In the suburban real estate market, the sales leaders over the past few years have undoubtedly been land plots without a contract. People are actively buying them even when the village has not yet begun to be built. This can only mean one thing - a large wave of mass construction of private houses is coming.
Considering the average price of these plots and the principle of total savings for modern consumers on literally everything, it is unlikely that the development of such objects will take place with the participation of a well-known construction company, an architect, or at least a competent foreman.
What consequences could such construction lead to? Is the savings on building a house without a project justified? And is it possible to design a cottage yourself? Let's look at all the answers in this article.
Is it possible to start building a cottage without a project or according to your own design?
We often see an abundance of advertising in newspapers, the Internet and TV from developers, contractors, architects, builders, and material manufacturers. Everyone praises their service and product, they are afraid that their competitors have everything bad, of poor quality, but they have the best, and in general - there is no way to build a house without them...
And if you start an argument with them, you may hear different things: for example, that building a house without a design, without their professional competencies, is risky and illegal. Is it really?
In fact, the construction and design of private houses with a height of no more than 3 floors and for single-family residence is practically not regulated by the legislation of the Russian Federation. Yes, there are certain construction standards, SNiPs, GOSTs, by-laws and clarifications, but if you do not violate them, then there will be no problems.
This means that any private developer can literally draw a sketch of his future home by hand and receive a building permit.
Where and how to order a cottage project
Architectural and design bureaus, construction companies, private architects and designers offer to order a house project. It all depends on your desires and needs. If the individual, sophisticated appearance of the cottage is important to you, then a construction company will not be the best option - you need to turn to architects or designers. You also need to pay attention to the cost of developing the plan, in particular whether the overall construction budget compares with the desired result.
A private house construction project is an important part of building a house. The plan determines whether the house will be strong, durable and comfortable specifically for you.
We have more than 15 house designs in our inventory. When ordering the construction of a house, the development of a preliminary design is completely free! For information, ordering such a project on the market costs from 45,000 rubles. And we will do it for you for free.
We can also develop for you a design project for a house, a project for a bathhouse complex, and even a landscape design.
Is it possible to obtain a building permit in the absence of design documentation?
According to Article 49 of the Town Planning Code of the Russian Federation, a project declaration is not needed for the following capital construction projects:
- Detached residential buildings with no more than 3 floors , intended for one family (individual housing construction projects);
- Residential buildings with no more than 3 floors, consisting of several blocks , the number of which does not exceed 10 and each of which is intended for one family, has a common wall (common walls) without openings with the neighboring block or neighboring blocks, is located on a separate plot of land and has access to public territory (blocked residential buildings);
- Apartment buildings with no more than 3 floors , consisting of one or more block sections, the number of which does not exceed 4, each of which contains several apartments and common areas and each of which has a separate entrance with access to the common area .
Thus, we see that even if there is no project for a private house, there will be no problems with obtaining a construction permit. The only thing you need is to order from a design organization or department of a local architectural bureau a diagram of the planning organization of the land plot, and also indicate in the papers the expected dimensions and area of the future house.
Is it worth burying yourself in the ground?
Have you ever wondered how the ground floor differs from the basement? Professional builders have clear instructions on this matter, set out in SNIP. According to building codes, the basement is the lower floor, the floor level of which is below the ground level by no more than half the height of the room. Well, on the basement floor the floor is just below the ground level by more than half the height of the room. So, in any case, this floor, whatever you call it, will be a serious reserve for the use of dacha space. But this reserve is not given for free. It can be limited by an increased level of groundwater, since in this case it is necessary to install good waterproofing and an expensive drainage system. On the ground floor of a country house it is customary to place a billiard room, as well as a boiler room and other technical rooms. If you decide to place a sauna and bathrooms there, then for their operation you should provide a system of forced ventilation and pressure sewerage. The base must be reliably insulated. Thanks to thoughtful exterior finishing, the basement floor gives the entire house visual stability and solidity.
Complexity of development
If you order a house project, then it is reasonable to carry out the remaining buildings on the garden plot in the same architectural style.
The gate posts are made in the same style as the roof of the house. Discord rarely adorns the suburban landscape. For example, which garage is better: detached, attached to the house, or located in the basement? At first glance, it is very convenient when the garage is located on the ground floor. This allows you to get down to the car “at once” and save space on the site. However, it also has its drawbacks: the noise of a late car and the exhaust are not everyone’s cup of tea. Owners of large plots of land can afford a detached garage. A garage connected to the house by a passage - unheated or combined with a winter garden - allows you to combine both options.
