Apartment division. The procedure for dividing an apartment How to divide an apartment into two separate apartments

We present to our readers a modern interior design project for a home located in Turin, Italy. Studio Archisbang treated its work with real professionalism and skill, furnishing the functional Twice apartments.

They involve the restoration of the old premises, which were subsequently turned into two two-room apartments.

The first thing you should pay attention to is the ergonomic and optimized distribution of zones. Each living space is presented as a single structure, where only visual boundaries exist.

One of the apartments has a very interesting design solution, which can easily be called a highlight. With all the rooms having wooden plank flooring before opening onto the balcony, they stand in stark contrast to the stonework that continues outside.

It is worth noting that outside the window there is a magnificent landscape, where from above you can see the panorama of the city, the roofs of neighboring buildings and the horizon line.

The kitchens are arranged more interestingly; design solutions made it possible to conveniently and functionally place all the usual attributes in a tiny area.

There is a minimal amount of furniture here, and it is particularly built-in; household appliances also do not take up much space. In one of the apartments, this area is allocated a tiny corner with a window, which is highlighted by a meter-high partition.

Compact, cozy and light, what else is needed for full functionality, which more than compensates for the lack of space.

Lighting also performs its function, only this condition has a slightly different meaning. Lamps installed under the ceiling have a slightly different angle of their direction, namely, they are directed towards the ceiling.

This visually expands the boundaries of the rooms, creating illusions. The color palette in this case is directly related to it, because it is the white color in the interior that can most effectively reflect light.

The wood flooring has a natural texture, although it is new, but it was decided not to treat it with dyes in order to preserve the original structure. Against this background, fragments of the old ceiling and shabby doors look more harmonious.

As for the layout, it can actually be called open. As we can see, in the center of each of the apartments there are bathrooms and showers, which are visual dividers between social and private areas.

Designers see this solution as a kind of filter with transparent partitions. The transition is quite clearly visible here, but thanks to the competent implementation of materials and textures, this option seems optimal.

The layout also includes a small wardrobe, and it is the only block that is almost completely isolated from the rest of the space, with the exception of a translucent stained glass window that allows glimpses of light to enter.

Two apartments designed according to the same scheme but with different personalities. The contrast between old and new is clearly visible here, predominantly clean and straight lines, minimalism and conciseness, played by a complex combination of various materials and elements.

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Division or association of apartments, is currently a popular service. Especially often, owners of residential apartments need to divide an existing large apartment or a two-level apartment into two. After the division, two apartments can be sold much more profitably than one larger area. Moreover, the demand for one- or two-room apartments or studio apartments is currently very high.

Quite often, apartment owners also need to combine two apartments, for example, located on the same staircase.

In both cases, these activities relate to residential premises and are regulated by the Housing Code of the Russian Federation.

Thus, in order to approve the merger or division of the apartment, you will need to develop the premises. In some cases, information may be required about the current state of the building structures of the apartment (apartments) and the possibility of redevelopment (reconstruction).

It should be noted that when combining two apartments into one, fewer problems arise in developing planning solutions than when dividing an existing apartment into two.

When combining two apartments, you will need to lay one existing entrance (if desired, you can leave two entrances) and redevelop the premises without violating the requirements of building codes and regulations, as well as sanitary requirements. Here, in most cases, no problems arise; you just need to comply with the basic requirements, namely: it is not allowed to place bathrooms above living rooms and kitchens, as well as to locate kitchens above living rooms.

When dividing apartments into two, you will need a separate entrance from the newly formed apartment. The walls separating apartments from staircases, in most cases, are capital and therefore you will need additional development of the reinforcement project, the installation of the reinforcement itself, which should be carried out by a specialized organization with the issuance of an official document confirming the implementation of the reinforcement (concealed work inspection certificate). In addition, when dividing apartments, you need to provide planning solutions in such a way that your newly created bathrooms are not located above the living rooms and kitchens of the apartments below, and the kitchen is not located above the living room of the apartment on the lower floor. It is also necessary to provide ventilation from the bathrooms and kitchens, and ventilation should be carried out into ventilation ducts intended for bathrooms and kitchens, respectively. Combining ventilation ducts of kitchens and bathrooms is not allowed.

