up to 90 days. Malicious violators will face both types of punishment.

Consequences for buyers of apartments in houses on individual housing construction plots:

• financial losses;
• deprivation of housing;
• forcing the demolition of a building.

Citizens remain the deceived party. They only have the right to demand that the developer return funds and pay compensation. However, in most cases, unscrupulous developers do not have sufficient funds in their accounts to compensate citizens. Therefore, even going to court may not lead to the desired result.

Citizens can only be vigilant and before purchasing an apartment in an apartment building, inquire about the category of land on which the object is built.

How to avoid scammers?

How to avoid fraud:

1. It is necessary to request documentation from the developer. Main papers - certificate of state registration of ownership, projects and plans. By comparing the documents, you can see the permitted use and purpose of the land.
2. It is necessary to check that the construction permit indicates “apartment building” or “low-rise building” and not “individual residential building”. The documentation must also indicate the area of ​​the object and its number of floors, as well as the area of ​​the land plot.
3. It's worth getting to know those. conditions for connecting the facility to utilities.
4. It is worth comparing the information contained in the project documentation.
5. It is recommended to clarify with the developer the procedure in which the registration of rights to the constructed object will be carried out. A simplified procedure is possible only in relation to individual housing construction, garden and country houses.
6. It is worth assessing the content of the contract that the developer proposes to conclude. This must be a paper on equity participation. Such an agreement must be subject to mandatory registration with Rosreestr. This eliminates the possibility of double selling.

The construction of multi-storey buildings involves performing work in compliance with a number of requirements. At the same time, it must be conducted as professionally and competently as possible. Multi-storey buildings have a very complex structure, and the main task during their construction is to ensure the safety of residents.

Where to start construction?

At the first stage, a land plot is selected, and this must be done in accordance with the urban development plan. The easiest way to get a plot is in areas where development is minimal. After receiving permission, it will be necessary to conduct a geological examination of the territory. At this stage it is important to find out what the condition of the soil is. Based on the data obtained, materials are selected and the technology by which multi-storey buildings will be built is determined. To obtain a site for construction work, you need to carry out a number of approvals with higher authorities. Along with the allocation of the site, it will be necessary to address issues related to the provision of communications.

Construction process

All received information will be displayed by a diagram of a multi-story building. By the way, it is on the basis of a competent and thoughtful project that you can build housing with minimal costs and losses. At the same time, everything must be taken into account during the design process, including the climatic conditions of the region in which the house will be built. The project will display the space-planning solution of the space, that is, the location of rooms, bathrooms, and ceilings. All this must be done in strict accordance with existing design and construction standards.

Multi-storey buildings are those residential buildings in which the number of floors exceeds 2-3. To build such a facility, a clear load-bearing structure will be required, since these components will bear the entire load. In addition, the building must fit well into the surrounding landscape.

What are multi-storey buildings made of?

Modern technologies open up wide opportunities for the use of various building materials. As a result, the building can be brick, monolithic or panel. Brick construction is becoming less and less common today due to the high costs of both money and time. Accordingly, the price of such housing will be quite high.

Construction is widespread, it is quick, convenient, and economical. However, one cannot dream of retaining heat in them, since the seams between the panels are not airtight.

It is important that the project of a multi-storey residential building built on the basis of panels will have a standard layout, and not every buyer will like this. Therefore, more and more future residents prefer to choose monolithic residential buildings: such buildings are erected quickly, and any shape of the room and planning solution can be chosen.

Whatever multi-storey building is chosen, it is important that any process is based on strict adherence to the rules. As a rule, the first floors in modern high-rise buildings are given over to shops and other infrastructure, while the remaining premises are residential. This approach allows buyers to purchase housing, which will immediately be provided with the most necessary institutions.

You shouldn’t even think about starting construction work on a plot of land unless there is special permission from the authorities. This is an official document giving the right to implement an apartment building project. This paper confirms the compliance of the developed technical documentation of the building with all established standards of the urban planning plan. On its basis, the landowner can carry out construction and reconstruction work on his site. According to the requirements of Russian law, permission to build an apartment building is a fundamental act of assessing the structural, engineering and other safety, durability and sustainability characteristics of a future structure. Without this document, the construction of a permanent building is strictly prohibited, otherwise the right to its property will be declared illegal. The same applies to cases of unauthorized repair or reconstruction of real estate. That is why it is so important to obtain permission to build an apartment building in a timely manner.

