Reconstruction projects are characterized by complex and special work associated with dismantling, replacing and strengthening building structures.
According to the degree of complexity (complexity category), reconstruction objects are divided into 3 groups:
1. Simple objects; 2. Medium difficulty. 3. Particularly complex.
According to the composition and space-planning solution, they are distinguished:
1. simple – these are several standard buildings or one building with a simple space-planning solution;
2. medium complexity - these are several non-standard buildings and structures, with repeating parameters of the main dimensional diagrams, or one non-standard (individual building);
3. especially complex - this is a large number of different buildings and structures or one large building with various non-standard space-planning solutions.
Constructive solutions of a building or structure:
1. simple – these are standard designs;
2. medium complexity - these are various combinations of individual and standard structures that require the use of relatively simple construction technologies;
3. especially complex - these are individual structures that are largely associated with the replacement or strengthening of bases, foundations, load-bearing structures of buildings and require the development of special technologies for the work.
Due to tightness:
1. uncomplicated - this is normal tightness (K st >1);
2. medium complexity - these are cramped areas (0<К ст <1);
3. Particularly difficult – these are especially cramped areas (K st = 1).
By building density:
1. uncomplicated – low density;
2. medium complexity - this is average density;
3. especially complex - high density.
on operational activities of reconstructed facilities:
1. uncomplicated - work is carried out in buildings vacated for the period of construction and installation work;
2. medium complexity - the main activity of the object is suspended for a limited time, but the object functions with some restrictions.
3. Particularly complex - the operation of the facility does not stop during construction and installation work.
According to the saturation of the territory and operating conditions of utilities:
1. uncomplicated - a small number of utilities that do not require their protection or overpayment during the reconstruction process;
2. of medium complexity - there are communications that are used during reconstruction, but also require their replacement or relocation to a small extent;
3. particularly complex - the presence of a large number of communications that are used during the reconstruction process and require their protection or transfer.
Reconstruction of existing enterprises is always associated with the need to ensure interaction between two systems:
1. operation of the facility;
2. construction production.
Their interaction is possible only if appropriate conditions are created for each.
Three reconstruction methods are possible:
1. with stoppage of production - in industrial construction it is used mainly in the reconstruction of processing-type production facilities with a continuous technological cycle (steel, glass, cement production) or workshops of enterprises with strict requirements for microclimate, humidity and cleanliness of premises (chemical, electrical industries); in civil engineering, this method is used to reconstruct buildings from which, during their reconstruction, people have been evicted and the enterprises located in them have been removed;
2. without stopping production - reconstruction work is carried out without stopping the main production, or without eviction of residents of houses;
3. partial stop – as a variation.
Under cramped understand that there are certain obstacles that limit the ability of construction machines or workers to be used on a construction site. Reconstruction objects are characterized by internal and external constraints. External tightness is expressed by the ratio of the free territory of a construction site to the area of the site required for the rational organization of construction production and placement of construction equipment, storage of structures and materials and placement of a camp for builders. Internal tightness determines the technology of construction processes, their interconnection in time and space, and characterizes the conditions for organizing workplaces, restrictions in the formation of work fronts, and the possibility of using construction equipment during installation and dismantling work. Internal constraint is characterized by the degree of freedom of the indoor premises of building structures. The degree of freedom refers to the number of possible directions of unhindered movement of structures and materials. The degree of freedom depends on the location of the enclosing structures, the dimensions of the building, the dimensions of the room, the height of the floors, or other parameters characterizing the space-planning solutions of the building. All these parameters largely determine the brands of machines and mechanisms.
Reconstruction (repair and construction production) has a number of features that distinguish it from new construction. These include:
· preservation (restoration, strengthening) of some structural elements of the building;
· carrying out work in cramped conditions of the existing urban development;
· presence of specific technological processes (inspection, restoration, strengthening, dismantling of structures);
· the need to make fundamental organizational and technological decisions for reconstruction long before the start of design - usually already at the stage of inspection of the building planned for reconstruction (at subsequent stages these decisions are only clarified and adjusted).
The repair (reconstruction) organization project must be developed taking into account:
· application of advanced technologies,
· materials, products, structures, equipment;
· maximum limitation on the construction of temporary buildings and structures through the use of existing buildings (including those subject to demolition) for the period of repair or reconstruction;
· creating conditions for maximum preservation of structures, materials, products, equipment obtained during disassembly;
· ensuring the safety of citizens in areas adjacent to repair or reconstruction facilities; environmental protection.
Repair (reconstruction) project is a mandatory document for all participants in the investment process: investors, customers, contractors, operating organizations, supervisory and control authorities. The project for organizing the reconstruction is coordinated with the customer, the general contractor, the owner (the balance holder or the body authorized by him) of the buildings and structures being repaired or reconstructed, the administration of the municipality on the territory of which repair and construction work is carried out, operating organizations, the environmental protection committee of the constituent entity of the Russian Federation, the Department state fire service, the relevant traffic police department. The authorized body conducting the examination of design and estimate documentation for repair or reconstruction, during the examination process, has the right to require additional approvals in connection with the specifics of repair and construction work. Approval of the reconstruction organization project (as part of the design and estimate documentation) is carried out in the manner specified for the approval of design and estimate documentation for construction (reconstruction).