A special issue is the construction of an indoor swimming pool. Not everyone can afford such luxury. Now. But a rational architect must think through the place for its potential placement in the future at the design development stage.
A thermal insulation blanket wrapped around the collar will retain the heat of the pool water. Photo: Proplex
Perhaps the best option would be a home font attached to the house and located on the ground floor. After all, a pool is a concentration of warm, humid vapors, which are a priori harmful to many building structures of the house. Therefore, they should not be combined in a single housing.
Is it possible to put a house into operation in the absence of design documentation?
According to the Civil Code of the Russian Federation, Article 55 (“Issue of permission to commission”), the following documents are required for this:
- title documents for the land plot;
- urban planning plan of the land plot submitted to obtain a building permit;
- building permit;
- act of acceptance of a capital construction project;
- an act confirming the compliance of the parameters of the constructed capital construction facility with the design documentation , including the requirements for energy efficiency and the requirements for equipping the capital construction facility with metering devices for the energy resources used, and signed by the person carrying out the construction;
- documents confirming the compliance of the constructed capital construction facility with technical conditions and signed by representatives of organizations operating engineering support networks (if any);
- a diagram showing the location of the constructed capital construction facility, the location of engineering and technical support networks within the boundaries of the land plot and the planning organization of the land plot and signed by the person carrying out the construction;
- conclusion of the state construction supervision body on the compliance of the constructed capital construction facility with the requirements of design documentation , including the requirements of energy efficiency and the requirements for equipping the capital construction facility with metering devices for the energy resources used;
- technical plan of a capital construction project, prepared in accordance with Federal Law of July 13, 2015 N 218-FZ “On State Registration of Real Estate”.
So, there is no way to do without project documentation and all the papers described above - such a house will not be decorated. Even worse, they may recognize it as “self-construction,” which is fraught with trial and subsequent demolition. This is why it is necessary and important to have a properly designed project.
I have been working as a designer for 4 years
My name is Trefilov Alexander Olegovich, I am 22 years old, and I am a design engineer by profession. I live and carry out my activities in the city of Kirov, Kirov region - this is just east of Nizhny Novgorod and west of Syktyvkar. I lead my career in the organization “OTsB-43″ LLC, with a total work experience of about 7 years, as an engineer for about 4 years.
My profession from my perspective
Design engineer is one of the most sought-after specialties in the construction industry. Each manufacturing industry has its own designers, but everyone's background is different. The only thing they have in common is that they are all engaged in one task - the development of project documentation. It also includes partial preparation of estimates, performance of various physical and strength analyses, selection of materials, tooling and equipment.
House made of rounded logs
Regarding my profession, I am developing projects for private residential buildings made from coniferous forests: timber, rounded logs, laminated veneer lumber. The creation of preliminary, technical, design projects, as well as the development of design documentation for an industrial forestry workshop, in which semi-automated machines with CNC control carry out work on processing the main elements of the facility.
Independent creation of a future home project
It is certainly possible to draw up and calculate a construction project on your own if we are talking about simple structures. For example, a small typical country house, which does not need any communications except power supply. It will be possible to live in such a building during the summer season.
Important! The main advantage of projects downloaded from the Internet or drawn by yourself is that you don’t pay anything for them. However, there are many more negative sides. In construction, many things can only be correctly calculated by a professional with a higher construction education: for example, loads on the foundation and floors, structural stability, calculation of the volume of materials and their competent selection.
As a result, having developed a project with your own hands, you can get something completely different from what was planned or, even worse, a low-quality house that will not last long. Therefore, if you have a desire to build:
- permanent house (with foundation);
- durable (for tens or more years);
- for permanent residence (including in winter);
- with “heavy” walls (made of brick, concrete, etc.);
- with communications installed inside (plumbing, heating, electricity, sewerage).
In this case, it is better to entrust the task to professionals and contact a company for turnkey construction. As a last resort, if the budget does not allow, you can consider purchasing a standard project or order an individual one, but from a professional architect who will make all the calculations in accordance with the rules and regulations.
Do you need a construction project?
It is worth recalling that having received a developer’s passport (scheme of the master plan for the development of the site), you can begin building a house. But a dilemma arises: does it make sense to spend time and money on developing a construction project or is it better to start construction work without it, because many friends have already built a house “by eye” and were satisfied.
To avoid mistakes, let’s analyze the positive and negative aspects of building a house without a project.
