Individual housing construction problems and prospects. Low-rise construction in Russia: problems and prospects

Housing construction: concept, types and features. Regulatory framework, sources and methods of financing housing construction, its prospects in Ufa. Fund for the development of housing construction as a source of improvement of urban living conditions.

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COURSE PROJECT

in the discipline "Economics of the city"

HOUSING CONSTRUCTION IN THE CITY. MODERN METHODS OF FINANCING HOUSING CONSTRUCTION (BY THE EXAMPLE OF A LARGE CITY)

Introduction

1. Residential construction in the city

1.1 Housing construction: concept, types and features

1.3 Regulatory framework for housing construction

2. Analysis of modern financing of housing construction on the example of Ufa

3. Improving urban housing construction

3.1 Prospects for the development of housing construction in Ufa

Conclusion

List of used literature

INTRODUCTION

Construction in a broad sense is an independent branch of the country's economy, the purpose of which is the commissioning of new, as well as the reconstruction, expansion, repair and technical re-equipment of existing industrial and non-industrial facilities.

Construction in the narrow sense is the activity of only construction organizations for the construction of various objects and various related types. construction works.

The decisive role of the construction industry is to create conditions for the dynamic development of the country's economy. The housing issue is an urgent problem, the solution of which is determined by the socio-economic structure of society.

The housing problem is one of the most acute social problems in big cities. And it is precisely in its solution that the essence of the social system is most clearly manifested. Thus, the importance of the housing sector is difficult to underestimate for the country's economy.

The possibility of improving housing conditions is an important indicator of improving the welfare of the population, a prerequisite for the social and economic stability of the state. Therefore, the solution of the housing problem of citizens is one of the priorities. public policy In Russian federation.

Construction, as one of the most important elements of the regional economy, is a subject of macroeconomics and is a corporate community that unites all manufacturers of construction products.

At the present stage, an important requirement for improving the quality of housing construction has become to ensure the cost-effectiveness of the construction and operation of buildings. This is achieved by improving the architectural, technical and economic level design decisions; improvement of structures, technology of their manufacture, installation, appropriate use of materials, saving metal, cement, wood and replacing them with other efficient materials; reduction of terms and improvement of design and construction methods; providing conditions for economical use of energy.

Despite certain successes achieved in housing construction, and also, despite the fact that the problem of resettlement of citizens from unsuitable housing is being systematically solved, the share of dilapidated and dilapidated housing in our region is 6.8% of the total area of the housing stock, which is 2. 2 times higher than the average level in Russia. State entrepreneurship in construction (state construction order) / A.N. Asaul, V.A. Koshcheev; ed. honored Builder of the Russian Federation, Doctor of Economics. Sciences, Professor A.N. Asaul. - St. Petersburg: ANO IPEV. 2009. 300s.

The purpose of the course project is to develop ways to improve urban housing construction.

In accordance with the goal, it is necessary to solve the following tasks:

reveal the essence and structure of housing construction

Consider the regulatory framework for housing construction

identify housing problems in the city

study the sources and methods of financing housing construction

Propose measures to improve the mechanisms of housing construction.

The object of this work is housing construction, and the subject is the study modern methods financing and crediting of housing construction.

Based on the goals and objectives set, the structure was determined. It includes an introduction, three sections, which in turn are divided into paragraphs, a conclusion and a list of references.

1. HOUSING IN THE CITY

1.1 Housing construction: concepts, types and features

The urban sphere of housing construction has been developing rapidly in recent years. Interest in it is huge, the market is saturated, and the competition is great. One of the ways to solve the housing problem has always been the construction of multi-storey buildings, which has a number of advantages: an affordable price compared to other methods of building houses, sparing use of the land fund, and much more. Housing construction involves both the direct construction of buildings and their completion, reconstruction.

The main factors affecting housing construction are the degree economic development, welfare of citizens, mortgage issue. Under these conditions, the construction of multi-storey buildings helps to solve the problem from several sides at once by creating a large area housing stock, a certain reduction in its cost and an increase in accessibility for the population.

Housing construction is the most correct direction in resolving the issue of the welfare of citizens, and the construction of multi-storey buildings is the best way movement along this path.

Housing construction should be understood as the creation of buildings, structures, structures (including on the site of demolished capital construction projects), as a result of which objects will be created housing rights. The new Housing Code of the Russian Federation established that the objects of housing rights are residential premises (part 1, article 15). For the first time, specific types of objects of housing rights are defined (Article 16). These include: residential buildings, parts of residential buildings; apartments, parts of apartments; rooms (houses and apartments).

An individually defined building is recognized as a residential building, which consists of rooms, as well as auxiliary premises designed to meet citizens' domestic and other needs related to their living in such a building (part 2 of article 16 of the LC RF).

An apartment is a structurally separate room in an apartment building that provides direct access to common areas in such a house and consists of one or more rooms, as well as auxiliary rooms designed to meet household and other needs of citizens related to their living in such a separate room (part 3 of article 16 of the LC RF).

Housing construction is carried out in residential areas determined as a result of urban zoning. Residential zones may include: building zones with individual residential buildings; development zones with low-rise residential buildings; development zones with mid-rise residential buildings; development areas with multi-storey residential buildings; residential development zones of other types (see article 35 of the Civil Code of the Russian Federation). A. N. Asaul, S. N. Ivanov, M. K. Starovoitov. Economics of real estate. Textbook for high schools. - 3rd ed., corrected. - St. Petersburg: ANO "IPEV", 2009. -304 p.

Land plots for housing construction can only be provided for ownership or lease; providing land plots from the composition of state or municipal property for the specified purposes on any other right should be considered impossible.

By virtue of paragraph 1 of this article, the procedure for granting land plots for housing construction is determined by the rules of paragraph 4 of Art. 30 of the Land Code.

The features of the current stage of development of housing construction are:

Increasing requirements for low-rise residential buildings in terms of comfort and energy saving;

A significant increase in prices for building materials and finished housing;

Inaccessibility of high-quality housing for low-income and middle-income segments of the population;

Lack of government orders for large-panel buildings on the market;

Change of principles investment policy and etc.