The starting materials for developing a reconstruction organization project are:
· feasibility studies (TES), technical and economic calculations (TEC), business plans;
· materials of technical inspection of structures, elements and systems of buildings and structures being repaired or reconstructed;
· data on the possibility and timing of vacating (if necessary) buildings and structures from residents and tenants;
· design and estimate documentation for repairs or reconstruction; decisions agreed with contractors on the use of basic structures and products, as well as mechanization means for repair and construction organizations;
· the procedure for providing facilities with energy resources, agreed upon with operating organizations;
· data on the conditions of delivery and transportation to sites from suppliers of structures, materials, products, equipment;
· data on the provision of facilities with labor resources;
· information about the conditions of social welfare provision for workers for the entire period of repair and construction work;
· information about the main provisions of contracts with foreign contractors (in case of involving foreign firms in the work).
The customers transfer the above materials to the design organization.
The repair (reconstruction) organization project includes::
1) calendar plan;
2) construction master plan indicating: existing and demolished buildings and structures; operated buildings, structures, utility networks that are not subject to reconstruction; dismantled and repositioned utilities.
The project for organizing work on the reconstruction of a building is a guide for operational planning, control and accounting and should include preparatory and main periods. During the preparatory period the following work is carried out:
1) placing orders for the manufacture of parts and structures, determining delivery times to the site;
2) fencing of the building being repaired (enclosures);
3) dismantling of buildings to be demolished;
4) installation and relocation of underground communications;
5) delivery to the site of inventory, tools, machinery and equipment, installation of main machines;
6) installation of temporary structures, warehouses (maximum use of existing premises in the reconstructed facility);
7) resource provision (water, electricity, communications, etc.);
8) vacating the building from residents (tenants);
9) inspection of the building by a technical commission consisting of representatives of the customer, design organization and contractor in order to clarify design solutions and determine the return of materials from dismantling structures and equipment.
Work of the main period for the reconstruction of the building begins after the completion of all work of the preparatory period, about which a special act is drawn up. The work of the main cycle is usually grouped into the following cycles:
1) preparatory stage;
2) zero cycle;
3) dismantling of internal networks (water supply, sewerage, central heating, gas, electrical networks) and installed equipment;
4) dismantling of building structures (in accordance with the project; usually from top to bottom);
5) repair (restoration and strengthening), if necessary, replacement of building structures in the sequence determined by the project;
6) sanitary, electrical and other works (1st stage);
7) interior finishing work (1st stage);
8) sanitary and electrical work (2nd stage), carried out after the 1st stage of finishing work - installation of devices and fittings;
9) interior finishing work (2nd stage);
10) repair of facades;
11) landscaping.
Repair and construction flows are divided depending on the structure to:
· specialized, consisting of a number of construction processes carried out on a continuous basis, grouped by groups of structural elements of the building or stages of dismantling and installation;
· object-based, which are a set of specialized flows, the result of which is a reconstructed building;
· complex, representing a group of object flows assigned to a complex of homogeneous buildings (for example, residential buildings).
A specific feature of reconstruction is the organization of work on rearranging and moving building structures. This work includes: dismantling, moving or rearranging structural elements. The basis for organizing dismantling should be the principle of comprehensive mechanization of all operations.
According to the nature of the construction and installation work performed, reconstruction is distinguished: with changes in space-planning solutions; without changing space-planning solutions; with replacement and strengthening of load-bearing structures.
By the nature of combining construction and installation work with the activities of the enterprise reconstruction can be carried out: without stopping production; with partial stoppage of production; with a complete shutdown of the existing enterprise.
In the construction industry building reconstruction and buildings occupies a special place. Reconstruction of the building is necessary in many cases - for example, when the customer wants to change the functional purpose of the building (reconstruction of factories into office centers), or when the building has fallen into disrepair or is obsolete, as well as in many other situations when a change in the configuration and size of the building is required, redevelopment of the building , reconstruction of the building, addition of floors, additional extension, etc.
Obviously, building reconstruction- this is a complex of organizational and construction measures and construction and installation works associated with a change in the functional purpose of the building, a change in the quantity and quality of internal premises, the need to increase the total area of the building and its capacity, etc.
Reconstruction of structures as their operation progressed, it became the main and perhaps the most significant issue in the construction industry. After all, the costs of operating dilapidated buildings that require constant repairs here and there are much more than the funds that can be invested in reconstruction of objects.
It should not be forgotten that reconstruction- This is a very responsible job that requires knowledge and experience in performing similar work. After all, improperly carried out reconstruction of a house will entail irreversible consequences - cracks in the facade, ceilings, destruction of the foundation, even the destruction of the building. Therefore, when reconstruction of a house (and especially residential) It is important to comply with reconstruction technology and building regulations. Here, the experience and professionalism of the workers of the company with which you cooperate is of no small importance. The working team of our company consists of highly qualified specialists in this field, so by choosing our company, you can be confident in the quality of the work performed.
Reconstruction of an old house may include the following options:
Our company provides complete range of services for building reconstruction are:
It should be noted that building reconstruction and structures is work that is, in many cases, more complex and delicate than new construction. Since the reconstructed building, as a rule, is already integrated into the existing industrial or residential environment, and is closely connected with it in technical and aesthetic terms. Therefore, any reconstruction requires an individual approach to each object.
