Stages of building a residential building and what you should not miss. Monolithic construction of multi-storey buildings: technology, requirements

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Hello Eugene. It is impossible to build an apartment building, no matter for what purpose, on a land plot intended for individual housing construction.

You can only build an individual residential building, and it can also have isolated living quarters that can be rented out.

The construction of an apartment building involves changing the purpose of the land plot - for the construction of an apartment building. Which is most likely impossible.

Hello.

If the administration establishes the fact that the house is an apartment building, for example, based on a complaint from neighbors, then it may well go to court with a lawsuit to demolish the house, because. it will be a standalone building.

Decree of the Federal Antimonopoly Service of the North Caucasus District dated March 26, 2012 in case N A32-19509 / 2011
In refusing to satisfy the application, the court rejected the plaintiff's claims to recognize the ownership of the apartment building erected by the plaintiff. According to the court, in accordance with the provisions of art. 51 of the Town Planning Code of the Russian Federation, Art. 3 of the Federal Law “On Architectural Activities in the Russian Federation”, construction, reconstruction of capital construction projects, as well as their overhaul are carried out on the basis of a construction permit, which is issued by the local government at the location of the land plot where construction is planned. At the same time, according to paragraph 26 of the Decree of the Plenum of the Supreme Arbitration Court of the Russian Federation and the Plenum of the Supreme Arbitration Court of the Russian Federation dated April 29, 2010 N 10/22, the absence of a building permit in itself cannot serve as a basis for refusing a claim for recognition of ownership of an unauthorized construction, it is necessary to establish whether whether the person who created the unauthorized structure, appropriate measures to legalize it, in particular, to obtain a building permit and / or an act of putting the object into operation. As established by the court, the plaintiff has permission to build a three-story individual residential building. However, in fact, the plaintiff erected a five-story multi-apartment residential building, which does not correspond to the permit documentation. Evidence of a change in the type of permitted use of the land plot, compliance with the established procedure for obtaining a permit for the construction of a five-story apartment building, the availability of design documentation for the erected facility, as well as appeals to the authorized bodies to agree on the construction of the disputed facility are absent in the case file. Thus, there are no grounds for satisfying the plaintiff's claims.