Under these conditions, building science and practice faced the task of developing more advanced low-rise housing construction technologies that take into account modern new features.

An important role in modern housing construction is played by the construction of individual residential buildings with a height of 1-3 floors. The problem of designing, building and operating individual residential buildings in the Russian Federation is extremely relevant and is associated with the urgent need to provide citizens with high-quality and comfortable housing that would best suit the individual characteristics of each family and each person.

1.2 Sources and methods of financing housing construction

local sources financial resources for housing construction can be budget resources, depreciation deductions, fees charged from the population for overhaul housing, property taxes, insurance payments. However, all these sources are extremely limited. Only a few enterprises can afford the construction of housing for their employees at their own expense.

One of the main sources currently in Ufa is the funds of the population in need of better housing conditions. At the same time, the monetary incomes of the majority of the population do not allow them to purchase housing even in the secondary market.

In countries with developed economies, one of the promising ways to solve the housing problem is to use various credit mechanisms, the most important of which is mortgage lending. The mortgage lending system is regulated by a special federal law. Indeed, under favorable conditions for mortgage lending, its effectiveness is high: "for the borrower, this is an additional opportunity to receive large funds for very long periods to solve the housing problem; for credit institution-- this is a stable job for several decades with stable income and a loan repayment guarantee; for the state, it is constant investment in the housing sector, the development of the construction industry, and most importantly, the formation and development of true market relations in many sectors of the economy, the solution of many social problems. "A. N. Asaul, S. N. Ivanov, M. K Starovoytov, Real Estate Economics Textbook for universities, 3rd edition, corrected, St. Petersburg: ANO IPEV, 2009.

Currently, two classical methods of mortgage lending have developed in Ufa:

* one-tier model of mortgage lending (German model);

* two-tier model of mortgage lending (American model).

Typical for almost all credit institutions in developed economies is a one-tier model of mortgage lending.

To analyze this model, it is advisable to consider each of its elements separately in accordance with the division proposed by the authors.

1. A borrower and a lender are connected by a loan. The latter can be mortgage bank or savings and loan institution. The number of service organizations is minimal (as a rule, this is only an insurance organization).

2. Refinancing is possible for the lender mortgage loans through the release valuable papers- mortgage bonds and, thus, - minimization of possible risks. The interest paid on mortgage bonds is almost the same as the interest on a mortgage, with a small difference between expenses and profits.

3. Own and borrowed capital of the borrower.

When interacting with a savings and loan institution, the borrower accumulates primary (own) capital, which is prerequisite for the issuance of a mortgage loan (loan capital).

4. In savings and loan institutions interest rate during the accumulation period ranges from 2.5 to 4.5%, the interest rate on a mortgage loan - from 4.5 to 8.5%. The share of the loan in the cost of purchasing or building a home can be about 50%.

The term of lending in the implementation of a single-tier model of mortgage lending is from 10 to 12 years.

All rates and loan payments are fixed and equal.

The single-level model of mortgage lending is based on the cyclical circulation of funds. The funds provided by the borrower are used to issue loans to his predecessors who have already completed the accumulation period. Thus, all financial flows of a credit institution are easily tracked.

It should be noted that the credit institution cannot carry out any active operations other than providing loans to its depositors. This reduces the riskiness of mortgage loans, because they are issued to borrowers who have formally confirmed their creditworthiness, as well as the ability to make monthly fixed payments for a long period, approximately equal to the monthly payments on a mortgage loan.

Movement order financial flows with a single-level model of mortgage lending is shown in fig. 1.1.

Rice. 1.1 The procedure for the movement of financial flows under a single-level mortgage lending scheme

5. Alienation of mortgaged real estate, in case of non-repayment of a mortgage loan to a credit institution, takes quite a long time - 2-4 years.

The implementation of this model provides for the conclusion of the following main types of contracts:

Between the borrower and the lender - an agreement on a savings housing deposit and, then, loan agreement and a mortgage agreement;

Between the borrower and the insurance company -- mortgaged housing insurance contract;

Between the borrower and the seller (builder) of housing - a contract for the sale of housing.

The two-tier model of mortgage lending is no less widespread in world practice.

1. In addition to the borrower and the lender, this model involves an intermediary (mortgage agency) and/or a participant financial market(mortgage financial and investment company).

2. In order to quickly return the funds spent on issuing a mortgage loan, the lender may sell mortgage loans to a mortgage agency or a mortgage financial and investment company, which thus refinance the loan. Thus, a credit institution has two main opportunities, namely, to receive income from the assignment of mortgages and commissions for their maintenance.

3. Own and borrowed capital (mortgage loan) of the borrower.

4. The interest rate on the use of a mortgage loan varies from 7 to 20%. The loan amount can be 75-90% of the value of mortgaged housing. The loan amount can range from 80 to 90% of the cost of purchasing or building a home. The loan term is usually between 15 and 30 years.

5. Implementation contractual relations with a two-tier model of mortgage lending is shown in fig. 1.2.

Rice. 1.2 Contractual relationship under a two-tier mortgage lending scheme

At the first stage of the implementation of contractual relations between the participants of the two-level model of mortgage lending, a loan agreement and a mortgage agreement are concluded between the main participants - the borrower and the lender.

After receiving a loan, the borrower enters into a contract for the sale of housing with the seller or its builder, after which the number of participants in this model increases in order to reduce the risk of the main participants to a minimum.

Contracts for insurance of entrepreneurial risk and mortgaged housing are concluded with an insurance organization.

On the secondary mortgage market between the lender and the mortgage agency, an appropriate agreement is concluded on the assignment of the rights of claim on mortgage loans, as well as an agreement trust management acquired claims.

6. This classical model has not found wide application in Russia due to the insufficient development of the refinancing mechanism and, in connection with this, the difficulties in the full functioning of the secondary mortgage market, on which the two-tier model of mortgage lending is based.

In addition to the classic mortgage loan in Ufa, a specific type of lending is common - a construction loan. Along with mandatory participants the borrower and the lender in this model there is a construction organization that builds housing for which the borrower has received a mortgage loan. At the same time, the lender issuing construction and mortgage loans may be one credit institution, or two different specialized credit institutions. Separate lending completely separates the risks associated with construction and mortgage lending as legal collateral. The term of a construction loan is from 6 to 18 months.