Reconstruction of foundations
The procedure for any reconstruction of buildings implies a certain sequence of work - the beginning of reconstruction must be on the foundation.
The main reasons for the need reconstruction and strengthening of the foundation, are:
Deformation and collapse of buildings occurs in most cases due to unstable soil. That is why when reconstruction of residential buildings Great attention should be paid to the reconstruction of foundations and the integrity of utilities.
Soil strengthening and strengthening foundations carried out by specialized teams with extreme caution using grips (usually no more than 2 m) so as not to damage adjacent areas and overlying parts of the building.
Increasing the density and bearing capacity of the foundation soil is carried out using various methods: cementation, bituminization, silicatization, electrosilicatization, heat treatment, resinization, installation of cast-in-place piles and compaction of crushed stone.
If you do not pay attention to the foundation for a long time and do not strengthen it in a timely manner, the walls and supporting structure of the building may develop cracks that damage the decor and finishing of the facade.
The most important thing when reconstruction of foundations- this is their unloading. That is, an increase in the load-bearing area of the foundation and a decrease in pressure per square meter of the base area of the structure. Only highly qualified workers can cope with this task.
Reconstruction of the building box (building walls)
An equally important stage in the reconstruction of a building is reconstruction of walls.
A decrease in the load-bearing capacity of the walls of a building occurs as a result of the influence of the same factors that affect the foundation. This is the general settlement of the building, cracks and erosion on its walls, as well as the destruction of the overall frame of the supporting structure.
Reconstruction of buildings focuses on the need to restore walls, not only as decorative and enclosing parts of the structure, but also as its main load-bearing elements. Therefore, it is necessary to reduce the load not only on the foundation of the structure, but also on the walls. This can be achieved by strengthening the wall structures and unloading the upper structures, including the roof.
In this case, it is advisable to add iron structures and elements to the structure’s frame to enhance the strength of the walls and increase their load-bearing capacity. It is also possible to add new masonry along the entire surface of the walls; the old walls are attached to it with anchor bolts.
Reconstruction of facades
In our harsh climate, the need for reconstruction of the building facade. Now this is not difficult to do, since with the advent of modern materials and technologies in facade production, you can easily dismantle the facade, strengthen the masonry, or hide damage behind a curtain wall. To the events reconstruction of the building facade include the following works:
To carry out reconstruction of the building facade, it is necessary to obtain permission for reconstruction work. In order to develop a new reconstruction project, it is necessary to take into account the appearance of the building so that your original ideas do not violate the unified architectural appearance of the building.
Facade reconstruction may include such types of work as:
In order to properly repair the plaster on facades, it is necessary to find out the reasons that caused its damage and eliminate them. Materials used for plastering work must comply with GOST standards. Damp plaster, as well as those with efflorescence, gray and resinous stains on its surface must be removed.
After repairing the plaster and cleaning, the surface of the facades turns out to be non-uniform due to the different textures of the old and new plaster, so to level it it is puttied with preliminary priming.
Facades are painted using paint spray guns. Window slopes, narrow rods, platbands, rustication seams, and individual molded parts are usually painted with brushes. The paint is applied to the surface in an even layer, without smudges. Facades are painted according to sections.
Painting is carried out at an outside temperature of at least +5°C, with the exception of those cases when compositions are used that can be used at negative temperatures.
In some cases, it is necessary to strengthen the masonry by enclosing it in a cage. Masonry in a cage operates under conditions of all-round compression, while its resistance to longitudinal force increases, and transverse deformations are significantly reduced.
The cage consists of vertical steel corners, which are installed at the corners of walls or pillars on cement mortar, and clamps made of strip or round steel (steps up to 0.5 m).
The gaps between the frame elements and the masonry are carefully caulked or injected with cement mortar. The injection is carried out by pumping a liquid cement or polymer cement solution into the damaged masonry under pressure. In this case, a general monolithization of the masonry occurs and its load-bearing capacity is restored.
A ventilated façade is a modern solution for any case of façade reconstruction. It will not only hide the shortcomings of the building walls, but also give them additional insulation and increase their protective properties.
Even the walls of an old and dilapidated house can be covered with a curtain facade; not only will the house look like new, but its performance characteristics will also increase and it will be able to last longer. The designs of suspended ventilated facades effectively solve energy saving problems, and besides, there are dozens of different materials of various colors and textures that will suit your building.
Roof reconstruction
The final stage building reconstruction is its very top - The technical condition of the roof, its performance qualities have a great impact on the premises below.
The roof itself and its top layer - the roofing - are constantly exposed to many physical, chemical, mechanical and aggressive factors.
Roofs and roofs must always be in the field of view of maintenance workers. Character roof reconstruction determined by its
If defects are found during a roof inspection, it is necessary to begin eliminating them. , affected by rust, must be painted, worn areas of pipes and gutters must be replaced with new ones. If the roof is covered, patches are applied in case of minor damage; in case of wear, the entire covering is removed and a complete roof reconstruction.
When completely replacing an old, worn-out roof, the entire covering is cut and dismantled.
Reconstruction of industrial buildings
Reconstruction of industrial buildings(reconstruction of factories, reconstruction of an enterprise, reconstruction of a warehouse) provides for the reorganization of the facility, changes in dimensions and technical indicators, capital construction, construction and reconstruction of engineering systems and communications and other changes.