KOSTROMA REGIONAL COURT
APPEALS DETERMINATION
dated December 5, 2014 in case No. 33-1885
By order of the Department of Property and Land Relations of the Kostroma Region dated DD.MM.YYYY N, the above land plot with a total area of 748 sq. m located at:<адрес>, courtesy of H.A.I. free of charge to the property as the owner of the real estate object, with the permitted use "for the operation of an individual residential building." Ownership of the land has passed the state registration, which is confirmed by a certificate from DD.MM.YYYY.
Filing claims for the demolition of the object at the address:<адрес>, the plaintiff pointed out that the object has signs of an unauthorized structure, since it is an apartment building, it was erected without a building permit, in violation of the intended purpose of the land plot, technical norms and rules were violated during its construction, in connection with which the structure threatens life and health citizens.
The defendant's position was that the house is an individual, three-story house built for the residence of one family, and therefore it was not required to obtain permission to build a house, to produce and approve project documentation. The construction of the facility has not been completed, all identified violations are correctable and will be eliminated during construction.
Assessing and examining the evidence presented in accordance with Article. 67 of the Civil Procedure Code of the Russian Federation, the court of first instance came to the conclusion that the disputed object has the features of an apartment building. The defendant produced new construction, before it began the development of project documentation in accordance with Art. 48 of the Civil Code of the Russian Federation, which is subject to examination, was not carried out, a building permit was not obtained, in the process of issuing which the types of permitted construction and its limiting parameters are determined, compliance with urban planning regulations in accordance with Art. 51 GRK RF. Taking into account the established circumstances, the court of first instance concluded that the disputed object has all the signs of unauthorized construction: an apartment building was erected on a land plot not allocated for these purposes in the manner prescribed by law, without obtaining the necessary permits, with a significant violation of urban planning and building codes and rules, incl. partially located outside the boundaries of the land plot, violates the rights and legitimate interests of third parties, creates a threat to the life and health of citizens. Under the above circumstances, an immovable property located at:<адрес>, to be demolished.
Thus, the disputed object is an unauthorized construction, which was erected in violation of building codes and regulations on a land plot not allocated for the construction of an apartment building, partially on a land plot not owned by the defendants, and creates a threat to people's life and health.
The consequences of unauthorized construction are established by Art. 222 of the Civil Code of the Russian Federation. A person who has carried out unauthorized construction shall not acquire the right of ownership to it. It has no right to dispose of the building - to sell, donate, lease, make other transactions. Unauthorized construction is subject to demolition by the person who carried it out or at his expense, except for the cases provided for by paragraph 3 of this article. The right of ownership to an unauthorized construction may be recognized by a court, and in cases provided for by law in another procedure established by law, the person in whose ownership, lifetime inheritable possession, permanent (unlimited) use is the land plot where the construction was carried out. In this case, the person who has recognized the right of ownership of the building shall reimburse the person who carried it out for the costs of the building in the amount determined by the court. The right of ownership to an unauthorized structure cannot be recognized for the said person if the preservation of the structure violates the rights and legally protected interests of other persons or poses a threat to the life and health of citizens.
In accordance with the legal position of the Constitutional Court of the Russian Federation, set out in the Ruling of July 3, 2007 N 595-O-P, unauthorized construction is an offense that consists in violating the norms of land legislation governing the provision of a land plot for construction, urban planning regulations governing design and construction. According to the literal meaning of paragraph 1 of Art. 222 of the Civil Code of the Russian Federation, the sanction contained in it can be applied if the guilt of a citizen in the implementation of unauthorized construction is proved. The implementation of unauthorized construction is a guilty act, the proof of which is the establishment of at least one of the three conditions listed in paragraph 1 of Article 222 of the Civil Code of the Russian Federation.
Taking into account, as well as the provisions of par. 2 p. 2 art. 222 of the Civil Code of the Russian Federation, paragraph 3 of Art. 76 of the Land Code of the Russian Federation, the obligation to demolish an unauthorized building should be assigned to the person who carried out the unauthorized construction, that is, to the owner Kh.A.I.
In accordance with the clarifications contained in paragraph 23 of the Resolution of the Plenum of the Supreme Court of the Russian Federation N 10 and the Plenum of the Supreme Arbitration Court of the Russian Federation N 22 dated April 29, 2010 “On some issues arising in judicial practice in resolving disputes related to the protection of property rights and other rights in rem”, the court’s decision to satisfy the claim for the demolition of the unauthorized building serves as the basis for making an entry in the USRR on the termination of the defendant’s ownership of the unauthorized building.
In view of the foregoing, this decision is the basis for the termination in the Unified State Register of Rights to Real Estate and transactions with it of the record of ownership of Kh.A.I. and V. to the object of individual housing construction - a 3-storey residential building with a total area<данные изъяты>sq. m inventory number N letter B at:<адрес>.

In order to build an apartment building, you need to change the type of permitted use of the land plot, if the land plot belongs to the lands of settlements.

URBAN PLANNING CODE OF THE RUSSIAN FEDERATION
Article 37. Types of Permitted Use of Land Plots and Capital Construction Objects
1. Permitted use of land plots and capital construction facilities may be of the following types:
1) the main types of permitted use;
2) conditionally permitted uses;
3) ancillary types of permitted use, admissible only as additional in relation to the main types of permitted use and conditionally permitted types of use and carried out together with them.
2. With regard to each territorial zone, the types of permitted use of land plots and capital construction facilities are established.
3. Change of one type of permitted use of land plots and capital construction facilities to another type of such use is carried out in accordance with the urban planning regulations, subject to compliance with the requirements of technical regulations.
4. The main and auxiliary types of permitted use of land plots and capital construction objects by the right holders of land plots and capital construction objects, with the exception of state authorities, local governments, state and municipal institutions, state and municipal unitary enterprises, are chosen independently without additional permits and approval .
5. Decisions to change one type of permitted use of land plots and capital construction facilities located on lands to which town planning regulations do not apply or for which town planning regulations are not established, to another type of such use are made in accordance with federal laws.

Hello Eugene.

You will definitely have problems:

1. You may be denied registration of ownership of a property

2. Your apartment building may be classified as unauthorized construction and demolished.

Numerous judicial practice confirms what has been said, including in Moscow and the Moscow region!