A credit institution specializing in lending for housing construction lends to construction organizations only when the latter receive a guaranteed obligation to provide a subsequent mortgage loan in a mortgage bank to a borrower secured by the already built part of the housing. The main thing in the implementation of such a model in Russia should be the legal and financial coherence of mortgage and construction loans, for which the entire necessary base has not yet been created. At present, the application of this model in its classical form is difficult, because it is necessary to develop a legal combination of construction lending schemes with the construction process itself.

Also, it should be noted that credit institutions can issue construction loans only to those organizations that have already established themselves in the investment and construction market. This circumstance significantly reduces the range of construction organizations borrowers.

Separately, it should be noted mortgage lending in the city of Ufa, individual housing construction using the offset of existing housing. This type of mortgage lending has many of the disadvantages listed above. However, to attract qualified people to rural areas, such a model of mortgage lending may become one of the most realistic models. It is through this model that trained professionals living in the city can move to the countryside and have decent housing, including for professional practice.

Currently, in Ufa, citizens are offered short-term and medium-term ways to purchase housing, for example, such as selling housing in installments.

1. The relationship "creditor-borrower" in this model is replaced by the relationship "seller-buyer", the first of which is a construction organization.

2. The buyer has the opportunity to purchase housing at the minimum price set by the builder, without intermediary markups.

In this way, construction organizations solve the problems of ensuring the liquidity of built housing, and, accordingly, occupy a certain place in the construction market.

3. Own (down payment) and borrowed capital of the buyer, own and borrowed capital of the construction organization.

4. The amount for which the installment is provided is on average 30-50% of the cost of housing. Installment term - 1-2 years. In some cases, it is possible to offset existing housing.

5. For the buyer, selling by installments is attractive because third parties do not participate in the transaction.

The construction organization retains ownership of the housing for sale until the final settlement with the buyer.

6. This kind of short-term lending is available to a limited circle of people with average incomes, therefore, in countryside the wide application of such a model is difficult.

An insufficiently widespread, but noteworthy model is the management of the development of housing construction using leasing relations.

1. Leasing organization and lessee (citizen - user, and in the future the owner of housing).

2. At the end of the agreed term for the payment of lease payments, the lessee has the opportunity either to purchase housing or to resume lease payments with a tendency to decrease them.

3. Equity lessee.

4. The lessee undertakes to systematically transfer lease payments throughout the entire period in accordance with the agreement. When leasing housing, the period when the agreement cannot be terminated is usually from 15 to 20 years, but, as a rule, leasing agreements for the lessee provide for the possibility of an early purchase.

5. A leasing operation begins with the signing of an agreement between the leasing organization and the lessee.

It should be noted that the housing leasing model is little known in Russia, in particular in Ufa, is not sufficiently covered in the press, and the market for such services is underdeveloped in Russia, and therefore citizens prefer to participate in more well-known models of housing construction lending.

1.3 Regulatory framework for residential construction

Popular wisdom says that every man should plant a tree, raise a son and build a house. AT modern society any activity is regulated by law - and tree planting cannot be done how and where you want, and the state looks after the upbringing of children. Moreover, building a house is a process that requires compliance with a significant number of laws and regulations, including the Town Planning Code of the Russian Federation.

Individual housing construction is one of the types of permitted use of lands of the category "land settlements". This type of permitted use involves the construction of residential buildings, utility and other outbuildings on the land.

The concept of "individual housing construction" sharply limits the circle of subjects of the considered legal relations. So, on the part of construction customers, only individuals can act here. This provides additional opportunities for the wide application of consumer protection legislation. The purpose of legal relations is also important - the acquisition of housing for personal, family needs.

The listed features characterize individual housing construction as a type of housing construction and make it possible to distinguish the type under consideration. Speaking about the concept of "individual housing construction", it is worth noting that this is one of the components of the concept of "housing construction".

Objects of individual housing construction - detached residential buildings with no more than three floors, intended for one family (clause 2 of article 49 of the Town Planning Code of the Russian Federation). Urban planning code Russian Federation "of December 29, 2004 N 190-FZ (as amended on December 6, 2011)

On February 8, 2011, Decree of the Government of the Russian Federation dated December 17, 2010 No. 1050 "On the Federal Target Program for 2011-2015" came into force. Along with the previously developed subprograms (in the period from 2006 to 2010), the new target program "Housing" for 2011-2015 includes additional areas housing certain categories of citizens, as well as programs to stimulate the construction industry.

The implementation of the Housing Program provides for the participation of federal executive authorities, executive authorities of the constituent entities of the Russian Federation and local government.

At the federal level:

Formation of the regulatory and methodological base for the implementation of the state housing policy and transformations in housing;

Provision of housing at the expense of the federal budget to certain categories of citizens determined by law;

Development of effective mechanisms for the use of federal budget funds to achieve the main goal and objectives of the Program;

Assistance in the implementation of demonstration projects for the implementation of the activities of the Program;

Organization and conduct of information work among the population;

Ensuring monitoring of transformations in the housing sector in order to analyze the situation, generalize positive experience;

Coordination of the activities of state customers and executors of the Program activities.

At the level of authorities of the constituent entities of the Russian Federation and local self-government bodies, the following is carried out:

Development of housing legislation and regulatory framework related to the implementation of federal legislation in the relevant territory;

Carrying out the transformations in the housing sector envisaged by the Program and the planned activities, taking into account local characteristics and best practices;

Provision of housing at the expense of the relevant budgets of citizens in need of improved housing conditions, in the prescribed manner.

A characteristic feature of market relations in the field of real estate is the presence of a special regulatory framework, regulating relations related to real estate, and, most importantly, more significant than in other sectors market economy, the role of regional and municipal regulations.

Legislation in the field of real estate is a set of laws, other regulatory legal acts, through which the state establishes, changes or cancels the relevant legal norms. The Constitution of the Russian Federation resolves issues of competence of the Russian Federation and its subjects on housing and civil legislation. Thus, according to the Constitution of the Russian Federation, housing legislation is the subject of joint jurisdiction of the Russian Federation and the constituent entities of the Russian Federation.