To the main types of work when reconstruction of industrial buildings include:
Our specialists will perform the entire range of work on reconstruction of industrial enterprises, will carry out
When reconstructing buildings, they play an important role design work and various types of approvals, which often fall on the shoulders of the customer. We are also ready to provide assistance in these matters.
Polishchuk Vadim Igorevich,
Project Manager
Major repairs and reconstruction: many people mistakenly understand these terms as synonyms. In fact, this is not true. There is a significant difference between reconstruction and major repairs of any structure. What it is will be explained in this material.
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What is a major overhaul?
Major repairs are carried out in construction when it is necessary to restore the characteristics of the object to current standards, with the restoration and (or) replacement of any parts of the construction project.
Definition of capital repairs according to the Town Planning Code
Major repairs of capital construction projects(except for linear objects) - this is the replacement and (or) restoration of building structures of capital construction projects or elements of such structures, with the exception of load-bearing building structures, replacement and (or) restoration of engineering support systems and networks of engineering support for capital construction projects or their elements, as well as the replacement of individual elements of load-bearing building structures with similar or other elements that improve the performance of such structures and (or) restoration of these elements (Article 1, clause 14.2 of the Town Planning Code of the Russian Federation).
Major repairs of linear facilities- this is a change in the parameters of linear objects or their sections (parts), which does not entail a change in the class, category and (or) initially established indicators of the functioning of such objects and which does not require changing the boundaries of right of way and (or) security zones of such objects ( Art. 1, clause 14.3 of the Town Planning Code of the Russian Federation).
Based on the definition, it is clear that when carrying out major repairs (with the exception of linear objects), the main technical and economic indicators (building area, construction volume, usable area, number of floors) do not change.
Definitions of a capital construction object and a linear object
Capital construction projects include buildings, structures, structures and objects whose construction has not been completed (with the exception of temporary buildings, sheds, kiosks and other similar objects). The objects of major repairs are, for example, residential buildings and their parts (roofs, walls, etc.), apartment buildings and adjacent areas, structures, premises, etc.
Linear facilities, as defined by the Town Planning Code, include power lines, communication lines (including linear cable structures), pipelines, highways, railway lines and other similar structures. Overhaul of linear objects includes, for example, major repairs of roads, repairs of bridges and engineering systems.
What applies to major repairs of buildings and structures
Major repairs are carried out when they are physically worn out and destroyed. This includes work on the restoration or replacement of components of buildings (structures) or entire structures, parts and engineering equipment.
Purpose of overhaul
The purpose of the procedure is to eliminate the malfunction of all worn-out elements, including partial replacement or strengthening of foundations, load-bearing walls, frames, roofs and roofing with more durable, economical and repairable materials.
Types of major repairs
Major repairs, based on the quality of planning, degree of internal improvement and technical condition of buildings, are divided into comprehensive and selective.
Comprehensive overhaul- this is a repair with the replacement of structural elements and engineering equipment and their modernization. It includes work covering the entire building as a whole or its individual sections, in which their physical and functional wear and tear is compensated.
Selective overhaul- this is a repair with full or partial replacement of individual structural elements of buildings and structures or equipment, aimed at full compensation of their physical and partially functional wear.
Related Concepts
In the Town Planning Code modernization building is interpreted as the improvement of the technical and economic properties and characteristics of the object, carried out by replacing the systems and structural elements of the object with more efficient ones. When overhauling capital construction projects, the building can be modernized: improving the layout by dismantling old non-load-bearing partitions and erecting new ones, re-equipping old utility networks with new and modern ones. A similar situation is with linear objects. For example, during major repairs of roads and bridges, the number of traffic lanes does not increase, and the indicators of external engineering networks, such as power, pressure, voltage, do not change. But at the same time, it is possible to replace materials with others with better performance characteristics. For example, replacing cast iron pipes with polypropylene ones, aluminum cables with copper ones, etc.
Technical re-equipment differs from a major overhaul mainly in the presence of changes in the technological process.
Redevelopment during a major overhaul is possible only if the structural layout of the building changes.
What is reconstruction
In Russian legislation there are several meanings of the term “reconstruction”, incl. in the Tax, Housing and Urban Planning Codes.
Definition of reconstruction according to the Town Planning Code
Reconstruction of capital construction projects(except for linear construction projects) is a change in the parameters of a capital construction project, its parts (height, number of floors, area, volume), including superstructure, reconstruction, expansion of a capital construction project, as well as replacement, redevelopment and (or) restoration load-bearing building structures of a capital construction project, with the exception of replacing individual elements of such structures with similar or other elements that improve the performance of such structures and (or) restoration of these elements (Article 1, paragraph 14 of the Town Planning Code of the Russian Federation). An example of work with capital construction projects is the reconstruction of residential buildings and premises, public buildings, etc.
Reconstruction of linear objects- this is a change in the parameters of linear objects or their sections (parts), which entails a change in the class, category and (or) initially established indicators of the functioning of such objects (power, load capacity, etc.) or which requires a change in the boundaries of rights-of-way and (or) security zones of such objects (Article 1, clause 14.1 of the Town Planning Code of the Russian Federation). An example of work with linear objects is the reconstruction of utility networks (water supply and sewerage systems, electrical, gas, thermal communications, etc.).