"Overview of the practice of resolving disputes by courts arising in connection with the participation of citizens in the shared construction of apartment buildings and other real estate objects" (approved by the Presidium of the Supreme Court of the Russian Federation on 04.12.2013)
M.A.N. on a land plot of 600 sq. m, intended for individual housing construction, on the basis of building permits, a residential building with a total area of 1005.9 sq. m. The bodies that carry out state registration of rights to real estate and transactions with it registered the ownership of M.A.N. to this house. On the basis of a contract for the sale of real estate objects, the owners of a residential building located on the specified land plot on the basis of the right of common shared ownership are, in addition to M.A.N., also B.K.V., G.O.A., G.V. A., O.M.L., R.L.N. and others (total 14 people).
By the decision of the Lyubertsy City Court of the Moscow Region the claims of the prosecutor of the city of Lyubertsy, Moscow Region, in the interests of T.Yu.A., the municipality Malakhovka Urban Settlement, Lyubertsy Municipal District, Moscow Region, against M. for the demolition of an unauthorized building were satisfied. changes.
Determination of the Judicial Collegium for Administrative Cases of the Moscow Regional Court, which considered the appeals of B.K.V., G.O.A., G.V.A., O.M.L., R.L.N., court decisions were canceled, the claims of the prosecutor of the city of Lyubertsy, Moscow Region, were satisfied.
As can be seen from the case materials (inspection report, technical documentation, etc.), a three-story residential building (two ground floors and an attic floor) was erected on the indicated land plot. On each of the floors there are actually 8 or 9 separate apartments, all of them are numbered, have a separate exit to the corridor, a separate bathroom, a separate kitchen equipped with a stove. From the residential building there is one exit on the ground floor to the land plot adjacent to the house.
The residential building erected by the defendant is, in fact, intended and actually used for the residence of several families who are not related to the developer and live in separate isolated premises.
Taking into account the content of paragraphs 5 and 6 of the Regulations on the recognition of premises as residential premises, residential premises unfit for habitation and an apartment building as emergency and subject to demolition or reconstruction (approved by Decree of the Government of the Russian Federation of January 28, 2006 N 47), which defines the signs of a residential building, apartment, apartment building, the panel of judges considered that the totality of the evidence presented in the case file reliably confirms the fact of the construction of M.A.N. an apartment building on a land plot intended for the construction of an individual housing construction facility, in violation of the requirements of civil law regarding the intended use of land. The defendant did not receive a permit for the construction of an apartment building, and did not apply for commissioning in the prescribed manner.
Thus, based on the provisions of articles 222 (paragraph 1) and 263 (paragraph 1) of the Civil Code of the Russian Federation, as well as articles 7 (paragraph 2) and 40 (subparagraph 2 of paragraph 1) of the Civil Code of the Russian Federation, articles 1, 2, 8, 9, 30 , 36, 44, 47, 48, 55 GrK RF erected by M.A.N. the residential building was recognized by the Judicial Board for Administrative Cases of the Moscow Regional Court as an unauthorized construction.
According to paragraph 2 of Article 222 of the Civil Code of the Russian Federation, paragraphs 23 and 24 of the resolution of the Plenum of the Supreme Court of the Russian Federation and the Plenum of the Supreme Arbitration Court of the Russian Federation dated April 29, 2010 N 10/22 “On some issues arising in judicial practice in resolving disputes related to the protection property rights and other property rights" on M.A.N. ordered to carry out the demolition of the building.
For example, the Judicial Collegium for Civil Cases of the Moscow Regional Court by the Appeal ruling dated April 2, 2014 in case N 33-3589/2014 installed:
the administration of the urban settlement of the Odintsovo municipal district of the Moscow region filed a lawsuit against the defendants for the demolition of an unauthorized building - an apartment building. The claim is motivated by the fact that the disputed apartment building was erected without a building permit, on a land plot intended for individual residential construction, in a low-rise building zone, without the possibility of connecting to the central water supply and sewerage systems, in gross violation of urban planning legislation, as well as norms and rules for the construction technology of facilities (Urban Planning Code of the Russian Federation, SNiP 2.08.01-89, SP 30-102-99, SNiP 2.07.01-89, SNiP 31-02-2001, etc.).
Representatives of the defendants objected to the satisfaction of the claim, pointing out that the master plan of the urban settlement, as well as the building plan, were not approved, the defendants are inadequate - so, in accordance with Art. 222 of the Civil Code of the Russian Federation, claims for the demolition of an unauthorized building are presented not to the owner, but to the developer. For some owners, this residential building is the only place of residence in the Russian Federation, people purchased apartments for personal residence, two families actually live in the house. The administration interferes in changing the purpose of the land plot. The house stands 20 meters from the administration, was built in front of the administration, and since 2008 it has not raised the issue of the illegality of its construction or its demolition, the plaintiff has not proven that unauthorized construction poses a threat to the life and health of citizens, in itself, the lack of permission to construction does not serve as a basis for the demolition of an existing facility, the rights to which are registered in the manner prescribed by law. The residential building was erected in the residential area in accordance with the Development Rules of the city of Odintsovo, approved by Decree N 931 of 03.10.2012.