If you are dividing a two-level apartment into two, you will additionally need to develop a project for sealing the hole between the levels, carry out this sealing by a specialized organization and confirm it with relevant documents.

When dividing apartments, you will need to install separate electricity and water supply meters with their approval in the prescribed manner. Each apartment will require the installation of an independent electric meter, and the apartments' power supply systems must be independent.

The division of apartments is a fairly common phenomenon in modern Moscow and the Moscow region

In 95% of cases we are talking about neighboring apartments located “horizontally”. However, in our practice there have been cases of separation of two-level apartments (vertical separation of apartments).

The division of apartments is carried out according to two basic principles:

• Dividing a previously single apartment into two (with the obligatory presence of two bathrooms).
• Two apartments were previously connected (with approval for their unification) and the owner had a need to divide them again.

Example of previously merged apartments:

When considering the basic principles of dividing apartments, we will describe the advantages and disadvantages of each option.

Dividing a previously single apartment into two

It is immediately worth noting that A prerequisite for dividing an apartment is the presence of two bathrooms(actually two plumbing areas) with common building risers, each apartment has its own bathroom and a separate entrance to the kitchen.

Otherwise, separation is impossible. The main problem that customers face is installing a kitchen (in addition to the design one) in a newly created apartment. After all, initially there were living rooms in its place. You should first take into account a number of mandatory current standards and requirements for the installation of kitchens:

First, it is worth considering the most rational option, according to experts - installing a kitchen niche (an auxiliary room without a dining area, equipped with a stove with forced ventilation) in a non-residential area, usually a corridor or pantry.

In addition to the non-essential presence of natural insolation and light-transmitting partitions, the advantages of kitchens of this type include significant savings in apartment space.

If the issue of installing a full-fledged kitchen is of fundamental importance to the customer, we will proceed directly to the consideration of the current standards and requirements for the installation of kitchens.

Separation of apartments, video:

Kitchen installation is not possible in the following cases:

• The presence of living quarters located on the floor below the proposed location of the kitchen.

However, the transfer is possible if: the kitchen is moved into the room without worsening anyone’s living conditions.

For example, an apartment is located on the first floor, or on the 2nd/3rd floor, but there is a non-residential premises underneath it.

• Gas stove.
• When remodeling with the division of a one-room apartment, installing a kitchen in the only living room will simply deprive it of its residential status, which is also contrary to current standards.
• Installing a kitchen under the bathrooms and bathtubs of apartments located above is again prohibited, in order to avoid deterioration of one’s own living conditions.

So, with kitchens the question is more or less clear.

Let's move on to the next important point: the current legislation clearly states the following condition - availability of a separate entrance to each apartment.

It can be installed either from the landing, by breaking through a separate entrance, or by fencing off vestibule, inside the existing apartment. In the second case, when disconnecting, we will accordingly lose a certain amount of area. Since it will remain outside the zone of both apartments and will go to common property.

Example of apartment division:

The plan after the redevelopment shows that as a result of the division of apartments, the vestibule area became common property. The entrance doors to the separated apartments are located in the vestibule; accordingly, its area cannot be taken into account in the total footage of any of the apartments.

It is worth considering that if we arrange a new entrance from the landing (the first case), then the Housing Inspectorate may classify this event as affecting common property. And, as a consequence, the need to obtain written consent from 2/3 of the residents of the house.

The above redevelopment to separate apartments refers to complex design solutions. Therefore, it obliges us to develop a complete package of design documentation. Including both a technical conclusion and a redevelopment project, as well as consent from, confirming the possibility of carrying out this redevelopment.

Let's consider the second option of dividing the apartments into two (previously combined)

The first thing you need to do is order a redevelopment project to divide the apartments. The division itself is often considered in the context of erecting an inter-apartment partition (if the wall has been completely dismantled) or sealing a previously made inter-apartment opening.

Also, do not forget about restoring the second entrance to the apartment, if it was previously blocked. The positive aspect of this type of redevelopment is that it is often possible to do without collecting signatures from residents if we are talking about horizontally neighboring apartments.