Interpretation of the concept of reconstruction in various regulatory documents
According to the Tax Code, reconstruction includes the reconstruction of existing fixed assets associated with the improvement of production and the increase of its technical and economic indicators, carried out under the project for the reconstruction of fixed assets in order to increase production capacity, improve quality and change the range of products.
It is obvious that the definitions of the term “reconstruction” given by the Tax and Urban Planning Codes differ significantly. The question arises: which definition should be followed, or does one complement the other? Then it turns out that reorganization is reconstruction?
However, in the Housing Code there is no definition of reconstruction, while the term “reconstruction” is synonymous with capital repairs, in terms of “replacement and (or) restoration of engineering support systems and engineering support networks.” It turns out that the interpretation from the Tax Code contradicts the Town Planning and Housing Codes?
Let's try to clarify. In accordance with paragraph 1 of Article 11 of the Tax Code of the Russian Federation (hereinafter referred to as the Tax Code of the Russian Federation), institutions, concepts and terms of civil, family and other branches of legislation of the Russian Federation used in the Tax Code of the Russian Federation are applied in the meaning in which they are used in these branches legislation, unless otherwise provided by the Tax Code of the Russian Federation.
Thus, if products are manufactured in a building (in other words, if the building in question is for industrial purposes) and these products are subject to tax, then it is necessary to be guided by the definition from the Tax Code. That is, reconstruction in this case will be the replacement and (or) installation of equipment with more advanced equipment, which can produce new products or allow increasing volumes or improving the quality of products. If it is intended to replace old, morally and physically obsolete equipment with new, modern equipment, then this will be a technical re-equipment; in this case, it is allowed to change the production technology, but an increase in production capacity is not allowed and there is no talk about the quantity and quality of products.
Related Concepts
During reconstruction, it can also be carried out modernization properties and technical characteristics of buildings, systems and elements. However, these concepts should not be confused, as they are complementary.
The reconstruction of the building is different from technical re-equipment the optionality of changing the technological process and, on the contrary, the mandatory nature of replacing (restoring) load-bearing structures.
Redevelopment during reconstruction is part of the concept of reconstruction of buildings and structures and includes work affecting the position of load-bearing walls and building structures.
Restoration is often confused with reconstruction, but these concepts differ, mainly in that restoration includes work to strengthen and restore buildings and structures that are monuments of history, culture and art.
The reconstruction of houses and abandoned buildings in order to adapt them to modern needs, which is called renovation buildings. For example, reconstruction and reconstruction of an abandoned plant or factory building with the aim of turning it into an office center.
Differences between reconstruction and major repairs
Major repairs and reconstruction, based on the definitions of the Town Planning Code, differ in the degree of change in the construction site. During major repairs of buildings and structures, objects are returned to their original condition, suitable for use; During reconstruction, changes may be made to the key technical and economic parameters of the construction project.
For example, when reconstructing a highway, the category of roads and the width of the roadway change; if these are external utility networks, then their capacity and length change. When reconstructing capital construction projects, it is necessary not only to eliminate the accumulated physical and moral wear and tear, but also to bring the facility to compliance with all current norms and rules.
Most buildings being renovated do not comply with all current standards, and this is understandable, since the building is often decades old, and standards change almost every year.
Therefore, during major repairs, some deviation from current standards is allowed. For example, a decision has been made to repair the roof of a building; at the same time, there is no need to landscape the adjacent territory, increase the number of parking spaces, insulate facades, etc. And if it is decided to reconstruct the building, for example, build an extension or make an attic instead of an unused attic, then it is necessary to bring the entire building to the required current standards, starting from modern architectural solutions, layouts, and ending with requirements for the energy efficiency of the building.
When carrying out major repairs, you do not need to obtain a building permit, and the procedure for preparing for construction and putting the building into operation will be much simpler, faster and cheaper than when reconstructing the building. Permission to reconstruct a building is often required by state and local authorities, and the procedure for obtaining permits is lengthy and labor-intensive. This is due to the fact that when renovating a house, new construction may be carried out; a very common practice is to add an attic on the roof of the building.
As for the design of major repairs and reconstruction, each type of work requires planning and drafting. This is due to the fact that construction work in a building or part of a building may in one way or another affect neighboring buildings in the block. That is why it is important to carry out work after coordination with the general plan of the quarter. At the same time, drawing up a project for reconstruction is a more labor-intensive procedure and often requires additional approvals of the design assignment and the work organization plan.
Developers are well aware of the difference between major repairs and reconstruction, and are trying with all their might to “escape” the reconstruction of the building, since the preparation of documents can take more than a year, and in other cases - more than one year. As a result, controversial issues arise between local governments and stakeholders.
In the next article we will talk about controversial situations that arose during major renovations of buildings that we had to deal with in practice.
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Introduction
The development and improvement of market relations in the republic caused a significant increase in the volume of capital investments in the reconstruction of various buildings located in the central blocks of cities for their reconstruction for new functions related to the commercial activities of the population.
Reconstruction of buildings is almost always associated with restoring operational performance and strengthening load-bearing structures. In order to correctly carry out a building reconstruction project, it is necessary to conduct a thorough examination of the technical condition of all parts and assemblies of structural elements, as well as the operation of all engineering systems.
