ON for tracing future partitions in open-plan apartments.

Open plan

Legally, there is no such thing as an open plan. This term is used by developers of new buildings as a marketing ploy. But if we turn to the floor plan of the house, we will see that the walls that have already been erected are marked with black bright lines, and those that have not been erected, but should be, are marked with dotted lines and, accordingly, the responsibility for their construction falls on the owner.

Now imagine the situation : you buy an apartment “without partitions”, plan the placement of rooms, etc., carry out renovations and it turns out that the developer received permission for a completely different apartment project, and your layout is illegal.
Only they “forgot” to warn you about the approved project.

Apartments in new buildings: what is important to consider?

What is an open apartment layout? When purchasing a home in a new building, you will be presented with a completely empty space without partitions or walls. Once again, we note the importance of a detailed check of the legality of such a decision. You need to be especially careful when it comes to purchasing large real estate!

The main point is checking the technical documentation. If the plan shows walls and columns, then they should be there!

The second point that may give rise to suspicion is the brick partitions inside. When faced with an unscrupulous developer or seller, he may assure you that this is an approximate option for how the space can be planned. In reality, it turns out that these walls should be in this very place.

Let us remind you once again that in apartments with an open plan, you cannot decide where the bathroom and kitchen area will be located. All this should be reflected in the technical documentation!

You can expand the space, but you can’t move it. When choosing an apartment, pay attention to where public and private areas are located. It is best to give preference to options where the bathroom and kitchen are located close to the entrance. Also pay attention to the number of windows. If the apartment has one window, then dividing the space can be quite problematic.

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Do's and don'ts

Even if there are no walls in the apartment, when planning the layout of the premises it is worth remembering a few rules:

What not to do:

• move the bathroom and kitchen, as these are wet areas;
• move ventilation and gas pipes;
• make the premises non-residential without obtaining permission;
• erect structures that will impede access to utilities;
• install heated floors from hot water supply or from the heating system (if it is an apartment), etc.

What you can do:

• combine a bathroom and a toilet or expand them at the expense of the corridor (while arranging waterproofing of the floor and making thresholds);
• expand the corridor at the expense of the living room (remember the minimum size of living space per person), etc.

Apartments with an open plan. What do you need to know about this?

More than 27% of residential complexes in the mass segment presented on the primary market in Moscow have apartments with an open plan. In business class this figure is 30%, in premium class – 46%, in elite class – 56%. Many of those who are considering the purchase of such housing mistakenly believe that the flight of their imagination when creating a design project is not limited in any way. Meanwhile, there are a number of norms and rules that have to be observed. Let's consider what restrictions exist in apartments with an open plan.

Buying an apartment without interior walls does not give the owners the opportunity to act on the principle “I can do whatever I want.” Any such housing has a BTI plan approved by the developer at the design stage of the residential complex. The distribution of zones in the apartment takes into account all sanitary and technical standards, as well as insolation requirements.

If you deviate from this plan, before erecting interior partitions, property owners must coordinate all changes with the relevant organizations. Many potential home buyers don't even realize this and find out about the violations when they decide to sell their home. If a redevelopment has been made to it, which cannot be legalized, it will take a very long time to find a new owner. Firstly, those who purchase housing using a mortgage are excluded from the number of potential buyers. Banks do not issue loans for apartments where redevelopment cannot be legalized. Secondly, such housing usually costs much less than the market average. The discount for an interested buyer who is willing to pay for an apartment in cash can reach up to 25%. Thus, when starting to create a new apartment plan, it is necessary to take into account the requirements that apply to residential and auxiliary premises in an apartment building.

Rooms

When buying a two-room apartment with an open plan, owners of inexpensive housing are often tempted to turn it into a three-room apartment, albeit with small rooms. However, according to sanitary standards, the area of ​​living space cannot be less than 8 square meters. m, provided that the apartment has another room measuring at least 16 square meters. In one-room apartments, the minimum area of ​​a single room should be 14 square meters. m. At the same time, the width of residential premises, regardless of their number in the apartment, cannot be less than 2.4 meters.

When “reshaping” the interior space, one must also take into account that arranging rooms in which there is no natural light is prohibited. Therefore, each of the living spaces, as well as the kitchen, must have at least one window. This requirement also makes it difficult to “cut” an apartment into many small rooms.

The only way to turn one room into two is to buy an apartment with living space of 18 or more square meters. m has two windows. If they are located in such a way that each room with the minimum possible area of ​​9 square meters. m window will “fit in”, the layout will be agreed upon.

Kitchen

Most home buyers want spacious kitchens in their apartments, and many are not satisfied with the size indicated in the developers' plans. According to the law, non-residential premises (kitchens, corridors, bathrooms, storage rooms) can only be located above the non-residential area. Therefore, it is prohibited to move the kitchen to the site of a larger room, since in this case it will be above the living quarters of the neighbors below. This redevelopment can be legalized only when the apartment is on the first or second floor, and there are basements or non-residential premises (offices, shops) under the kitchen.