Based on this, housing relations can be regulated both by acts of the Russian Federation and by acts of subjects of the Russian Federation. The specific delimitation of powers between the Russian Federation and its subjects in the housing sector can be determined by analyzing the legislation, agreements between Russia and the subjects of the Federation, and specific legal relations.

Moreover, the laws and other normative legal acts of the constituent entities of the Russian Federation cannot contradict federal laws. In the event of a conflict between a federal law and another act issued in the Russian Federation, the Federal Law shall apply (Part 5, Article 76 of the Constitution of the Russian Federation).

housing code(LC), other federal laws regulate housing relations, which, according to Art. 72 of the Constitution of the Russian Federation are the subject of joint jurisdiction of the Russian Federation and the constituent entities of the Russian Federation. Therefore, the LCD and federal laws simultaneously act as a legal framework on the basis of which laws and other regulatory legal acts of the constituent entities of the Russian Federation are adopted. Based on the constitutional provisions, the legislation in the Russian Federation in the field of real estate is developing as a complex system in which the Constitution of the Russian Federation, federal laws (for example, “On the Fundamentals of the Federal Housing Policy”, “On Privatization of the Housing Stock in the Russian Federation”) act as backbone laws, Housing Code of the Russian Federation and other acts.

Figure 1.3 shows the main real estate legislation that is relevant both to real estate in general and to the construction industry that creates real estate.

Fig. 1.3 Main legislative acts in the field of real estate

At the same time, this legislation cannot be considered as a system of laws alone; other normative legal acts should also be included in the said legislation, which follows from Art. 76 of the Constitution of the Russian Federation, according to which not only federal laws, but also “adopted laws and other regulatory legal acts of the constituent entities of the Russian Federation” are issued on the subjects of joint jurisdiction.

Thus, the composition of housing legislation, in addition to laws and other regulations, also includes laws and other regulatory legal acts that determine the competence of executive authorities - the government of the Russian Federation, ministries and other federal government bodies, enterprises, institutions, organizations in the field of management state and municipal housing and other funds, organizations for the operation and repair of housing stock, and others.

2. ANALYSIS OF MODERN FINANCING OF HOUSING CONSTRUCTION ON THE EXAMPLE OF UFA

2.1 Analysis of housing construction in Ufa

housing construction finance

An analysis of the state of housing construction shows that over the past decade, the volume of expenditures in the housing sector and the commissioning of the total area of residential buildings have been constantly decreasing, the provision of housing for the population has become significantly lower than the norm. There is a need for a state program that would help to promote the development of the construction sector at all levels of government. In particular, in the Republic of Bashkortostan, state authorities, first of all, focus on ensuring the necessary volume of supply of residential real estate.

Therefore, various social housing programs have been developed for residents of all regions. Developed federal program"Providing housing for young families" and the Republican target program "Promoting the development of housing construction in the Republic of Bashkortostan in 2011-2015". The main goal of this Republican target program is to stimulate the development of housing construction in the republic, to increase the level of housing affordability for a wider population. The total amount of funds attracted for the implementation of the program is 457,444.30 million rubles, including: funds from the budget of the Russian Federation - 3,974.20 million rubles, funds from the budget of the Republic of Bashkortostan - 36,572.60 million rubles, funds local budgets- 2,162.10 million rubles; extra-budgetary sources - 414,735.40 million rubles, including: funds from the Agency for Housing Mortgage Lending - 13,135.50 million rubles, funds from the Housing and Utilities Reform Assistance Fund - 2,198.70 million rubles, funds from the population and credit resources - RUB 69,193.04 million

Planned commissioning of housing in the Republic of Bashkortostan: 2011 - 2,100 thousand m2, 2012 - 2,310 thousand m2, 2013 - 2,650 thousand m2, 2014 - 2,950 thousand m2, 2015 - 3,700 thousand m2 with the prospect of increasing the annual volume of housing commissioning by 2020 to 5,200 thousand m2.

The total amount of housing stock in the Republic of Bashkortostan as of January 1, 2010 is 85,783.8 thousand m2, including: 50,269.0 thousand m2 - in cities and urban-type settlements; 35,514.8 thousand m2 - in rural areas.

In 2008, 27.9 thousand apartments with a total area of 2 million 351 thousand m2 were built in the Republic of Bashkortostan. This is the largest volume in the last 19 years. In 2009, the indicator of housing commissioning was at the level of 2008. According to this indicator, the Republic of Bashkortostan is in fifth place in the Russian Federation and in first place in the Volga region. federal district.

Consider the patterns of formation of the market value of housing. The cost of housing mainly depends on the ratio of supply and demand in this market. Persons with incomes above average are able to finance the purchase of an apartment at their own expense in order to improve their living conditions. But low-income people also need better housing, and often the problem is very acute. Accordingly, for people with low incomes, in the future, a segment of social housing, regulated by the state, should be formed.

In developed foreign countries, the most promising direction for solving the housing problem is lending to citizens. First of all, it is mortgage lending, which involves issuing a loan for long term secured by real estate. In the Russian Federation, growth in mortgage lending is constrained by factors such as high interest rates and low wages. The problem is aggravated by the fact that at this stage of development, the growth of wages is accompanied by an increase in the cost of construction, and housing prices are rising accordingly.

Average prices in the primary and secondary housing market are calculated on the basis of registered prices for newly built apartments and for owned apartments, apartments of privatized housing stock, if they are objects of market transactions. When registering prices for apartments, their quantitative and qualitative characteristics, as well as the area of their location in the city, are taken into account. The weights are data on the commissioning of apartments for the previous year and the number of urban resident population at the beginning of the reporting year.

The statistics of average prices in the Republic of Bashkortostan in the housing market for 1 m2 of the total area demonstrates an increase in prices in the housing market (see Table 2.1). In our opinion, the rise in prices for housing was primarily affected by the rise in prices for land plots. Land prices are 30-40% of the cost of housing.