Modern practice of architectural design and construction of civil buildings is largely associated with the reconstruction of existing housing stock and the modernization of various public buildings. Reconstruction has recently become the main direction in the field of capital construction in historically established cities.
The main task of the reconstruction of civil buildings at the present stage of development of the country's economy is to ensure the safety of fixed assets in the non-productive sphere, to prevent their premature decommissioning and demolition, as well as their reconstruction in order to partially or completely change their function, improve their consumer qualities, increase the comfort of living and connection with the improvement of the development of urban areas.
Reconstruction of buildings and structures includes a number of measures to reconstruct their space-planning and structural solutions:
Redevelopment of premises;
Strengthening, partial dismantling or replacement of structures;
Superstructure;
extension;
Improving the condition of building facades;
Formation of modern interiors.
changes in the layout of premises that do not affect the strength of the building, and, if necessary justification and approvals are available, the construction of superstructures, extensions, outbuildings or their partial dismantling;
increasing the level of engineering equipment, including the reconstruction of external networks (except the main ones);
improving the architectural expressiveness of buildings (objects) as well as landscaping the surrounding areas.
Reconstruction of buildings and structures costs 2-3 times less than the construction of new buildings. The process of architectural design of spaces for new functions in a reconstructed building differs in many ways from the process of creating new buildings, which necessitates the training of specialists who know the techniques of conducting an inspection of reconstructed buildings, who are able to design the strengthening of structures, and who also have the skills to carry out work on the reconstructed facility.
Reconstruction of buildings and structures
When reconstructing buildings (facilities), based on the existing urban planning conditions and current design standards, in addition to the work performed during major repairs, the following can be carried out:
Changes in the layout of premises that do not affect the strength of the building, and, subject to the necessary justification and approvals, the construction of superstructures, built-ins, outbuildings or their partial dismantling;
Increasing the level of engineering equipment, including the reconstruction of external networks (except the main ones);
Improving the architectural expressiveness of buildings (objects) as well as landscaping the surrounding areas.
When reconstructing municipal and socio-cultural facilities, it may be possible to envisage the expansion of existing and the construction of new buildings and structures for auxiliary and service purposes, as well as the construction of buildings and structures for the main purpose included in the complex of the facility, to replace those being liquidated.
The need for major repairs and reconstruction of facilities is determined in the manner determined by these standards, taking into account the technical condition of the main structures of the building elements.
When planning and implementing the reconstruction of buildings and facilities, their disposal and commissioning must be taken into account in the corresponding natural and cost indicators before and after reconstruction. The book value of reconstructed buildings and facilities should be determined as the sum of the costs incurred for their reconstruction and the replacement cost of the retained parts (elements), including equipment. The results of repairs or reconstruction must be reflected in the technical passport of the building (facility).
Estimated dates for the start and completion of major repairs or reconstruction of buildings and facilities should be assigned on the basis of the work organization project. The specific terms of repair and restoration work are determined by the contract.
The cost of capital, current repairs and reconstruction of buildings (facilities) should be determined on the basis of contractual prices. The contractual price of each repair and reconstruction project must be determined taking into account the volume of planned work, scientific and technical level, quality efficiency, deadlines for completing work and other factors.
The final price for repairs and reconstruction is determined by the tender commission. The contractor that wins the tender is obliged, during the repair or reconstruction of buildings, to carry out all work determined by the project, these standards, as well as sections of SNiP and technical conditions.
The development of design and estimate documentation for major repairs and reconstruction of buildings (facilities) should include:
Carrying out a technical inspection, determining the physical and moral wear and tear of design objects;
Feasibility study or technical and economic calculation of major repairs and reconstruction;
Drawing up working design and estimate documentation for all design decisions for redevelopment, functional reassignment of premises, replacement of structures, engineering systems or their re-installation, landscaping and other similar work;
Development of a project for organizing major repairs and reconstruction and a project for the execution of work, which is developed by the contractor.
Approval and re-approval of design and estimate documentation for major repairs and reconstruction should be carried out:
For buildings and facilities managed by organizations and enterprises by the heads of these organizations or enterprises;
For buildings and objects located in joint management bodies and other public organizations or owned by the owners - the head of these bodies or the owners.
In buildings and structures in which repairs and reconstruction of load-bearing structures and utility systems affecting their functioning are carried out, design and estimate documentation is approved on the basis of a positive conclusion of the State Non-Departmental Expertise in the prescribed manner.
The time interval between approval of design and estimate documentation and the start of repair and construction work should not exceed two years. Outdated projects must be reworked by organizations or individuals that have the right to carry out this work on the orders of customers in order to bring their technical level up to modern requirements and re-approved in the manner established for the approval of newly developed projects.
The effectiveness of major repairs and reconstruction of buildings or facilities should be determined by comparing the economic and social results obtained with the costs required to achieve them. At the same time, economic results should be expressed in the elimination of physical wear and tear and savings in housing maintenance costs, and during reconstruction, also in changes in area, volume of services provided, throughput, etc.
Social results should be expressed in improving the living conditions of the population, working conditions of service personnel, improving the quality and increasing the volume of services.
When carrying out major repairs of a state-owned residential building, when repairs cannot be carried out without eviction of residents, the issue of providing them with another home is regulated by Article 91 of the Law of the Republic of Kazakhstan No. 94-1 “On Housing Relations”.