Stages of work

1. The construction of an apartment building must follow a specific plan. There is an established procedure for the creation of both residential properties and country cottages, and every developer must follow it if he does not want to cause himself many problems in the future.
2. The first step is to select the location of the intended object. This takes into account a number of characteristics that the development area must necessarily have - being in proximity to all vital social facilities - clinics, kindergartens, schools, walking areas, shops, pharmacies, etc. A prerequisite when choosing a location is also the availability of the technical ability to connect the apartment building being built to communication networks and all the required centralized utilities (electricity, gas pipeline, sewerage, heating, water supply, ventilation, etc.).
3. An urban development plan for the site is developed, agreed upon, approved and approved. It contains information about the location of the object, the size of the indent to neighboring adjacent objects, engineering and communication networks, etc. If apartment buildings are not too densely located on the site, then in this case it will be easier to obtain permission to build a residential complex.
4. The next step includes the implementation of geological and geodetic activities. In the first case, the condition of the soil is carefully checked, its physical and mechanical characteristics are assessed, and hydrological conditions are studied to predict their behavior during construction work. As a result, the optimal design features of the building are determined, taking into account all the negative factors affecting its construction and operation. Before the start of design and landscape work, a topographic survey of a plot of land is made. This procedure is needed to obtain reliable data about the terrain, create an accurate digital model or sketch on paper indicating the objects present there. The topographic plan displays the exact location of the future building, its coordinates and linear dimensions.
5. Next, the design of the building begins. To do this, a professional design engineer comes into play, whose responsibilities include assessing the future structure from the point of view of its functionality (comfort and safety). The specialist checks whether the house meets sanitary and environmental standards and regulations, and whether it is sufficiently suitable for living.
6. The final stage is the construction process itself, which consists of a series of sequential, one-on-one operations for the construction of the building.
7. And finally, the only thing left to do is the small and, probably, the most pleasant thing - to put the surrounding area in order - to improve it and plant it with greenery.

Bodies authorized to issue permits

Permission to build a house issued by local executive authorities or local government bodies. Approval from officials is required not only for the implementation of the entire project, but also for each of its stages separately.

Permit rules

To ensure that the authorities do not interfere with the construction of a building on the site, one should act within the framework of the law and not engage in arbitrariness. In an effort to obtain permission to build a house, land owners are ready to go through tedious bureaucratic procedures. And first of all, they need to fill out an application form according to a certain sample. This is followed by the process of collecting a whole package of documents:

• documents on the right to own land;
• urban planning plan of the site;
• design documentation, consisting of text and graphic materials and defining functional, technological, engineering, architectural and constructive solutions, including an explanatory note;
• in some cases, expert opinion regarding design documentation;
• special permission to deviate from the maximum parameters of permitted construction;
• consent of the owners to carry out reconstruction.

There is no need to pay for a permit to build a house, because... it is given free of charge. But you still have to bear the costs, and they will be associated with the production of the remaining papers included in the kit.

What other steps should be taken?

To submit a copy of the application and the necessary documents, the applicant must contact the department of architecture and urban planning of the local administration of the district to which the site belongs. Among other things, you should prepare in advance a copy of the urban planning plan and a cadastral extract of the plot. Permission to construct a capital construction project issued for a period of 10 years. Its validity may be extended in accordance with the requirements of current legislation.

Project documentation

The construction of a multi-storey building must be carried out in strict accordance with the design documentation, which in turn must meet all the requirements of the urban planning plan of the site. Otherwise, you may encounter a lot of unpleasant consequences, such as cracks in the walls and foundation, uneven shrinkage of the structure, and even its collapse. A building permit is not required for the construction of a building with no more than three above-ground floors intended for single-family residence. There are no special restrictions or prohibitions on the construction of low-rise residential buildings. However, even for low-rise construction, the development of design documentation is required, and if it is incomplete or absent altogether, then the authorities have every right to refuse to issue a permit.

Construction on agricultural land

Houses cannot be built on reclaimed land or on land used for agriculture. The only exceptions are mini houses for year-round use. In some situations, with the consent of the authorities, you can change the category of land, which allows you to use it at your discretion.