The average price of an apartment in the secondary market is higher than the average price of an apartment in the primary market: 39,063.87 rubles. for 1 m2 and 36,810.5 rubles. per 1 m2, respectively. This is because primary housing requires significant investment before it becomes habitable. At the same time, not all objects of the primary housing market are covered by mortgage schemes, since the risks of buying an unfinished object increase. In the secondary housing market, the risk of losing money is much lower, and mortgage schemes are extended to apartments in the secondary housing market with almost no restrictions. Ultimately, this also affects secondary housing costs more than the original. In this regard, housing on the secondary market is inaccessible for a significant part of the population.

Table 2.1

Average prices in the housing market in the Republic of Bashkortostan per 1 m2 of total area, rub., (IV quarter)

To solve the problem of lower housing prices, it is necessary not only to provide financial state support, but also to reduce the cost of a land plot for housing. For example, the city of Ufa is characterized by very high prices for a land plot for the construction of a residential building, but it is quite obvious that land plots for the construction of a residential building should be available.

In addition, in order to obtain a land plot for construction, it is necessary to pass a tender and first perform a significant set of works. This is a long process, it requires significant expenditures from local budgets. It seems to us that for the speedy and effective solution of the problem of housing as the most important social program land plots for the construction of residential buildings should be provided free of charge (we emphasize that this should only apply to land intended for housing construction).

The provision of a free land plot will reduce the cost of construction and, consequently, the price of housing. This, in turn, will speed up the process of selling housing, which means it will reduce losses from the “freezing” of capital investments.

The types of development and parameters of the urban environment in the areas of promising housing construction in Ufa will change depending on the needs of different social groups of the population. At the same time, it cannot be unequivocally determined that the wealthiest citizens will choose the central districts of Ufa for living, and the less wealthy - the periphery.

2.2 Housing development fund - a source of urban housing improvement

Funds for the development of housing construction create the necessary conditions for providing citizens with housing using long-term lending mechanisms, develop competition between construction contractors, the use of the most efficient housing construction projects that take into account national traditions and natural and climatic conditions.

The search and development of financial and credit mechanisms for the implementation of housing construction are considered the basis for the functioning of the development fund, and the condition for functioning is the attraction of extrabudgetary sources of financing.

Legal regulation activities of the fund must be carried out in accordance with the Constitution of the Russian Federation, the Civil Code of the Russian Federation, the federal law of the Russian Federation "On non-profit organizations”, the charter of the region, the charters of the municipalities of the region, the charter of the fund and other regulatory and legal acts of the Russian Federation and the region.

Similar funds have been created in many regions of Russia, but the Belgorod region should be considered the founder. In 1993, the administration of the Belgorod region developed a housing construction lending model for rural residents. Along with the borrower, the main participant in this model is the Fund for the Development of Housing Construction and Social Investments, which in its organizational and legal form is a state unitary enterprise.

With this model, borrowers have the opportunity to repay a mortgage loan and interest on it not only with money, but also with agricultural products, with its subsequent sale through trading network fund. The proportions of payment are determined by the borrowers themselves.

Thus, citizens who are successfully engaged in agricultural work, but do not have the money to purchase residential real estate, get a chance to improve their living conditions.

Borrowers pay off the fund three years after applying for a loan. For borrowers - specialists in the field of socially significant professions, large families, as well as for independently carrying out construction, benefits of up to 50% of credit debt are provided.

The solvency of the borrower is assessed by the "agricultural potential" of rural residents, i.e. on the performance of their subsidiary farming. For example, for a mortgage loan for a 3-storey residential building with a set of all utilities household services with an area of 150-200 m2, the borrower must supply the region as a whole with 10-15 tons of beef, or 40-50 tons of potatoes, or other products at a future price, regardless of what it will be.

Along with the loan, it is possible to gradually issue building materials to rural residents for housing construction (their cost is repaid within 5 years).

Positive changes in the economy and the strengthening of the financial position of enterprises and organizations had a positive impact on the housing construction market.

In 2011, the total area of housing, introduced on the territory of the republic by enterprises and organizations of all forms of ownership, as well as at the expense of the population's own funds, amounted to 2.1 million square meters. m, or 105.1% compared to 2010. Based on 1000 inhabitants of the republic, 518 sq. m. m of the total area of residential buildings (Fig. 2.1.)

In terms of housing commissioned in 2011, among the regions of the Volga Federal District, the republic is in 2nd place (after the Republic of Tatarstan), in terms of commissioning of residential buildings per 1,000 people - in 3rd place, after the Chuvash Republic and the Republic of Tatarstan.

Rice. 2.1 Dynamics of commissioning of residential buildings

Within the framework of the republican target program "Promoting the development of housing construction in the Republic of Bashkortostan in 2011-2015", approved by the Decree of the Government of the Republic of Bashkortostan dated December 16, 2011 No. 476, in 2012 it is planned to commission housing in the amount of 2310 thousand square meters. m.

The main volume of housing commissioned in the republic falls on individual housing construction. Individual developers at their own expense and with the help of loans built 13.9 thousand of their own residential buildings with a total area of 1546.3 thousand square meters. m, which is 106.4% compared to last year. In terms of the volume of housing commissioned by individual developers, among the regions of the Russian Federation, the republic ranks third after the Moscow Region and the Krasnodar Territory.

Enterprises and organizations of the republic commissioned 563.0 thousand square meters. m of housing, or 101.8% compared to 2010, of which more than 90% are multi-storey apartment buildings.

The volume of mortgage housing loans issued to individuals as of December 1, 2011 amounted to 13.2 billion rubles, which exceeds the volume of 2010 by 2.4 times. At the same time, the weighted average interest rate on ruble-denominated mortgage loans from December 1, 2010 decreased by 1.5 percentage points and as of December 1, 2011 amounted to 12.0%. The Republic of Bashkortostan ranks third in the Volga Federal District in terms of the volume of granted mortgage loans.

In 2011, the implementation of mortgage housing loans aimed at acquiring economy-class housing by citizens in need of better housing conditions. Decree of the Government of the Republic of Bashkortostan dated April 18, 2011 No. 111 "On subsidizing from the budget of the Republic of Bashkortostan part of the cost of paying interest on loans received in 2011 by citizens in credit institutions for the purchase of economy class housing from developers" approved the procedure for subsidizing three percent of the rate on mortgage lending.