The representative of a third party - the Department of Architecture and Urban Planning of the Administration of the Odintsovo Municipal District of the Moscow Region - supported the administration's claim, saying that the land plot was intended for individual housing construction.
Considering the type of permitted use of the land plot, it is permissible to build on it a single-family residential building with no more than three floors, intended for the residence of one family (SP 55.13330.2011, paragraph 3 of article 48 of the Civil Code of the Russian Federation, paragraph 1 of article 49 of the Civil Code of the Russian Federation ).
Representatives of the Department of Architecture and Urban Planning of the Administration of the Odintsovo Municipal District carried out inspection visits, as a result of which it was established that a 4-storey apartment building was erected on the land plot.
The rightholders of the land plot did not apply to the Department of Urban Planning Architecture, i.е. did not take appropriate actions aimed at legalizing unauthorized construction and compliance with urban planning legislation.
Considering that the disputed object is actually an apartment building, in accordance with the provisions of Art. 48, 49, 52, 54, 55 of the Civil Code of the Russian Federation, the construction of such facilities must be carried out by specialized organizations that have a SRO certificate, on the basis of design documentation that has passed an examination, under the supervision of Gosstroynadzor (authorized body).
As follows from the response of the Glavgosstroynadzor of the Moscow Region dated February 18, 2013 N Zh-59/31 and the Order of the Glavgosstroynadzor of the Moscow Region N 44i dated November 16, 2011, the developer did not apply to the state construction supervision authorities with a notice of the start of construction of the facility, state construction supervision over the construction of the facility was not carried out on the specified land plot. According to the results of linear measurements, violations of fire-prevention distances between the disputed building and residential buildings located in neighboring areas were established. The objects are not connected to the central water supply and sewerage networks. Since the quality of construction and installation work in the house does not meet the requirements of the regulatory and technical documents for residential buildings, there are doubts about the durability and maintainability of the house (violations of SP 54.13330.2011 (SNiP 31-01-2003) "Residential multi-apartment buildings").
The defendants believe that this lawsuit violates their constitutional rights as owners of the land plot, and the plaintiff did not prove the violation of his rights and freedoms by the construction of the structure, the limitation period established by Art. 199 of the Civil Code of the Russian Federation, in connection with which they asked to dismiss the claim.
It follows from the case file that the defendants are the share owners of a land plot for individual housing construction.
According to the project, the house should be heated by gas boilers from the existing gas pipeline, water supply should be carried out from the existing well, sewerage - individual local treatment facilities, in the future, connection to sewer networks, waste disposal - into metal containers through the conclusion of a garbage disposal agreement. This project was developed in accordance with sanitary and epidemiological standards. After acquiring apartments in a multi-apartment residential building, the defendants took measures to legalize the residential building and bring it to a state suitable for habitation - providing the house with engineering communications.
Regarding the defendants' statement that the administration missed the limitation period, it should be noted that the requirement to demolish an unauthorized structure that poses a threat to the life and health of citizens is not subject to limitation.
According to the explanations given in paragraph 2 of clause 24 of the Resolution of the Plenum of the Supreme Court of the Russian Federation and the Plenum of the Supreme Arbitration Court of the Russian Federation dated April 29, 2010 N 10/22 “On some issues arising in judicial practice in resolving disputes related to the protection of property rights and other rights in rem”, the defendant in a claim for the demolition of an unauthorized building is the person who carried out the unauthorized construction. If an unauthorized building is in the possession of a person who did not carry out unauthorized construction, the defendant in a claim for the demolition of the unauthorized building is the person who would have become the owner if the building had not been unauthorized.
After examining all the circumstances of the case, the panel of judges came to the conclusion that there were grounds to satisfy the stated claim for the demolition of an unauthorized building, since during the consideration of the case it was established that an unauthorized apartment building was erected on a land plot for individual residential construction.