Purchasing and ordering a project from a design organization
For the customer, the advantages of this solution are as follows:
- the opportunity to see clearly (in 3D) what your future cottage or country house will look like, evaluate its functionality and comfort;
- there is an opportunity to make your own adjustments before construction begins;
- the building will comply with all legal requirements and standards;
- it is possible to determine in advance how much material will be used for a given house, how much it will cost and whether the customer will be able to meet the budget;
- the customer will receive exactly the object he dreamed of.
Recommendation: If you don’t have enough money for an individual designer, buy a standard project from a construction company. It will cost you much less.
My allowance
The salary is very ambiguous, depending both on the region and on the status of the organization itself. On average in the regions the amount is around 35,000 rubles per month, in the capital it is higher, but the requirements are also relative. In government organizations the level is lower, but there is a full social package, regulations on work and rest time. In a private organization, you have to work piecework and with an irregular work schedule.
My salary depends on the volume of work of the workshop and the working group.
There is no salary as such, vacation and weekends too. For 1 m3 of log house, which went from design to assembly, I will receive 0.3%, which is about 270 rubles. Or about 33,000 rubles for a house with a volume of 250 m3, which in the volume of a log house is equal to about 120 m3 of lumber, for a period of about 3 months.
On average, I have about 55,000 rubles a month, taking into account the current financial situation in our country and the decline in the volume of work over the past 3 years.
Registration according to the Labor Code, where the salary costs 25,000, and a pension comes from it. There are no other social guarantees.
Stages of designing a private house
Let's take a step-by-step look at the main stages of drafting a project.
Analysis of functionality, placement and use of space
- what rooms need to be equipped and how they will be located relative to each other so that all family members feel comfortable in them;
- the number of bathrooms is determined;
- a decision is made on how many storage rooms, vestibules, non-residential premises and auxiliary rooms there will be;
- the optimal ceiling height is selected;
- the type of heating and the location of communications are selected.
Decorator
A decorator works with specific things: fabrics and curtains, textiles and carpets, paintings, sculptures and other objects of art. The decorator can make changes to the finishing: work with stucco molding, gilding, decorative details and panels, stained glass windows and deal with household furnishings of the interior (for example, textiles, dishes). The decorator, first of all, works with specific suppliers: catalogues, brochures and showrooms.
Photo: havenly
What does the design documentation look like and what does it include?
Let's consider what should be included in a house project if you ordered it from a design organization.
Architectural section
Here a description of all the parameters and data of the future house is compiled, with detailed cross-sectional drawings of each floor, facade, and roof. All information about lintels, door and window openings and ventilation ducts.
Structural section
Coordination of the plan from the first section with the drawing of the foundation, floors, rafter system, and the construction of the basement, if one is planned. All wiring and components and features of the rafter system arrangement are indicated.
Engineering section
Here, drawings are made and all engineering systems are described (water supply, gas pipelines, electrical wiring are designed). As well as methods for introducing them into the building.
If it is planned to install heating from main gas, then a separate project is ordered and approved accordingly in Mosgaz (or the corresponding service in your region). Low-current systems (security, television, Internet communications) also require separate design.
Features of the profession of a design engineer
the main advantages of my profession to be:
- the ability to design, create, invent, think creatively and turn it into a real building;
- the ability to perform the work of both an engineer and an architect;
- free schedule;
- the possibility of partially determining the volume of work for a month;
- the opportunity to gain experience communicating with successful people, because most clients have very large incomes, and you can get a lot of interesting information from them.
The profession is quite authoritative and necessary, in which there is no limit to perfection, and there is a direction in which to continue studying and training.
But again, working with a private contingent is as much a minus as a plus, because people are different, and not everyone can find a common language and explain that there is certain legislation, norms and standards that we are obliged to adhere to, for this reason the reason why refusals occur.
Pros and cons of custom design
Positive aspects of individual design in private construction:
- Saving time . There is no need to redo and adjust inconsistencies in the documentation. Construction will proceed systematically, without any incidents;
- Cost savings . If the type of foundation and the weight of the structure are chosen incorrectly, then everything will have to be redone, and this will increase the cost of construction by at least 50%;
- Safety . Every detail is taken into account during the design process, so the cottage turns out durable and reliable.
As for the cons:
- Production time . If the owner of the site orders a complex project for a two- or three-story cottage, then specialists can work with it for several months, since they will have to do a lot of calculations and research;
- High price . Perhaps the most significant negative point. Depending on the complexity, the cost of an individual project can be 50 or 100 thousand rubles, and this is not the limit.
What should we build a house - let's draw it, we'll live!
So, finally, the land is ours and we can build.
Where to begin?