The total amount of funds allocated for the resettlement of 2,367 citizens from dilapidated housing is 1,164.0 million rubles.

As part of the implementation of the Decree of the Government of the Republic of Bashkortostan dated July 20, 2007 No. 200 "On the provision of living quarters for orphans and children left without parental care" (with subsequent amendments) to improve the living conditions of children from orphanages and boarding schools from the federal budget and 369.85 million rubles were allocated from the budget of the Republic of Bashkortostan. In 2011, 430 people took advantage of this type of state support.

As part of the implementation of the republican target program "Social Development of the Village in the Republic of Bashkortostan until 2013", approved by the Decree of the Government of the Republic of Bashkortostan dated June 11, 2003 No. 141 (with subsequent changes), in 2011, 660 families received subsidies for improving housing conditions, which 189 families more than in 2010. For these purposes, 295.6 million rubles were allocated from the federal budget, and 438.1 million rubles from the budget of the Republic of Bashkortostan.

Despite the high rates of housing construction, in recent years, the provision of housing on average per inhabitant of the republic remains low. According to preliminary data for 2011, this figure amounted to 22.0 square meters. m.

In this way, regional fund development of housing construction, using the accumulated experience, operates on the basis of current legislation and is a single regional center for solving problems in the field of housing construction for various categories of citizens. As a rule, housing construction financing schemes with the participation of the fund involve the use of preferential mechanisms, which allows solving the accompanying problems of economic and social development.

The Housing Development Fund is a structure intended for citizens who want to improve their living conditions, but do not have the means to do so.

3. IMPROVING URBAN HOUSING CONSTRUCTION

3.1 Prospects for the development of housing construction in Ufa

One of the main elements of the normal life of the population in any socio-economic system is housing and its communal amenities.

According to the UN standard for minimum living conditions, each person must have at least 30 sq.m. total area, and the number of rooms should be one more than the number of residents in it.

The level of satisfaction of housing needs has qualitatively different levels, and which of them the country is currently at determines the specific content of the housing problem, indicating the next landmark to which one should go on an endless path to solving it.

The situation in Russia corresponds to a significant absolute shortage of housing. Now there are 351 apartments per 1,000 Russians, while at least 385 are needed.

According to a survey of residents of the city of Ufa on the preference for choosing houses, the following data were obtained. Only 12% named high-rise buildings as desirable. At the same time, 56% of respondents name low houses.

Fig. 3.1 The structure of consumer preferences by the number of storeys of the house

Thus, the citizens of the city of Ufa prefer to live in low buildings. High-rise housing is much more expensive to operate. In a high-rise building, it is necessary to significantly increase the power of pumps that provide heating and water supply. In addition, a high-rise building requires a huge number of parking spaces. The construction of a high-rise facility, among other things, requires careful marketing study. All these aspects seriously complicate the construction process and lead to an increase in the cost of operation. Therefore, in the future it is necessary to build low-rise buildings. At the same time, in new construction, it is necessary to take into account places for playgrounds, benches, planting green spaces and places for shelter from the sun.

Currently, in cities, a large number of residential buildings require additional investment for repairs and reconstruction. This is due to the fact that in the construction of houses cheap building materials are used, which have a short shelf life.

For example, in the dormitory of UGAES last summer, a major overhaul was carried out in the shower rooms. Two months later, the building tiles came off, the ceiling cracked, the pipes began to leak, water flows from the upper floors. All this suggests that cheap labor and raw materials were used in the construction work.

The foundation is the most basic element of the future home, it must be of high quality. As well as a guarantee of quality - these are qualified builders with many years of experience, providing high quality and reliability. There is no need to save and hire cheap and inexperienced builders, saving on construction, you can lose more if the house warps or cracks begin to appear.

Thus, I propose to use expensive, high-quality raw materials in the construction of residential premises. And you also need to take a responsible attitude to the choice of workers, it will be better and more reliable if the construction work is controlled. The presence of the controller will force the builders to do their job better.

In modern housing construction, I was interested in the idea of round houses. Who said houses have to be square or rectangular? Round dwellings, for example, are much more economical and ergonomic. The design of such a building is more resistant to wind, snow and seismic loads than conventional houses. Due to the smallest area of the outer surface of the round structure, it is possible to save materials, and hence the funds for its construction.

Figure 3.2 shows a round house located in Moscow. There are two such houses in the capital.

Rice. 3.2 Round house in Moscow

I believe that in the future it is necessary to build round houses. Simplicity and comfort, compactness and cosiness, rational use of space and practicality are the distinguishing features unique project round house. Unconventional forms of buildings make it possible to use every square meter of housing with benefit.

I propose to build a large playground inside the round house. Firstly, the children will be protected from the sun, and secondly, parents will not have to worry that their child will run out onto the road, since access to the outside of the house will be through the entrances. And behind the house you can build a parking lot. In addition, children will not breathe exhaust fumes. And also in the project of this house, it is necessary to take into account places for planting green spaces and places intended for drying clothes. In many cities, it is forbidden to dry clothes on balconies overlooking the avenue and main streets.

round house - a good idea for the construction of modern housing. Indeed, in Ufa there is already one round house, but not quite what I propose. It is located in the Chernikovka microdistrict. It is considered a local attraction, visitors are told about it. According to the reviews of those who were inside, the layout of the apartments there is far from perfect (Fig. 3.3).

Fig. 3.3 Round house in Ufa

If you build a ring-shaped house in Ufa and add what was suggested above, I think the house will only make a good impression on people. And perhaps in the future the construction of round houses will be prestigious.

CONCLUSION

In recent years, the construction industry has become one of the most important driving forces behind the economic recovery of the Russian economy, the volume and growth rate of which significantly stimulated the development of other sectors of the economy. In this sphere of material production, a significant amount of funds is concentrated, on the speed of turnover of which the efficiency of the entire economy depends. The qualitative characteristics of the objects being created and their compliance with international standards are a prerequisite for further progressive development and the achieved level of well-being of the population. In a crisis period, the value of these indicators increases significantly.