Major repairs and reconstruction must be carried out in compliance with the current rules for the organization, production and acceptance of repair and construction work, labor protection and fire safety rules.
Payments for work on major repairs and reconstruction must be made for fully completed and handed over to the customer objects or stages of work stipulated by the contract.
Customers' payments for the development of design and estimate documentation must be carried out in the manner prescribed by the Regulations on contracts for the creation of scientific and technical products.
Acceptance of buildings and facilities after major repairs and reconstruction is carried out in the manner established by current standards, as well as SNiP 3.01-04-2001 “Acceptance into operation of completed construction facilities. Basic provisions".
Issue No. 6
RECONSTRUCTION
Reconstruction of buildings
In the construction industry building reconstruction and buildings occupies a special place. Reconstruction of the building happens, it is necessary in many cases - for example, when the customer wants to change the functional purpose of the building, or when the building has fallen into disrepair or is obsolete, as well as in many other situations when it is necessary to change the configuration and size of the building, remodel the building, rebuild the building, add floors , additional extension, etc.
Obviously, building reconstruction- this is a complex of organizational and construction measures and construction and installation works associated with a change in the functional purpose of the building, a change in the quantity and quality of internal premises, the need to increase the total area of the building and its capacity, etc.
Reconstruction of structures as their operation progressed, it became the main and perhaps the most significant issue in the construction industry. After all, the costs of operating dilapidated buildings that require constant repairs here and there are much more than the funds that can be invested in reconstruction of objects.
General principles for the reconstruction of buildings and structures
Variety of existing buildings and structures- the result of the interaction of factors such as the original purpose of the building, its configuration and others architectural and planning solutions, level of comfort of premises, etc. All these characteristics underwent noticeable changes as social requirements for housing and opportunities grew construction industry. Therefore, as a basis classification of residential buildings the period of their construction may be taken into account.
Reconstruction and repair of buildings
Reconstruction of buildings and structures implies the implementation of a set of works that are necessary in the event of changes in the size of the building, its complete or partial reconstruction and internal redevelopment. Reconstruction It is also necessary in a situation where temporary or permanent loads increase, underground and recessed premises are equipped. Often reconstruction carried out when new structures are being built nearby, various communications are being laid, or in case of wear of structures or changes in soil conditions.
Reconstruction or annual renovation?
Many production associations specializing in repairs And reconstruction, we know firsthand the problems of industrial enterprises and the housing and communal services complex in the regions. Many enterprises changed the profile of their main production without making any changes to designs workshops
The costs of maintaining such dilapidated facilities are increasing every year and are comparable to the costs of their reconstruction...
Materials for reconstruction
Silicone coatings, silicone panels allow you to preserve traditions when reconstruction and meet modern demands of construction and conservation. They also provide thermal insulation and environmental safety when reconstruction.
Reconstruction
Reconstruction of the building or structures- this is a complex of construction works to change the architectural design of the building, including the creation of capital extensions, superstructures, attics, changes to the load-bearing structures and engineering equipment systems of the building, as well as the corresponding landscaping of the territory. Permission to reconstruction- a document certifying the right of the customer (owner, tenant, etc.) to carry out reconstruction of the building , structures in accordance with the approved design documentation and the conditions established by the construction decision.
Reconstruction of buildings
Reconstructionrepresents a thorough repair with full or partial replacement of structural elements, changes in technical and economic parameters. Thanks to reconstruction production premises, the enterprise can create additional jobs, and old houses can acquire a modern look and become a full-fledged living space. Even though building reconstruction requires significant material costs, they are justified by the benefits that such changes bring. In order for the result building reconstruction meets the initial requirements, you should approach the issue of preparation, elaboration and planning of repair and construction work quite carefully.
Industrial technologies for the reconstruction of low-rise residential buildings
Conceptual framework building reconstruction The first mass series is the development and creation of highly industrialized flexible technologies based on the use of fundamentally new volumetric elements of factory production. This solution allows you to transform the technological process reconstruction into the assembly-assembly cycle and significantly reduce the duration of work.
Constructionsvolumetric blocks for superstructure and furnishing of buildings have a high level of factory readiness, transport and installation manufacturability. Their distinctive feature is the ability to be geometrically variable through the use of hinged joints.
Reconstruction of the object. Legal aspects
Perhaps, every owner of real estate: a building, premises, sooner or later there is a desire or need to expand the facility, rebuild, add an additional floor, or make an underground parking, in a word, produce reconstruction your real estate.
However, it’s hard to even imagine: how many owners, without thinking, are reconstructing their objects without receiving the necessary permits and then run into a problem registration of property rights on object being reconstructed.
What's happened reconstruction and how it should be produced in order to protect yourself from possible problems with registration of ownership ? You will find answers to these and other questions in this article.
House reconstruction
Nowadays reconstruction Houses and apartment renovation is one of the most popular areas in construction and renovation activities. Reconstruction Houses characterized by the preservation of the external architectural appearance of the building, while its interior undergoes significant changes. In some cases house reconstruction can transform all interior spaces beyond recognition
Reconstruction of individual residential buildings
Works on reconstruction due to their complexity, they are usually performed on the basis of documentation. The main documents are project and estimate, as well as an agreement with the work manufacturer (contractor), additional documents are various coordination. Order project documentation possible in architectural and construction firms.