The Internet is replete with offers of seemingly modern, beautiful houses, but which house to choose?
First of all, when choosing what a house should be like, you should use the principle of reasonable sufficiency.
After all, the cost of a house is not only and not so much construction, but the further operation (ownership) of the house. Agree, why do we need a house, the heating of which will take the lion's share of the family budget!
My friends built a house on 600 m2 and now they lack $1,500 for heating, as a result their house is constantly cold and damp.
Equally important is the correct assessment of the area of the future home.
Will the house be too cramped? Too big? Who will do the cleaning?
Practice shows that it is simply impossible to maintain order in a house larger than 300 m2 on your own.
Usually, when calculating the required area of a house, the following indicators are taken: 10-12 m2 for each family member, plus the area of “common” premises - living room from 20 m2, kitchen (from 12 m2), storage rooms, special and utility rooms. Take into account the corridors, the area of which can be about 10% of the area of the house.
As a result, the minimum area of a house for a comfortable stay for a family of four will be about 120 m2.
A smaller house will be cramped.
Communications are also important: heat, electricity, water, sewerage.
The comfort and coziness of your future home depends on proper communication planning. Modern technologies, such as a solar power plant and recuperation, will significantly reduce utility costs, and a competent communications plan will reduce the cost of building utility networks for a private home.
What about the exterior of the house?
House designs on the Internet offer a lot of options! It is worth noting here that good planning, zoning of the house and competent engineering communications are much more priority when choosing than a beautiful appearance. There are a lot of finishing materials; you can “paint” and decorate a good house in any way you like, and you shouldn’t choose a house based on its appearance.
Still, you live inside, not outside.
Choosing a home is not an easy process, and building a good home is even more difficult.
You can't do this without a plan.
Summary
Building a house without design documentation is a high risk. Firstly, difficulties may arise with the design of the building and commissioning. Secondly, mistakes and shortcomings made during the design and construction process can lead to the fact that the building will be built in violation of safety standards, and therefore pose a danger to residents.
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What does the project provide? A few words about the advantages.
1. Correct calculation of strength.
The first and most important thing that the project provides is the ability to correctly calculate all the loads that your house and its foundation will subsequently bear. This will give you confidence that in a couple of years your house will not “float”, the foundation will not crack, and the walls will not “come apart” and you will not have to carry out an EXPENSIVE reconstruction of the house.
Having spent money on creating a project, approximately 20,000 rubles, you save on something more expensive - reconstruction (from about 100,000 rubles).
2. Possibility to preliminarily estimate the cost of construction.
The project contains a list of all materials needed for construction, indicating the quantity. Based on this, it is possible to determine the cost of materials, as well as the planned volume of work and estimate the total cost of construction.
3. Reliability and thoughtfulness of the house design.
All house structures are designed based on calculations. By building a house according to a well-made project, you will be confident in the strength of the structures, their safety and durability. You are guaranteed not to have cracks on the facade, problems with uneven settlement of the foundation and deflection of the floors. In addition, the project integrates engineering systems in a comprehensive manner, so during the construction process there are no problems with the lack of holes for water pipes in the right place, and other similar problems.
4. Savings during construction.
Without accurate calculations of the strength of structures, it is easy to make a mistake in the required thickness of the foundation, walls and ceilings. If they are made “stronger just in case,” this will lead to an increase in material and, accordingly, the cost of construction. An error on the smaller side can lead to insufficient structural strength and problems that may not be solved at a reasonable price.
5. Possibilities for subsequent redevelopment.
After some time, there may be a need for redevelopment or major repairs. Having a blueprint will help determine which design changes can be made and which cannot. The project will help you quickly find hidden communications and understand them. You won't have to dig trenches along your foundation to find water pipes or gouge through walls to find electrical wiring.
6. Facilitates the construction process.
Based on the project, an agreement is concluded with construction organizations. In this case, the final price and construction time are immediately determined. No serious construction organization will enter into a contract with you based on drawings made in some program or drawn by hand.
The presence of a project insures you as a developer against unreasonable increases in cost and construction time. If you have a project, both you and the builders will know exactly what should happen in the end, and will avoid conflict situations that inevitably arise in the absence of a clear project.
picker
The assembler connects the designer’s ideas with actual positions in catalogs of furniture, decoration, and decor brands. He draws up an estimate, which will be accurate and not approximate, contacts suppliers, organizes delivery, and conducts research on the furniture market. Most of the time, an order picker works with tables and lists, catalogs and brochures, and online stores.
Photo: Shutterstock
