10 architectural excesses in new buildings that become an expensive “headache” for residents

An interesting trend has formed on the capital's primary housing market - developers, trying to emphasize the uniqueness of their project, increasingly use exclusive facades, natural stones in designer lobbies, complex foreign equipment and other expensive "tricks". However, they create many operational problems and significantly increase the costs of apartment owners. The cost of maintaining housing in premium-class new buildings in Moscow can reach 450 rubles per 1 sq. m. per month, and cleaning huge lobbies sometimes accounts for 30% of the general house expenses of residents. Experts have identified a number of architectural solutions that, despite their apparent attractiveness, sometimes turn into a "headache" for residents.

"Unique equipment is increasingly becoming a source of unique problems," Olga Guseva, CEO of Key Capital, who headed the team of experts, told MK. According to her, the desire of developers to equip their properties with unique equipment that emphasizes the elitism of the project often turns into serious problems for future residents. These can be complex digital and robotic systems in parking lots or engineering equipment. Replacing failed parts in such equipment turns into a real test. The cost of spare parts can be inflated by tens of times due to the lack of alternative suppliers. In the worst case, the search for the necessary components is delayed indefinitely, and the expensive system stands idle, becoming useless ballast. Such situations not only entail significant financial losses for owners, but also reduce the level of living comfort, calling into question the feasibility of the developer's initial investments.

Another "feature" designed to emphasize the individuality of the project is various unique elements of decor, facade and fittings. These can be custom-made double-glazed windows, one-of-a-kind decorative stone or forged artistic metal elements. Such an architectural solution can result in serious difficulties if at least one double-glazed window, tile or element is damaged. The more exclusive the facade, the more difficult it is to operate, and replacing lost or broken elements is almost impossible, if, say, it is natural stone with a unique shade that was characteristic only of a certain type, quarry and batch. Installing a non-identical replacement will inevitably disrupt the uniformity of the facade, which is usually what happens. Therefore, the attractive appearance of the building can cost residents too much if the developers, say, do not take care in advance of spare parts for the rarest and most expensive elements.

Extended canopies, wide window sills and glass canopies over entrance groups are elements that undoubtedly decorate the building's façade. However, in winter, these architectural details can turn into a serious problem if architects and developers have not assessed in advance how to use them in winter. During this period, masses of snow accumulate on them and icicles form, creating a threat to the safety of residents and passers-by. "Glass canopies are at risk of damage due to falling ice, which entails additional costs for their repair or replacement. Regular calls to industrial climbers or special equipment for snow and ice removal are an inevitable consequence of the lack of correct design solutions," the expert noted.

Entrance groups and inter-apartment doors in new buildings, which often amaze with their size and massiveness, can also create many problems in operation. They certainly create an effect of solemnity and solidity. However, in practice, such doors can cause a lot of inconvenience to residents. Heavy doors are difficult to open, they sag over time, especially if the fittings - hinges, frame, closer - were not initially designed for such weight and intensity of use. The need for constant adjustment of hinges and closers, and recently, replacement of the entire door structure, is an inevitable consequence of installing super-heavy doors.

Another potential problem is high ceilings in common areas, which 100% guarantee high utility rates. It is clear that luxurious and spacious lobbies with high ceilings are an integral attribute of high-class new buildings. Abundance of light, designer furniture, multi-tiered crystal chandeliers and works of art - all this, undoubtedly, makes an impression. However, behind the external gloss there are significant operating costs. Large areas and high ceilings require increased costs for heating and air conditioning. "Up to 30% of the total costs of maintaining the house goes to cleaning these spaces - cleaning floors, walls, cleaning expensive chandeliers and decorative elements. The maintenance of expensive furniture, decor and art objects is an additional expense for residents. Of course, it is impossible to refuse beautiful lobbies and common areas - this has already become the standard for many classes of new buildings. But residents should understand that the beauty they see around them is worth a large expense on their check, so if the client’s priorities are more pragmatic, they can look for new buildings with less expensive interiors,” the expert added.

Recently, the capital's primary housing market has become fashionable for light-colored finishes in common areas. Light tones in the finish of common areas are a popular design solution designed to create an atmosphere of cleanliness and spaciousness. But in conditions of high traffic, such finishes quickly lose their original appearance. Even when using washable materials, scratches, chips, traces of hands, bags, strollers, bicycles and scooters are inevitable. Hidden doors and hatches for the operation of the building, necessary for access to utilities, also quickly get dirty, disrupting the uniformity of light surfaces. A practical approach to the choice of colors and finishing materials would help maintain the cleanliness and attractive appearance of public spaces for many years.

The presence of various amenities - cigar rooms, wine cellars, children's playrooms, fitness centers and beauty zones in common areas - are certainly significant advantages of a new building. However, these additional services are not always in demand, especially in buildings with apartments without finishing. The first two or three years, while the apartments are being renovated, the private infrastructure may be idle, but the costs of their maintenance - utility bills, staff salaries, current repairs - are already included in the tariff and are paid by the owners. Therefore, Olga Guseva recommends that buyers find out in advance whether the private infrastructure facilities will be available to everyone, in addition to residents (whether there will be "life" in them).

Significantly increases the common house expenses and "warm courtyard". Electric heating systems for courtyards, allowing to maintain the absence of snow and ice in winter, are a solution that seems attractive from the point of view of comfort. However, the operation of such systems is associated with significant electricity costs, which can be 2-3 times higher than the costs of traditional snow removal. This additional financial burden falls on the shoulders of the owners. Often, a more rational solution from an economic point of view is timely and high-quality cleaning of the territory from snow.

Another controversial design solution, which at first glance is intended to increase the comfort of residents, is garbage rooms. In practice, such premises require additional equipment (for example, a press occupying about 150 square meters), including air conditioners, ventilation, "wet points" and service elevators, as well as special personnel who regularly collect and take out garbage, wash and disinfect containers and the premises themselves. This entails an increase in the cost of servicing the building and, as a result, an increase in tariffs for owners. In this regard, Guseva predicts, in the coming years a return to garbage chutes is possible, but with modern technologies that help to avoid dirt and unsanitary conditions.

Decorative plantings designed to decorate the yard are also a source of additional expenses. Improvement of the local area is an important component of comfortable living. However, the choice of plants for landscape design should be dictated not only by aesthetic considerations, but also by practicality. For example, planting thujas in the center of a large city, where the soil depth is limited, often leads to the death of plants due to unfavorable conditions. As a result, instead of a green oasis, residents get stunted plantings that spoil the appearance of the yard. The need to regularly replace dead plants entails additional expenses for owners. A competent approach to landscape design, taking into account climatic features and the urban environment, will allow you to create a beautiful and well-groomed yard without unnecessary costs.

"In the current economic situation, many developers are already striving to make projects cheaper, which often means lowering the quality of construction and refusing additional options," Olga Guseva noted. "Of course, it is important to create aesthetics and beauty. But it is equally important to choose solutions that will not only make the project stand out, but will also not become a burden or hassle for residents."