The goal of a real man, as you know, is to raise a son, plant a tree and build a house. And if the first two tasks do not raise any special questions, then building your own home is an elusive goal for most of the stronger sex.

Yudaev-Rachey Yuri. Early spring in Domodedovo. Wet highway. 1982

And the point here is not even the laboriousness and lack of special knowledge and experience, but the need for serious investments, because even the construction of a small, fairly modest country house will require significant funds.

Of course, theoretically, the process of building a dacha, cottage, villa, mansion is imagined by everyone. It would seem that there is nothing complicated - to choose a land plot, build a reliable foundation and build walls. However, construction is a complex process and has a number of nuances, especially if we are talking not about an ordinary one- or two-story house, but about a high-rise building with a hundred or even more apartments.

The beginning of the construction of an apartment building - the choice of land

The first stage in the construction of a multi-storey building is the selection of a suitable land plot. The construction organization is engaged in the selection of a building site, taking into account a number of factors:

proximity to urban infrastructure. Of course, the closer to the central areas of the city, the better, but the land here is more expensive, and it is much more difficult to get permission from the authorities. At the same time, apartments in a building located far outside the city, where there is no regular, convenient transport connection, will be in little demand among buyers, respectively, and the price per square meter in apartments here will be lower;
availability of necessary communications, proximity to power supply networks, heat supply and telephone cables. Now many residential complexes have the advantage of autonomous heating, so the proximity of the central heating main is not so important now, but the need to “pull” water pipes and erect supports for laying power lines can increase the cost of construction.

It should be noted that the development of any city, including the construction of multi-storey buildings, is carried out strictly according to the approved urban planning plan. Often, the number of permits for the start of construction on a particular land plot, especially in the central region, reaches 50! The easiest way to get permission to build a multi-storey building is in an area where there are still few new buildings, and the master plan provides for the construction of several objects.

Makovoi Valery. Construction of the village White Birch. 80s. Etude. 1986

The process of obtaining building permits and providing a land plot is also greatly facilitated if the city authorities themselves act as the customer for this building. However, most often in this case, housing is being built for low-income categories of the population, economy-class apartments.

Carrying out topographic survey and geological expertise

A topographic survey of a land plot that will soon become a construction site is carried out to accurately determine the coordinates of the location of the future structure, as well as to determine the main characteristics of the area and the surrounding landscape.

This is a very important part of the construction of a multi-storey building, which, along with geological surveys, allows you to find out how deep the groundwater is and assess the general condition of the soil, the likelihood and degree of possible shrinkage of the foundation.

Such surveys and surveys are carried out by specialized organizations that have the appropriate permit. After completion of the work, the developer receives a detailed report on the work done, in which, among other things, such points as the characteristics of the relief, meteorological and climatic characteristics, geological structure, physical properties and composition of the soil, hydrogeological conditions and much more are noted.

On the basis of geological surveys, the choice of building materials and construction technology is carried out, since in the case of a complex terrain or close occurrence of groundwater, it becomes necessary to use special methods.

Designing an apartment building is a complex and extremely responsible task, since it depends on the designer how successful and comfortable the layout of the apartments, their area, and the appearance of the house will be.

Belyakova Evgenia. Architect. 2005

The design process can only be entrusted to professionals - specialists of companies that are members of the relevant self-regulatory organizations and have received permission to perform this type of work.

Architects and designers are guided by approved building codes and sanitary requirements, seismological conditions and climatic features of the area are also taken into account. For example, sanitary legislation regulates such apartment parameters as illumination and ventilation, and the thermal protection system is developed taking into account the average annual temperature; if necessary, the project provides for additional insulation of the facade.

The complexity of the task facing the architect also lies in the fact that in addition to the requirements of the customer, who can make his own changes to the plan of the future building, the designer is obliged to coordinate the final project with the architectural and construction authorities of the city and strictly follow the established sanitary standards and requirements.

Also, the building design provides for the optimal way of arranging communications, which will ensure the energy efficiency of the building (recently, the standards of "green" building are becoming more widespread in our country, which increases the requirements for economical consumption of heat and energy), environmental requirements, features of the surrounding area and other nuances.

Usually the architect offers several options for designing the facade of the building, from which the customer chooses the one he likes best.

In addition, during the construction of a multi-storey, and especially a high-rise building (above 22 floors), it is necessary to carefully consider and calculate the load on the foundation, the reliability of the load-bearing structures that must cope with such a huge weight.

Another important detail is that when drawing up a project, the architect must take into account not only the features of the landscape, but also the prospects for further development of the area. If this nuance is not taken into account, in the future the view from the windows of the building may change dramatically, and the facade will contrast sharply with neighboring buildings, for example, built in a completely different style.

This stage is extremely important for the successful completion of construction, since only a well-designed, repeatedly tested and meeting all standards and requirements project guarantees that an attractive, reliable and safe apartment building will soon appear on this site, and the building itself will not look like a “monster”, ruined the whole landscape.

Before actually proceeding to the most visible and important stage in the construction of a multi-storey building - construction work, one more stage is often carried out: a tender for the selection of a contractor who will be entrusted with the implementation of the project.

Typically, contractors are selected on a competitive basis; experience in this area, the availability of qualified employees and construction equipment are of great importance.