Thus, the need for housing as an objectively necessary condition for maintaining the life of each person is called housing need. The degree of satisfaction characterizes housing issue, the essence of which lies in the lack of comfortable housing for a significant part of the population - poor or insufficiently well-to-do citizens, for whom full-fledged housing is not available due to their high cost.

In our country, the housing issue has always been particularly acute. With the transition to market relations, it can be considered permitted for the wealthiest strata of society, but not for the main part of the population. People's demands for housing are also constantly increasing: now most of them are counting on acquiring a separate comfortable apartment or their own house, not being satisfied, as it was several decades ago, with a free room in a multi-occupied (communal) apartment or even a place in a hostel from the state.

The key to solving the national housing problem must be sought. It is technological innovations that can provide a reduction in the cost of housing construction and its further operation, reduce construction time, improve the quality and comfort of living.

BIBLIOGRAPHY

1. Town Planning Code of the Russian Federation dated December 29, 2004 No. 190-FZ (as amended on December 6, 2011)

2. A.N. Asaul Economics of real estate. 2nd ed. - St. Petersburg: Peter, 2012. -624s.: ill. - (Series "Textbook for universities")

3. A.N. Asaul, S.N. Ivanov, M.K. Starovoitov "Real Estate Economics" Textbook for universities. - 3rd ed., corrected. - St. Petersburg: ANO "IPEV", 2009. -304 p.

4. A.N. Asaul, Yu.N. Kazakov, N.I. Pasyada, I.V. Denisov. Theory and practice of low-rise housing construction in Russia. Ed. Doctor of Economics, prof. A.N. Asaula. - St. Petersburg: "Humanistika", 2005. - 563 p.

5. State entrepreneurship in construction (state construction order) / A.N. Asaul, V.A. Koshcheev; ed. honored Builder of the Russian Federation, Doctor of Economics. Sciences, Professor A.N. Asaula. - St. Petersburg: ANO IPEV. 2009. 300s

6. Grinev V.P. Legal regulation of town-planning activity. - M.: Gross Media, 2014.

7. Zotov V.B. System of municipal management. St. Petersburg: Leader, 2005

8. Moskvin-Tarkhanov M.I. Legal regulation of urban planning activities // Real Estate and Investments 2004. - No. 2

9. Morozova T.G., Ivanova N.V., Komov V.E., Sorokina T.F., Tupchienko V.A. Urban economy: Proc. Benefit. - M.: University textbook: INFRA-M, 2010. - 361s.

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1 UDC ANALYSIS OF THE CURRENT STATE AND PROSPECTS OF DEVELOPMENT OF HOUSING CONSTRUCTION IN THE RUSSIAN FEDERATION Mukhaev AI, Popova IV, Dedichkina Yu.V. FSBEI HPE "Penza State University of Architecture and Construction", Penza, Russia (440028, Penza, G.Titova st., 28), Numerous studies of foreign and domestic authors confirm the relevance and historical inexhaustibility of the housing problem. Housing construction today is one of the fastest growing segments of the real estate market. For each person, the primary need is to have their own housing that would meet all modern requirements of quality, comfort, affordability and environmental friendliness. This paper analyzes the current state of housing construction in the Russian Federation, and also considers the prospects for its development. The article presents the share of commissioned volumes of housing construction by regions of the Russian Federation, the ratio of low-rise and high-rise housing construction in dynamics over the years. In addition, conclusions are drawn about the advantages and disadvantages of choosing a specific building material for housing construction. Key words: housing construction, square meters, the total volume of new housing. ANALYSIS OF MODERN CONDITION AND PROSPECTS OF DEVELOPMENT OF HOUSING CONSTRUCTION IN THE RUSSIAN FEDERATION Mukhaev A.I., Popova I.V., Dedichkina Y.V. Penza State University of Architecture and Construction, Penza, Russia (440028, Penza, G.Titova str., 28), Numerous studies of foreign and domestic authors confirm the relevance and historical vastness of the housing problem. Homebuilding today represents one of the fastest growing segments of the real estate market. For each person the primary need is to have their own homes, which would meet all modern requirements of quality, comfort, affordability and sustainability. This paper analyzes the current state of housing in Russia, as well as the prospects for its development. The article presents the share of residential construction imposed by region, the ratio of low-rise and high-rise housing in dynamics for In addition, conclusions about the advantages and disadvantages of selecting a particular building material for housing. Keywords: housing construction, square footage, the total input of housing. To date, housing construction is the most socially significant segment of the real estate market. The problem of affordability of housing for all segments of the population remains relevant. It is the availability and provision of housing for citizens that have a direct impact on the demographic situation, the economic situation and the standard of living in the country. To solve social problems, as well as to develop the economy as a whole, it is necessary to increase the volume of housing construction. An important role in this is played by the creation and introduction of new building materials that would help reduce the cost of construction projects and, accordingly, increase the number of construction sites. To solve the problems of increasing the affordability of housing and increasing the volume of housing construction, the Ministry of Regional Development of Russia, together with the Federal Agency for Construction, Housing and Communal Services (Rostroy),

2 developed the federal target program "Housing" for years. Its main directions are: stimulating the development of housing construction; supporting effective demand for housing, including through mortgage lending; fulfillment of state obligations to provide housing for categories of citizens established by federal law; improving the quality of public infrastructure; carrying out research work. The main subprograms of the FTP "Housing" for years are: 1. "Providing housing for young families." 2. "Modernization of public infrastructure facilities." 3. "Fulfillment of state obligations to provide housing for categories of citizens established by federal law." 4. "Stimulation of programs for the development of housing construction in the constituent entities of the Russian Federation." The main objectives of this program are: - creating conditions for the development of mass construction of economy-class housing; - increasing the level of provision of the population with housing by increasing the volume of housing construction and development financial institutions housing market; - ensuring an increase in the availability of housing in accordance with the solvent demand of citizens and the standards for providing them with living quarters (33 square meters of the total area of \u200b\u200bliving premises - for single citizens, 42 square meters for a family of 2 people, 18 square meters for each family member in a family of 3 or more people). According to the program, by 2015 it is planned to reach the commissioning of housing 90 million square meters. m (i.e. 0.64 sq. m per person). However, the successful implementation of the national project is hindered by administrative barriers, the monopolization of the housing market in a number of regions, as well as the insufficient development of the construction industry and related industries. We can say that these factors play a key role in limiting the volume of housing construction and stimulating the growth of housing prices. In addition, measures should be taken to improve the quality of development, to ensure the development of new areas with road transport and social infrastructure. To solve such a volume of different tasks, the use of only administrative levers is not enough: it is necessary to develop legislation, use tax, financial and credit levers. The regions and municipalities have their own tasks. In particular, they need to bring their legal framework in line with the new requirements of the land,