For a favorable outcome of the case, it is important to prove that the building, even a multi-story one, is being erected only for agricultural purposes, and not for commercial gain. In any case, you will have to develop a house project for a building permit. The size of the plot must be at least 3 hectares.

Deviation from the maximum parameters of permitted construction

If you plan to implement a non-standard project, then special permission from the authorities is required, including notarized consent of neighbors on the site. A positive decision on this issue can be obtained if the proposed deviations meet the requirements of technical regulations, and as a result of their application no damage is caused to the health and life of people, property of citizens, or the environment.

Permission for the construction of a multi-apartment residential building with deviations from the specified parameters is issued by authorized officials. An application for obtaining a document is sent to the City Commission for Urban Planning, Land Use and Development.

Permission to deviate from the maximum parameters of permitted construction is issued if the configuration or engineering and geodetic characteristics of the land plot are not entirely favorable for development.

When does the permit expire?

It often happens that government authorities decide to suspend, mothball and even terminate construction. But there are a few nice nuances:

1. The decision is usually made no later than a month in advance. Once permission to build a house has already been issued, it is rarely revoked.
2. This situation usually does not affect citizens who have complied with all the requirements placed on them in a timely manner.
3. If there is a refusal, then the entire set of documents is returned to the applicant, provided that there are no objections on his part. Otherwise, the case is contested in court.

Other features of obtaining permission to construct multi-apartment buildings

Few people know what stages of construction of an apartment building precede the emergence of new “giants” that provide housing for hundreds, or even thousands, of people. At first glance, the creation of such objects is a simple process, including the preparation of documents, the construction of the building and the subsequent finishing of the apartments. In practice, building a house is a complex process with many nuances and difficulties that the developer has to overcome. Below we will consider the stages of construction of an apartment building and the features of this work.

The first step is to find a suitable site for the construction of a new facility. When choosing, the developer focuses on two main criteria:

• Proximity to city infrastructure. The best option is to build a residential building closer to the center, where there is everything necessary for a comfortable stay (shops, hospitals, schools, kindergartens and other facilities). But the closer the site is to the central part, the higher the cost of the land, and it is more difficult to obtain permission.

Buying a plot of land outside the city allows you to save money and process documents faster, but difficulties arise with the sale of apartments. People are in no hurry to purchase real estate in places where there is no normal transport connection and no necessary infrastructure. Accordingly, the cost of one “square” of housing is reduced.

• Possibility of communication. The next important point is the proximity of telephone lines, heat supply, electrical and gas networks. If the new building has autonomous heating, the issue of connecting to the central heating main is resolved by itself. At the same time, it is still necessary to draw water to the house, install supports for supplying electricity, connect gas, and so on. All this increases the cost of construction and complicates the project.

The next “stumbling block” is the urban planning plan, taking into account which the city is being developed. Construction companies have to go through real “circles of hell” to get approval for the construction of a multi-storey building, and the total number of permits when constructing a facility near the city center can amount to several dozen.

The easiest way is to obtain a building permit in an area where there are still few new buildings, and the master plan provides for the construction of several houses. The process of obtaining a permit is also simplified when municipal authorities act as the customer for the construction. But here we are talking about multi-storey buildings with economy-class apartments intended for low-income families.

Carrying out topographic survey and geological examination

At the next stage of construction, a topographic survey is carried out, thanks to which it is possible to solve two issues - to accurately determine the coordinates of the location of the future multi-apartment residential building, as well as the characteristics of the area. In addition, conducting a topographic survey is an opportunity to find out the depth of groundwater, as well as assess the quality of the land plot, the likelihood of soil shrinkage after laying the foundation and the reality of the construction of the facility as a whole.

Carrying out geological examination and topographic survey - work that involves companies with special permission. Upon completion of the activities, employees of such an organization submit a report to the developer. The document reflects the following information:

• Soil composition, its geological structure and physical characteristics.
• Features of the terrain.
• Meteorological and climatic parameters.
• Other data on the land plot.

Carrying out the measures considered allows us to accurately determine the technology for constructing the facility, as well as choose the right building materials. If the groundwater on the land is at great depth or there is complex terrain, the use of special construction techniques is required.