Stukoshin Fedor. Two workers. 1967

The construction phase of the building itself can be divided into the following major parts:

Construction site preparation. This includes such preparatory work as fencing the land, which allows you to avoid the appearance of strangers at the construction site and ensure the safety of materials and equipment; land clearing, including the demolition of existing buildings; rerouting of engineering networks that interfere with construction; laying of temporary roads and necessary communications; arrangement of temporary household, administrative, warehouse and other premises. Also at this stage, it is necessary to protect the construction site from the possible accumulation of rainwater.
Marking the axes of the building. Another important step that requires careful verification and accurate calculation, since the slightest deviations will then be almost impossible to correct. Marking is carried out using accurate modern measuring instruments.
Excavation. The main type of earthworks in the construction of a multi-storey building is digging a foundation pit, and earthworks also include laying trenches for communications. At this stage, of course, you cannot do without special equipment - excavators and bulldozers, since the amount of work can be very large.
Foundation works. It is the foundation that bears the greatest load, it is the basis of the building and a guarantee of its durability and stability. The type of foundation depends on the properties of the soil, sand or gravel is often used, and the bulk of the work is poured with high quality concrete that can withstand the weight of a building 9,12 or even 24 stories high.
At the next stage of construction, the construction of the outer walls of the building begins, it should be noted that the technology for building a house from brick, reinforced concrete panels or a monolithic building has serious differences. Today, monolithic construction is becoming increasingly popular, for which only formwork, reinforcement and concrete are needed.
Supply of communications to the house - water, electricity, gas, sewer system. Pipe trenches were dug at the stage of earthworks, now communications are being laid and the building is connected to centralized water supply and other networks.
Roof installation. This stage also depends on the approved type of roof, many modern new buildings have a so-called exploitable roof, on which, for example, a winter garden can be arranged.
Installation of internal partitions. In fact, the division of a multi-storey building into separate apartments, according to the approved project. At this stage, such an important element of a multi-storey building as elevator equipment is being installed.
Installation of metal-plastic windows. To continue the interior work, it is necessary to protect the premises from climatic influences, so the installation of windows is already underway. Metal doors can also be installed in each apartment.
The device of internal communication networks. This includes the distribution of light throughout the premises of the building, the laying of sewer pipes, the arrangement of gas supply, heating, supply of cold and hot water. Also, after the distribution of communications in each apartment, meters for light and water are installed.
Floor screed device. At this stage, the concrete-sand mixture is again used, the floor is carefully leveled, it is from the floor screed that the rough finishing work begins.
Internal finishing works. It can be divided into rough and finish, often developers sell apartments with a rough finish, giving the new owners the opportunity to bring the apartment to a residential state on their own, which requires a significant investment of time and money.
Exterior finishing of the facade and carrying out repairs in all public areas. If the apartment can be sold after carrying out rough finishing work, then in the hall, entrance, stairs, common roof and other common areas, all finishing work must be fully completed.

Many residential complexes also offer commercial space, for example, a laundry, beauty salon, bank branch or a small grocery store can be located on the ground floor. The presence of such premises should, of course, be provided for even at the stage of drafting the project, and the construction of both an ordinary residential building and a multifunctional complex necessarily goes through all of the above stages.

In order to profitably sell apartments in a newly erected high-rise building, as well as in accordance with urban planning standards, the developer must also take care of the arrangement of the local area. It has become a common practice to install a playground in front of the house, the presence of greenery, flower beds, laying paving slabs or asphalt in front of entrances, providing access roads for vehicles, sometimes parking for residents and their guests, and street lighting.

Mefokov Nikolay. Saratov courtyard. 2004

Multi-storey buildings that claim to be elite residential complexes boast a closed, protected area, which is decorated with landscape design, and often even a swimming pool, simpler skyscrapers - just a well-groomed small courtyard with a swing and a small flower bed in front of the entrance.

As you can see, the process of building an apartment building is quite complex, multi-stage and responsible. Many developers note that the main difficulties arise precisely at the stage of obtaining building permits, collecting all the necessary documents, as well as creating and approving the project, while the construction work itself does not take much time. However, many construction companies save time and money by using standard designs, which sometimes turns out to be not the worst option.

Anna Sedykh, rmnt.ru

The construction of a multi-storey residential building today is the main solution to the housing problem for many developers. The advantage of the technology is the settlement of not one, but several families in the house, even if the construction is carried out on a small plot of land. Several types of construction are popular: panel, brick, monolithic, monolithic-brick. The choice of the type of development is carried out in accordance with the indications of soils, seismological conditions, climatic features, availability of materials, means and capabilities. Building land with multi-storey buildings is a responsible job that does not allow ignorance or blunders and requires strict adherence to all the nuances.