The use of suspended ceilings during reconstruction
Suspended ceilings are becoming an integral part of modern reconstruction. They can be found in all types of buildings: commercial, industrial, public and individual purposes, in new construction and reconstruction old buildings.
Criteria for cost-effectiveness of design solutions for the reconstruction of buildings and structures
From the correct economic assessment of the final results of using capital investments aimed at reconstruction buildings and structures, decision making on the choice of the preferred option depends. The choice of one indicator does not give grounds to consider such a decision complete.
Under current practice, evaluating options building reconstruction and structures can be produced through a number of economic indicators: conditionally net production, efficiency ratio, use of capital investments, level and increase in labor productivity, volume and increase in profit of the annual economic effect, one-time costs and their payback period and a number of other indicators.
However, evaluating options reconstruction objects from the economic side alone are not sufficient. It also requires taking into account all factors influencing various aspects of the object’s activities. In this case, the goals of the object should be considered from the point of view of its reconstruction through reconstruction, as well as its development.
APPROVAL OF RECONSTRUCTION
Coordination of reconstruction
To carry out reconstruction of a building or structure, first of all, it is necessary to coordinate it with various government authorities. Execute coordination not so easy. The hardest thing to get approval for reconstruction, if this concerns cultural and historical buildings and architectural monuments, it is also difficult to obtain approval for preserving or recreating the original appearance of these cultural and historical monuments. Construction work can begin after the coordination of reconstruction and permission to carry out construction work will be obtained.
... reconstructionis needed not only to preserve the historical architectural appearance. This type of construction work has recently become quite popular. By and large,reconstruction- this is not only and not so much the renovation of a building, in which either the facade is completely preserved (and the internal ceilings and walls are significantly changed), or even the external surroundings of the house undergoes significant metamorphoses.Reconstructionto a large extent represents the actual reconstruction of the building. And it requires no less approvals than the construction of a new building.
Read Reconstruction of buildings, reconstruction of houses, coordination of reconstruction, reconstruction work
ORGANIZATION OF RECONSTRUCTIONS
Construction and reconstruction organization project
Construction organization project is necessary for thoughtful and competent conduct of work, since it reflects all the fundamental conditions of future construction: the volume of installation and construction work, the distribution of capital investments, the timing of work, the cost of associated expenses, and also contains a justification for the duration of construction and the cost of each type of work according to the estimate. This project is part of the working draft construction or reconstruction of residential or industrial building.
To the project construction organization, as a rule, the following documents are included: a comprehensive network schedule (schedule plan), general construction plan for reconstruction, organizational and technological schemes for the reconstruction of main structures, premises and buildings, as well as an explanatory note.
Organization of reconstructions
Reconstructionindustrial and agricultural enterprises is very important in environmental activities, since it is the main means of introducing low-waste and environmentally friendly technologies. Compared to "new" construction reconstruction requires significantly lower material costs. At the same time, the duration of construction and installation work and the payback period for investments are also shorter.
Organization of work during reconstruction
Reconstruction organization project forms an integral part of the approved design and estimate documentation and is developed (as part of design and estimate documentation) in parallel with other sections in order to link technical and technological solutions to the conditions and methods of carrying out repair and construction work. Repair organization project ( reconstruction) is developed by a design organization performing design, or a specialized design or design and technological organization at the expense of allocations for design and survey work. The project performer must have the appropriate license.
Read Reconstruction work
STAGES OF RECONSTRUCTION
Main stages of reconstruction
Stage engineering surveys corresponds examination objects being reconstructed and reasons. Without such a stage reconstruction unacceptable. Compared to engineering surveys for "new" construction, survey objects being reconstructed solves a wider range of issues. Not only soil conditions, relief, hydrogeological regime are assessed, but also the condition of all above-ground and underground designs, the possibility of their additional loading and operation in new conditions.
Necessary stages of reconstruction of a country house
It is important to understand that reconstruction more difficult than building a new facility, therefore, you need to contact a specialist who will inspect the house and all its supporting and enclosing structures.
The next step is the development and approval of the project in the relevant local authorities and, as a result, obtaining permission to reconstruction. This can take from 3 to 6 months, and the cost of services will depend on the type and complexity of the work and amount to several thousand dollars.
Then it is very important to correctly draw up an agreement with the contractor company, agreeing on the terms reconstruction, and the materials that will be used, and the repair technology...
DOCUMENTATION
Preparation of design documentation for reconstruction
Estimated cost reconstruction residential and public buildings includes the entire set of costs that, according to the project, are necessary to completely eliminate physical and moral wear and tear of both the building as a whole and all of it designs and engineering equipment.
At reconstruction buildings, when projects are required, estimates are drawn up according to working drawings, in other cases (when projects are not required) - according to defect sheets and inventory plans.
Composition of design and estimate documentation for reconstruction
Developed technical documentation on reconstruction residential and public buildings should provide for a reduction in time and cost of design and construction and installation work.
Design and estimate documentation for reconstruction residential and public buildings are compiled, as a rule, in one stage - a detailed design with estimate. However for comprehensive reconstruction with the redevelopment of premises, changes in facades, change of coverings at a high cost of work, the development of technical documentation is carried out in two stages: I - technical design; II - working drawings.