If a two-level apartment connected vertically (with a staircase) is disconnected, the consent of the residents will not be required. Since the work is carried out inside the apartments and does not affect the common area of ​​​​the house, it will require a fuel filling complex from the author of the house project when sealing the opening in the ceiling.

When dividing an apartment into two, do not forget about dividing the previously unified water supply and electricity systems. The division of the electrical network in the two newly formed apartments is carried out by Mosenergo. To do this, the owner must obtain permission: A demarcation act “on connecting additional electricity capacity.” As a result: two electricity meters, one in each organized apartment, and two personal accounts.

The water supply system is divided according to the same scheme: two independent outlets are made from the risers to the meter. The owner will need to separate the account from Mosvodokanal.

You can familiarize yourself with the already completed project for separating adjacent apartments on the website in the “Our work” section.

Below is an example of the separation of a 4-room apartment in a 15-story brick building according to an individual project:

At division of a non-privatized apartment:

Any legal manipulations with a non-privatized apartment are possible only with the written consent of the landlord, however, if the apartment is owned by the city, it is almost impossible to obtain agreements from the Department of Housing Policy and the city administration.

Dividing an apartment into shares, dividing personal accounts

When dividing an apartment into shares, it matters whether the apartment is municipal or communal. If the apartment is municipal, the shares are distributed by the municipality. The allocation of a share occurs on the basis of an application from the employer. To simplify the payment of utility services, an application for division of personal accounts is submitted to the management company.

The division of a personal account, contrary to popular belief, does not determine the “master of the house”, but is a banal fiscal detail.

Detailed cases on using this idea in practice can be found on the website of the Investors Club “Territory of Investment”.

Relevance of the idea

One of the most important principles of any real estate investor is to divide a large area into several small ones. Renting a two-room apartment will not be so profitable, because the difference in rental costs for a one-room apartment and a two-room apartment is small. But if you turn a two-room apartment into two one-room apartments, you can almost double the final income from renting them out.

Studio apartments are in greatest demand among modern Russians. The high rhythms of life force people to work a lot and spend very little time at home. Therefore, small areas for living are required. The main thing is that the apartment has everything you need:

1. a place to sleep and relax;
2. bathroom;
3. kitchen;
4. furniture (sofa, table, chairs, wardrobe);
5. practical but inexpensive renovation.

When dividing a two-room apartment into two one-room apartments, you just need to follow these principles, and then finding tenants will not be difficult.

One-room apartments are also more interesting because of their high liquidity. Such properties are easy to rent or sell. But a two-room apartment, although it costs not much more than a one-room apartment, is in less demand. Young people prefer to live in small rooms for low rent.

Redevelopment of an apartment: what difficulties can you encounter?

To implement the above idea, it is better to buy an apartment in a new building. This will allow you to choose the layout of your future property in advance. It’s better to just buy the box itself for the apartment and do the construction of the internal walls yourself.

Many citizens are attracted by the idea of ​​purchasing apartments with an open plan. From a legal point of view, such a term does not exist. And even though there are no walls in the apartment, the floor plan of the BTI or the developer indicates places for placing living rooms, a kitchen and a bathroom.

A free layout will allow you to zone the apartment yourself, but you will still have to adhere to the established requirements. Otherwise, it will not be possible to coordinate the changes with the BTI.

The most doubts and questions arise from the need to build two kitchens and bathrooms. In order for the property owner’s actions to be lawful, it is necessary to take into account many nuances.

How to build bathrooms correctly?

Russian legislation allows the placement of bathrooms exclusively above non-residential premises. It turns out that you will need to look at where the rooms of the neighbors below are located. Therefore, solutions to the situation may be as follows:

1. Buying an apartment on the 1st floor. Since there is a basement below, you can place the bathroom anywhere.
2. Placing a second bathroom in the hallway. In this case, the toilet will be located above the neighbors’ corridor, and therefore above the non-residential premises.