Panel construction

The technology was rapidly developed at the end of the last century due to the efficiency of all stages of work. The presence of ready-made elements allows you to set up houses without any special delays, the process resembles the assembly of a designer, the elements are produced in a factory way.

The conditions for the use of panel construction have their own characteristics:

The requirement to carry out mass development in a limited area;
Sale of finished housing at a price that covers the cost of work;
The presence of a powerful base of resources and equipment used.

Advice! The construction of a panel high-rise building is impossible without the use of lifting mechanisms and the provision of energy resources.

The scope of application of the technology extends not only to the construction of multi-storey buildings for public settlement, but also for private housing construction, where it is required to build a building of 2-4 floors. The technology involves the use of two types of residential buildings: frame, frameless.

Skeletons also have two building options: full frame or internal. The former are a spatial frame, in the formation of which supports of the external type and ribbed panels participate, and the frame is formed by transverse and longitudinal elements. The second option is a design without supporting column panels. The carriers are internal columns that take on the entire load. The optimal span in this case is 500-600 cm. The longitudinal part of the frame is represented by columns, the pitch of which is not more than 300 cm. The permissible floor height is 280 cm, the crossbar and column elements are combined and connected by means of welds. The column is covered with I-beam steel cantilevers. The height of frame structures is calculated depending on the purpose of the building.

Main stages of construction

Stages of panel construction:

Foundation work. The choice of base depends on the number of storeys of the building, the type of soil and other nuances. When working with lightweight panels (SIP), lightweight foundations are preferable; when working with heavy reinforced concrete panels, a strong and deep foundation is chosen.
Waterproofing of the foundation, treatment of wooden and metal parts with protective agents, installation of the lower beam.
Arrangement of the basement, laying the floor of the first floor.
Arrangement of the frame or installation of the first floor by erecting panel elements, fastening parts by welding.
Installation of interfloor ceilings around the perimeter of the floor.
Building insulation and waterproofing.

Important! The construction of all subsequent floors is carried out in the same way as the installation of the first. If it is assumed that there are rooms of a large area, the structure is reinforced with a high-strength beam.

Roof laying. The work is carried out taking into account the weight load on the panel.
Installation of windows, doors, roofing.
Finishing work.

This technology has its advantages and disadvantages, the advantages of a panel multi-storey building are as follows:

Increased building assembly speed;
The possibility of reducing the size of the construction site due to the work "from the wheels", that is, the material is brought from the manufacturer and immediately mounted on the site, without cluttering the construction site;
The minimum set of instruments and equipment for the installation of prefabricated structures.

Disadvantages of panel housing construction:

Low thermal performance in comparison with other materials;
Insufficient sound insulation;
The slightest deviations in the technology of joining joints will lead to the formation of cracks;
Reduced seismic resistance of panel-type high-rise buildings;
The dependence of the layout on the manufactured panel elements (this applies only to large-panel houses).

Construction of brick houses

Brick construction technology became known a long time ago, even before our era, people built dwellings from burnt pieces of clay, giving them almost the correct size. The technology is simple, reliable, does not require special equipment, except for lifts, however, it is difficult to implement and quite laborious. At the same time, brick construction is impossible without the experience, knowledge and employment of highly skilled workers. Minimal masonry errors will lead to irreparable loss of appearance, so the brick construction of a multi-storey building should either be carried out under constant supervision, or only by the hands of professionals.

Today, 2 types of bricks are used:

Ceramic piece product has strength, heat resistance, seismic resistance, moisture resistance. At the same time, the brick is easy to manufacture.
Silicate is made from a mixture of lime and sand, has a cheaper price and its characteristics are more modest: it does not tolerate moisture, high-temperature conditions.

Advice! Manufacturers offer a good alternative: hollow (slotted, porous) brick. Due to the voids in the mass, the product has a greater heat capacity and provides better thermal insulation.

Stages of building a brick house:

Foundation. A powerful, durable and well-buried foundation is required, as the brickwork is massive.
Foundation waterproofing.
The first row of masonry on a “dry” basis, then the following rows of masonry are performed, and the choice of the option for installing bricks is carried out depending on the features of the project, the height of the house and the preference of the customer;
Reinforcing masonry elements or "bundle" should be present in every 2-4 row;
Laying of interfloor ceilings is carried out in a slab way;
Each subsequent floor is laid out, like the first one, one should not forget about the bonding and strengthening of wall panels.
Building insulation and waterproofing;
The roof is mounted rough, mostly flat. Laying of the finishing roof is carried out only after shrinkage of the structure.
Installation of windows, doors.
Final finishing work.