It is also prohibited to increase the kitchen area by adding part of the living rooms. However, there is one “loophole” in the law. Kitchens are allowed to be made more spacious at the expense of corridors and storage rooms, since these rooms are classified as non-residential. If you install kitchen cooking equipment (stove and sink) in the corridor, the law will not be violated. And for the dining room and/or living room, you can use the area that according to the plan belonged to the adjacent living room, placing in it a dining table with chairs, a sofa, a refrigerator and cabinets for storing dishes and food.

However, some real estate buyers, on the contrary, are not ready to spend many hours cooking, and prefer visiting cafes and restaurants to “get-togethers” at home. In this case, the idea may arise to reduce the total area of ​​the kitchen to a few meters, placing there a “minimum set” of a coffee maker, kettle, microwave and refrigerator. However, it must be taken into account that such a layout will be “outside the law” - the kitchen area in modern apartments with two or more rooms cannot be less than 8 square meters. m, and in “odnushka” apartments – less than 5 sq. m.

Bathrooms

The bathroom and toilet, as well as the kitchen, should not be located where the owner wants, but in the place provided for by the project. This is dictated by the rule on the location of “wet” zones exclusively above the same rooms. It is almost impossible to coordinate the transfer of risers. Therefore, the only thing that can be done is to increase the area of ​​the bathrooms or combine the bathroom and toilet if they were originally separate.

Bathrooms are classified as utility rooms, which cannot be increased at the expense of living space. This can only be done at the expense of adjacent hallways, corridors or storage rooms, “capturing” part of their territory. The main thing is that the width of the interior corridors leading to the living rooms after redevelopment should be more than 1 meter, and to the remaining rooms - more than 0.85 m. It is prohibited to use the kitchen area to expand the bathroom. The only exceptions are two-level apartments or housing located on the first or second floors, if there are basements or non-residential premises underneath them.

The entrance to a separate toilet or a combined bathroom with a toilet can only be located in the corridor, but not in the kitchen or room. It is possible to install a bathroom next to the bedroom only when the apartment has another room with an installed toilet and an entrance from the hallway or corridor. In addition, it must be taken into account that communications and engineering equipment cannot be attached to the walls adjacent to the living rooms of neighboring apartments.

Balconies and loggias

In many modern new buildings, balconies and loggias have an area of ​​4-5 or more square meters. Many owners have a desire to attach these premises to rooms or a kitchen. However, it is impossible to coordinate the redevelopment with the complete unification of these zones, since this will increase the living space at the expense of auxiliary premises, which is prohibited by law. In addition, the limitation is due to the fact that heating “extra” areas in winter increases the load on the building’s heating system. If loggias and balconies are added to many apartments, this will disrupt the thermal contour of the house.

To make the most of the area of ​​loggias and balconies and arrange a winter garden, a mini-office, a corner for relaxation or creativity there, you can install a sliding accordion partition or French windows with full floor glazing between the room and the loggia. Visually, this will increase the area of ​​the adjacent room or kitchen, but at the same time the legal norms will be observed. In this case, glazing must be carried out using double glazing. Projects with the installation of thin single glass cannot be approved.

It is also necessary to take into account that water heating radiators cannot be transferred to loggias and balconies. The only way to “warm up” these rooms is to insulate the walls and ceilings and install a “warm” floor system or electric heaters.

In apartments with an open plan there are more opportunities for arranging the space to your liking and taking into account the needs of a particular family than in housing with an abundance of internal load-bearing walls. For example, owners can decide for themselves what size their bedroom, kitchen-dining room or children's room will be. At the same time, the development and approval of the project requires financial and time costs. If the desire to create a space “for yourself” outweighs all subsequent inconveniences, then you should take a closer look at lots with an open plan. But if you want to quickly make repairs in your apartment and celebrate a housewarming party, then “ready-made” options are preferable - housing with internal partitions. Moreover, there is currently no supply shortage.

In total, there are more than 20.5 thousand apartments for sale on the primary mass housing market with a variety of layouts that can satisfy the needs of any category of buyers.

Maria Litinetskaya, managing partner.

Source: https://erzrf.ru/publikacii/kvartiry-so-svobodnoy-…

How to obtain permission for redevelopment

1. We prepare the project together with an organization that has received membership in the SRO and coordinate it with all services, for example, the fire inspectorate, SES, etc.
2. We contact the local self-government body, which issues permission for redevelopment with the following documents:

• Passport;
• Statement;
• Project;
• Consent of neighbors;
• Technical passport and title documents (optional).

1. We receive permission or refusal (you can appeal within 3 months in court).
2. Based on the project, we carry out repair work.
3. We call a specialist from the authority that issued the permit and receive an acceptance certificate for the work performed. If the final result differs from the project, no one will accept the work, since they approved and gave permission for what is indicated in the project. Therefore, the owner must return the premises to the condition provided for by the project.
4. The act is sent by the body to Rosreestr and changes are made to the Unified State Register.

Features: each region has its own procedure for obtaining permission for redevelopment.
For example, in Moscow, a design option based on a standard project is possible. This option will save the owner money and time, and at the same time protect him from unnecessary problems, allowing him to obtain permission. Therefore, we recommend that before starting redevelopment, you contact the local self-government body to find out the procedure and rules for processing documents.

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