Design

After topographic survey and geological examination, you can proceed to the next stage - drawing up a project for a future apartment building. The future layout of the apartments, the size of the living space, as well as the appearance of the property depend on the correctness of its implementation.

The project of the future house is developed taking into account current building codes, climatic conditions, sanitary requirements and the seismological situation. For example, in sanitary legislation, key attention is paid to the quality of ventilation and lighting. As for thermal insulation, the need for additional finishing of the facade will be determined taking into account the average annual temperature.

When developing a project, many factors are taken into account, including the location of communications. Here, developers of project documentation have to take into account many requirements (including in the environmental sector), as well as environmental features.

The main difficulty in developing a project is the need to coordinate it with architectural and construction organizations. It is this stage that takes the “lion’s” share of time.

If an apartment building has a height of 22 floors or more, an additional calculation of the load on the foundation and determination of the resistance of load-bearing elements is required. When creating a project, specialists must take into account the characteristics of not only the territory where construction is taking place, but also the development plan for nearby areas.

The result of the construction of an apartment building, its reliability, safety and external attractiveness depend on the correctness of the drafting of the project, as well as checking the documents for compliance with the requirements. A project declaration must be drawn up, which provides information about the developer and the property.

Construction

The actual construction of a residential multi-storey building takes place in several stages. Let's look at these stages in detail:

Preparing the site for construction

The developer carries out preliminary work that allows the construction of the facility to begin. This includes fencing the area to prevent entry by unauthorized persons, clearing the land area of ​​trees, structures or buildings (if any), as well as re-equipping utility networks that interfere with construction activities.

At the same stage, the developer organizes routes for transport access, thinks through the nuances of laying communications, provides systems for protection from rainwater, and installs household and administrative premises.

Marking the axes of the house

This stage of construction is extremely important and requires accurate calculations, as well as careful verification of the results obtained. Even small deviations can lead to a number of consequences that cannot be corrected. In the marking process, new types of measuring instruments are used, which are highly accurate.

Excavation

A special feature of this stage is the preparation of the pit for subsequent laying of the foundation. Work is also underway to create trenches for supplying communications. When constructing an apartment building with a large number of floors, the volume of earthworks is large, so special equipment is used - excavators and bulldozers.

Laying the foundation

At the heart of any multi-storey structure is a foundation, the quality of which determines the reliability, strength and, accordingly, the lifespan of the finished building. The base takes on the greatest load, so when drawing up a project, maximum attention is paid to it.

The type of foundation used depends on the soil. For example, when constructing a multi-story building, it may be necessary to add sand or gravel. The main work at this stage is pouring concrete capable of supporting a high-rise structure.

Construction of external walls

The duration and complexity of this stage depends on the chosen technology. There are plenty of options - erecting a building from brick, using reinforced concrete panels or building using monolithic technology. The latter option is in greatest demand due to its simplicity, reliability and high speed of construction.

Communications supply

As noted above, trenches for communications are prepared at the excavation stage. At this stage, gas, water and electricity supply elements are laid. Work on the supply of sewerage and other utility networks is also carried out here.

Roof arrangement

The volume and complexity of the work depends on the type of roof chosen. Modern multi-storey buildings often have a usable type of roof with the possibility of arranging a winter garden at the top. This, in turn, increases the cost of construction.

Final stages

At the final stage, the following work is performed:

• Creation of internal partitions - dividing the house into apartments, taking into account the previously drawn up project, as well as equipping the building with elevators.
• Installation of windows and installation of metal doors in the apartments of future residents.
• Arrangement of internal communications - installation of electrical wiring, sewerage, water and gas supply systems, installation of water and gas meters.
• Floor screed. During the work process, a sand-concrete composition is used, and after pouring, the surface is leveled.
• Interior finishing can be rough or finishing. Many construction companies sell housing with rough finishing, which allows them to reduce the cost of apartments. If the developer carries out a full scope of work, you can immediately move into the resulting property, but the price will be higher.
• Exterior finishing - facade treatment, as well as renovation of common areas. When selling apartments with rough finishing, common areas (hall, entrance, staircases) must be completely ready for use.

Arrangement of the local area

The last stage of construction involves landscaping the area near the apartment building. This allows you to solve two problems - comply with the requirements of urban planning regulations and attract potential buyers.