There is one more issue - the installation of sewerage. There will be no problems with installing water pipes, since they can be located anywhere. But running the sewer system to another part of the room will be problematic due to the need to make a slope of 5 cm per 1 m of pipe length. Such placement will cause inconvenience to residents. To get rid of the problem, you can choose one of the following solutions:

1. If the apartment is located on the 1st floor, then the sewer can be routed through the basement. You will first need to obtain permission from the housing office or service organization.
2. Purchase a sewer pump that creates pressure in the outlet pipe. Such a device will move the drains without tilting the pipe itself. In this case, the sewer can be located anywhere, even near the ceiling. The cost of such a pump is 30,000 rubles and more if you need a device operating at a temperature of 80 0 C. If the temperature of the wastewater does not exceed 40 0 ​​C, then the pump can be purchased 5 times cheaper.

In the bathroom you will need to place a toilet, sink and shower stall or tray. It’s quite possible to fit all this into 2 m2.

Correct placement of the kitchen

The use of gas in apartments is permitted only in specially designated areas. The stove cannot be placed in the living room. Therefore, it is better to install the valve on the gas pipe immediately, and buy electric stoves or microwaves for future residents. This will not make the living room a kitchen.

There is no need for a separate room for the kitchen; it is enough to allocate space for a refrigerator, electric stove, and washing machine in the room. This location allows the apartment to be called a studio.

Coordination with BTI

The main difficulty in carrying out redevelopment is coordinating the changes made with the BTI. Before going to the inspection, you will need to draw up a plan for future apartments. You can't just draw it by hand. For help you will need to contact a special certified center. They will not only help you draw up a plan in accordance with all the requirements, but will also give advice on the procedure for legalizing the redevelopment.

Only those companies that have SRO approval can draw up a plan for future redevelopment.

The duration of redevelopment preparation is up to 3 days. The cost of work is from 10,000 rubles.

Work can begin after receiving permission from the Interdepartmental Commission. Only after this is a decision made to legalize the redevelopment. As a result, the property owner receives a corresponding act, which must be submitted to the Cadastral Chamber.

At his own peril and risk, a person can carry out illegal redevelopment. But if unauthorized changes are detected in the apartment, everything will have to be returned to its original state.

Cost calculation

The average cost of a two-room apartment with an area of ​​45 m2 in cities with a population of 400,000 - 600,000 rubles is 1,500,000 rubles. This will be the main cost item. Additionally, money will be required to repair the apartment. Plastering according to building regulations, puttying walls, self-leveling floors, wallpapering, laying linoleum, suspended ceilings - all this, together with work and materials, will cost at least 200,000 rubles.

The purchase of refrigerators, electric stoves, washing machines, microwave ovens, tables, chairs, sofas will require an investment of another 120,000 rubles.

Drawing up a redevelopment plan and various approvals will cost another 30,000 rubles.

Total costs:~1,850,000 rubles.

It would have cost 150,000 rubles less to renovate and equip a two-room apartment.

If an investor does not have the required amount to purchase an apartment, he will have to take out a mortgage from a bank. Let's calculate the amount of overpayment with basic conditions:

When applying for a loan, another 880,000 rubles may be added to the amount of costs. Then the total cost will be 2,730,000 rubles.

It is not necessary to save the required amount for several years to buy an apartment or take out a mortgage from a bank. You can attract other people to invest by dividing the costs and the amount of income received proportionally or in shares.

You can consider the option of paying off your mortgage early. In accordance with the Federal Law “On Mortgage,” banks do not have the right to prohibit a client from returning the borrowed money before the due date. The borrower will not only not have to pay additional commissions and interest, but he will also have the opportunity to recalculate the overpayment on the loan in accordance with the period of actual use of bank funds.

Income level and payback period

Now let’s decide how much more profitable it will be to rent out 2 one-room apartments rather than 1 two-room apartment.

It turns out that by additionally investing only 150,000 rubles in an apartment, you can reduce the payback period by 4 years when applying for a mortgage and by 2.4 years when using your own funds.

If you wish, you can rent out such an apartment not monthly, but daily. Then the profit may be higher by another 1.5–2.5 times.

Let's sum it up

Converting a two-room apartment into two one-room apartments is certainly a profitable business. But when implementing it, many difficulties may arise: additional costs, the need to coordinate changes in the layout, finding two tenants instead of one. But at the end of the day, the entrepreneur will be able to quickly return the invested funds and begin to receive stable passive income from real estate.

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