The brick construction of a multi-storey building has a lot of nuances: from the choice of the type of masonry to the variability of the bundle. However, despite the difficulties, the numerous advantages of the end result redeem all technological inconveniences:

The highest thermal performance;
The best soundproof indicators;
Preservation of a comfortable microclimate inside the house;
Variability of building formats;
Undemanding facade finishes due to the good aesthetic appearance of bare bricks.

There are several disadvantages:

Mandatory use of skilled labor;
High price level of construction works;
Slow construction of the house;
Shrinkage time requirement;
Limited number of storeys of buildings;
Mandatory presence of a large warehouse for material at the construction site.

Monolithic construction

One of the newest technologies is the monolithic construction of a residential building. The type of development is based on pouring the building with concrete mix directly on the construction site. The cost of work is high, labor costs are also high, therefore, monolithic-panel construction is most often used, where building is carried out using ready-made prefabricated reinforced concrete slabs. Considering the monolithic technology, it is worth clarifying that all processes are carried out only in seasons with warm temperatures; in case of precipitation, work stops. A detailed plan of the work being carried out is extremely necessary, since any deviation from the process, delay or wrong choice of cement brand threatens to violate the technology, as a result of which the developer will receive an unstable house that requires constant finishing touches.

Construction stages:

Site preparation, arrangement of a deep foundation;
Reinforcing cage installation;
formwork installation;
Pouring concrete mix;
Warming up concrete for better setting in case of a decrease in ambient temperature;
Formwork dismantling;
Arrangement of interfloor ceilings;
Roof installation;
External finishing.

Important! Concrete compositions are distinguished by high rates of insulation, energy intensity, so the structure will not require additional work on laying hydro, heat, and sound insulation. There is no need to further align the wall panels, that is, all work is reduced to finishing.

Advantages of monolithic construction:

Free layout;
Individual configuration of buildings;
The smoothness of all wall and ceiling panels, due to which the finishing stage is reduced to a minimum;
Increased seismic resistance of buildings.

Disadvantages of monolithic construction:

The use of highly skilled labor;
The high cost of building construction;
Little use of technology.

Important! It should be noted that the technology of monolithic construction is of little demand in today's market, however, numerous advantages make it possible to use the type of housing construction on a wide variety of soils. And if you use a panel-monolithic version, the buildings meet the highest demands and requirements of the owners, differing in strength, practicality, long service life and excellent heat and power performance.

Monolithic-brick construction

Frame-monolithic building technology has become widespread. Being the most modern option, the type of building is reliable, it allows you to combine in one object all the indicators of a heat- and sound-proof brick wall with the variability of building planning solutions using monolithic reinforced concrete floors. The price bar of buildings lies between inexpensive large-panel technology and costly brick houses.

The construction stages are similar to other technologies:

Arrangement of a powerful foundation;
Installation of the frame of the house with concrete pouring, then the formwork is removed and the process is repeated until the building reaches the desired height;
Installation of interfloor ceilings;
Construction of the next floors;
Arrangement of a draft type roof, and after shrinkage of the structure, installation of a finishing roof;
Finishing work.

Advantages of monolithic-brick construction:

The most modern technology that allows you to quickly build buildings of different heights, shapes, formats;
Free layout;
High rates of heat capacity and sound insulation: such a high-rise building combines all the unique qualities of brick and concrete;
Minimum requirements for leveling walls and ceilings, which means lighter finishing work.

The disadvantage of a multi-apartment monolithic-brick house will have one - the obligatory observance of building technology, and, consequently, the use of highly skilled workers.

Monolithic ventilation facades

Strictly speaking, this is not a construction technology, but rather a type of finishing work. Systems are characterized by the following indicators:

The presence of an air gap between the surface of the wall and the finish;
Possibility of using various types of sheathing panels;
Giving aesthetics to the facade and minimizing the threat of condensation in the house;
Significant reduction in heating costs due to an increase in the heat capacity of the entire building.

This technology is used for many multi-storey buildings for various purposes. At the same time, the materials used for the installation of ventilation facades are produced in a huge variety: aluminum, vinyl panels or panel elements made of composite materials are durable and strong.

Choosing the appropriate technology for the construction of multi-storey buildings, it is necessary to take into account not only all economic aspects, but also the presence of a powerful base of special equipment, resources and professional builders. It is difficult to cope with a house even on 2-3 floors alone, it is better to entrust this matter to specialists.