The complex of works for arranging the adjacent area includes planting flower beds and greenery, installing a children's playground near the house, laying paving slabs and creating access roads for transport. Street lighting and parking near the building are also being installed. Elite class houses may have underground parking, a swimming pool and other amenities.

Results

From the above it is clear that the construction of an apartment building includes many stages, and the process itself requires a lot of time. Developers note that the greatest difficulties arise at the stage of creating and approving a project, collecting documents and issuing permits. To speed up construction and reduce the final cost of the project, standard designs are often used.

A monolithic multi-storey building is a serious object in which heating, water supply, ventilation, electricity and sewage systems are connected into a single whole.

The construction process is divided into several stages, which ultimately affects time. Despite this, multi-storey buildings are increasingly being built using monolithic technology.

The main stages of construction of multi-storey buildings using monolithic technology

Any construction of a multi-storey building using monolithic technology is a long and painstaking procedure. Moreover, this applies not only to the construction work itself, but also to the approval of the project and other paper documentation.

Let's consider the main stages of constructing a monolithic high-rise building:

• 1. Perhaps the most difficult stage is not related to construction. First you need obtain a development permit and select a suitable site. Then comes the difficult period of coordinating controversial issues with the local administration (given the complexity of the urban construction sector, this stage will take a huge amount of time and nerves).
• 2. On a designated plot of land is carried out geological and topological exploration . It is necessary to correctly determine the type of soil and its composition, the depth of groundwater, the level of soil freezing and other important indicators.

Pit for the construction of a residential building
Pile field for a monolithic house

Removable formwork
Removable wall formwork

• 3. An extremely important step is development of a multi-storey building project . It includes all the necessary documentation for construction: material calculations, engineering systems, sections, floor plans, final estimates. The project is the last paper document and after it the stages of construction work begin.
• 4. The site is broken down and preparatory work begins to prepare the foundation. Necessary dig a pit and drive piles under the foundation. After this, the installation of the frame from the reinforcement begins (use a rod of rectangular or round cross-section). When building a multi-storey building using monolithic technology, the frame plays an important role - it gives the structure the necessary rigidity.
• 5. Performed installation of removable formwork from wooden panels, polystyrene foam or plastic. You can use ready-made formwork. Upon completion of assembly, produce pouring concrete mortar with further compaction (using deep vibrators). Now all that remains is to wait for the mixture to completely dry and harden, after which the formwork is dismantled. To speed up the process, various additives can be used. According to this principle, they build floor by floor.
• 6. Insulation and finishing of the facade produced after the last layer of concrete has completely dried. This takes at least 28 days, and even longer in damp and cold weather.
• 7. At the final stage the house connected to all necessary communications . After this, the area adjacent to the house is landscaped.

Fixed formwork (example)
Construction of a multi-storey building using monolithic technology

Advantages of monolithic multi-storey buildings

Monolithic high-rise buildings have obvious advantages over their brick and panel counterparts.

• First of all, it is worth highlighting their reliability and compactness.
• An important component is external attractiveness.
• An insulated and plastered monolithic high-rise building looks much better than a panel or brick one.
• In addition, very often when building a multi-storey building using monolithic technology, additional architectural techniques and elements are used: protrusions, bay windows, curved walls, window openings with original geometry.
• One of the key advantages is durability. Thanks to a special construction technology, the monolithic structure has fewer joints, which can significantly increase its service life. Such buildings can be built in seismically active areas.
• Monolithic high-rise buildings are ideal as objects with developed infrastructure. In the basement and first floors there is the possibility of arranging retail outlets, sports facilities, parking lots and other establishments.

Disadvantages of monolithic high-rise buildings

Disadvantages include reasons not related to the operational characteristics of buildings. The main negative point is the likelihood of a shift in the delivery date of the project. This happens due to incorrect calculations or when weather conditions worsen. This also includes the complexity of the work, because not every company can handle a monolithic structure.

Price issue

It may seem that, taking into account the above characteristics, the cost of such a house is several times higher than the budget of similar buildings made of panels and bricks. In fact, their cost is approximately the same, and with a well-designed project it can be lower. An analysis of the real estate market shows that prices for living space in monolithic high-rise buildings are 10-15% lower. Thus, this property can be considered an excellent investment.