Lifespan of residential buildings by type of building project

From the moment of commissioning, multi-apartment buildings acquire many technical and quality characteristics, which include the service life of residential buildings. This indicator does not mean that after the expiration of the term the residential building will cease to exist physically, however, it allows you to control the physical and moral condition of the buildings.

Standard service life of residential buildings

The main technical indicator that is taken into account during the current maintenance of apartment buildings is the standard service life.

This parameter may vary significantly depending on the following factors:

• from the date of commissioning of a series of houses according to the same type of project;
• on the composition of building materials and structures used in the construction of the building;
• on the environmental conditions in which the residential building is built and operated.

The specified regulatory period is an estimate, since it establishes an approximate period of time during which the safe use of the house for its intended purpose (residence of citizens) is guaranteed.

To calculate standard periods, various methods are used that are associated with determining the normal service life of all main structures and elements of a building - floors, stairs, walls, foundations, etc.

In practice, in most cases, the standard period stated in the project can be significantly exceeded without creating a threat of destruction or damage to the building.

This is directly affected by work to maintain the house in proper condition - current and major repairs.

The frequency of current and major repairs is planned by management companies or housing and communal services enterprises, taking into account both the actual condition of the houses and in accordance with the standard service life.

Shelf life of apartment buildings

For various types of multi-apartment buildings, special expiration dates are established, during which they can be safely operated without harming the life and health of citizens, as well as the property of individuals and legal entities.

Among the shelf life of apartment buildings, the following groups are classified:

1. For buildings erected according to standard architectural and construction projects of the USSR period:

• houses of the “Stalinist” series of pre-war buildings - the shelf life is up to 125 years;
• houses of the “Stalinist” series of post-war construction - up to 150 years;
• panel houses (Khrushchev) - up to 50 years;
• houses built of brick with 4–5 floors have a standard shelf life of no more than 100 years;
• houses of mass construction of panel type with number of storeys from 9 to 16 floors - up to 100 years.

2. For modern houses:

• buildings constructed of brick and monolithic reinforced concrete structures - the standard service life is 125–150 years;
• for mass-produced panel houses - the period is set at 100–120 years.

Thus, shelf life directly depends on the level of development of construction technologies, standard development projects and the material of building structures.

It must be taken into account that the service life of panel residential buildings is almost impossible to extend due to the characteristics of the materials from which the building structures are made.

Commissioning dates

The architectural and construction project of each building approves the deadline for commissioning of a residential building.

This indicator allows you to calculate the approximate construction time, which is necessary to determine estimated data, as well as to draw up shared construction agreements with citizens.

Violation of the approved deadline entails significant consequences for the developer, since he will have to pay all expenses and losses to the participants in shared construction.

If the development is carried out without attracting funds from shareholders, failure to comply with the commissioning deadline will entail significant financial costs for the contractor.

Types of residential apartment buildings

Residential buildings are also subject to classification according to their service life depending on the durability of their main and auxiliary house structures:

• up to 150 years - a stone house with a stone or concrete foundation of special strength, as well as monolithic or reinforced concrete floors;
• up to 125 years - stone buildings with foundations and floors of normal strength, as well as with a mixed nature of building structures (for example, the use of reinforced concrete floors along with conventional metal structures);
• up to 100 years - lightweight stone buildings, in which reinforced concrete, wood or stone floors with metal beams can be used in the construction of floors;
• up to 30 years - houses with frame walls and ceilings; buildings with timber foundations; prefabricated panel houses, etc.;
• up to 15 years - temporary residence buildings erected from boards and other similar materials.

In addition, standard building designs provide for the service life of individual structures and elements of houses (for example, attic floors, facades, etc.).

State of wear and tear of buildings

Wear and tear is an integral consequence of the operation of apartment buildings and determines its physical and moral technical condition.

To determine any type of wear and tear, various regulatory methods are used, as well as regular inspections of buildings.

Physical

Physical wear and tear refers to the loss of quality characteristics of a building or its individual elements.

As a rule, the degree and nature of wear are influenced by objective factors - aging of building structures and materials, adverse weather conditions, etc.

When carrying out routine or major repairs, the rate of physical wear and tear can significantly slow down, which will extend the period of safe operation of the building.

Determination of the specific value of physical wear and tear occurs as a result of a visual inspection of the building, its individual premises, as well as building structures.

In this case, instrumental examination and measurement tools are used, which makes it possible to determine the objective technical condition of each element being examined.

Based on the results of the inspection, a report is drawn up on the actual condition of the house, which indicates the percentage of physical wear and tear with an explanation of the condition of all the main structural elements of the structure.

Moral

The moral condition of a building means the non-compliance of certain qualitative or technical characteristics with modern requirements for construction and safety of objects.

Non-compliance may include the following:

• outdated layout of residential premises;
• lack of necessary landscaping elements and utilities;
• unsatisfactory condition of neighborhood buildings;
• absence of leisure, educational, cultural, etc. institutions at the site of development.

Although these circumstances do not directly affect the physical properties of the building, they are the main factor in reducing the cost of the housing stock and the attractiveness in the eyes of potential buyers of residential premises.

Assessment of the condition of a residential building

When inspecting the housing stock, a report is drawn up that records the actual condition of the building and its main structures.

Based on the data obtained during the inspection, the degree of wear is determined, which characterizes the condition of the object:

• less than 10% wear - good condition;
• from 11 to 30% - satisfactory;
• from 31 to 40% - insufficiently satisfactory;
• from 41 to 60% - unsatisfactory condition;
• from 61 to 80% - the dilapidation of the building is established;
• over 80% - emergency condition, resulting in unsuitability for habitation.

When a percentage of wear and tear is determined that is close to emergency, local authorities are obliged to take action to resettle citizens, including forcibly.

Building inspection procedure and frequency

Immediately after the building is put into operation, housing supervisory authorities have the obligation to conduct scheduled and unscheduled inspections of apartment buildings.

Unscheduled inspections can be carried out at the request of residents, as well as on the own initiative of authorized bodies.

Scheduled inspections are divided into the following groups:

• general inspection - the object of inspection is the entire building;
• partial inspection - inspection of individual structures and elements of the object;
• extraordinary inspection - after emergency circumstances creating a potential threat to the safety of the building.

The frequency of scheduled inspections is established by the regulatory instructions of the State Construction Committee of the Russian Federation and depends on the type and characteristics of the building. As a rule, the frequency of scheduled inspections is at least once every five years.