3 housing and urban planning legislation, significantly increase the number of auctions for the allocation of land for development, accelerate the development of settlement development plans. The analysis of official statistical data for the Russian Federation in terms of a review of analytical data on housing construction allowed the author to identify current trends in the development of housing construction at the federal level. An analysis of trends in the development of housing construction shows that the bulk of the housing stock was built in the 1990s. The task of total housing provision was solved on the basis of the mass construction of similar apartment buildings. However, over time, this concept showed its negative sides: a high level of depreciation of housing, engineering and communal networks, the capacities of housing and communal services, low quality housing, and dissatisfaction with modern construction requirements. The transition to market principles of management was accompanied by the destruction of existing economic ties, high inflation, a decline in GDP, a decrease in household incomes and, as a result, a sharp reduction in housing construction. In 1992, the volume of commissioned housing compared with 1990 decreased by more than a third. Until the end of the 1990s, the main obstacle was the lack of financial resources both for the state and for the majority of the population. Only with the improvement of the macroeconomic environment in the 2000s did the demand for housing begin to grow in real terms. For eight years, the volume of housing construction increased from 31.7 in 2001 to 66 million m 2 in 2008, that is, by 108.2%, or 9.3% compared to 2007. However, the construction industry is still noticeably behind the level of the pre-reform period (Fig. 1). In 2012, 826.8 thousand apartments with a total area of 65.2 million square meters were put into operation. meters, which amounted to 104.7% compared to the corresponding period of the previous year (in 2011, 62.3 million square meters of housing were commissioned, 106.6% compared to 2010). The financial and economic crisis of the years had a negative impact on the state of housing construction. This influence explains the decline in housing construction in the years.

4 Figure 1. Commissioning of housing in the Russian Federation in the years. In 2009, 6.7% less housing was commissioned than in 2008, and in 2010 the drop was 9% compared to 2008. An increase in housing construction in 2009 was observed only in the Far Eastern Federal District. The volume of commissioned housing exceeded the figures for 2008 by 5.1%. But due to the small share of the Far Eastern District in the total volume of housing built, it did not have a significant impact on the figure for the country as a whole. According to the data of the Federal Statistics Service, in 2013, 5.6% more square meters of housing were commissioned in our country than in 2012 (Fig. 2). million square meters22 16.4 6.8 6.7 7.6 5.1 5.1 3.6 3.9 3.7 4.2 2.9 3.4 5.23 3.07 3.85 4.22 4.14 4.43 5.23 4.71 2.76 2.7 3.06

5 Among the constituent entities of the Russian Federation, the largest volumes of housing construction were carried out in the Moscow region, where 13.24% of the total housing area put into operation in Russia as a whole, Krasnodar Territory 5.93%, St. Petersburg 4.35%, the Republic of Tatarstan ( 3.85%) and Bashkortostan (3.39%), Tyumen and Rostov regions 3.45 and 3.02%, etc. In general, 13 regions of the Russian Federation account for more than 50% of the total volume of housing commissioned (31,787.9 thousand sq. m or 51.05%). On fig. Figure 3 shows the shares of commissioned volumes of housing construction by constituent entities of the Russian Federation. Figure 3. The share of the subjects of the Russian Federation in the volume of commissioning of the total area of residential buildings in 2011 (in %) Positive trends in the development of the housing construction process are associated with an increase in the share of economy-class housing being commissioned and, first of all, low-rise housing (Fig. 4). In most regions of the Russian Federation, an urban planning system has developed with a high density of multi-storey buildings, which determines the high profitability and payback of land plots. Consistently high demand leads to the compaction of buildings in the city center, which provokes an additional load on engineering networks. And the high cost of land plots in the central part of the city contributes to the rise in the cost of multi-storey housing and, accordingly, becomes the reason for its low liquidity. AT modern conditions low-rise housing construction enjoys the highest and most stable demand.

6 120.00% 100.00% 80.00% 60.00% 52.40% 56.30% 57% 46.40% 45% 40.00% 20.00% 47.60% 43.70% 43 % 53.60% 55% 0.00% low-rise construction high-rise construction 70% in 2020. And the total volume of commissioned housing by 2020 should increase to 142 million m 2. In countries close to Russia in terms of climatic conditions, the share of low-rise housing in the total volume of housing commissioned today is from 79% to 92%: Canada 79%, EU countries 80%, USA 92%. The results of these studies indicate the need to study the experience of foreign countries in the field of low-rise construction, to analyze the feasibility of using any innovative technologies. At these stages of growth, it is undoubtedly important what building material housing is built from. Today, the building materials market amazes with the variety of its choice, which sometimes leads the consumer into difficulty. The construction of combined houses, that is, using several types of building materials, has become widespread in low-rise housing construction. For example, frame-panel. The walls of such houses are faced with brick from the outside. Currently, one of the most popular and inexpensive, and most importantly, environmentally friendly building materials are foam concrete blocks, which are made by mixing cement mortar, sand and water with the addition of a foaming agent. This material has high heat and sound insulation properties. Foam concrete creates a comfortable living in the house

7 microclimate. It also has high fire resistance and resistance to alternate freezing and thawing. As for high-rise housing, the first high-rise buildings were built of brick, which is still in demand building material. Brick is environmentally friendly, it retains heat well and is a "breathable" material. The disadvantages include the high cost and duration of the construction of new buildings. The construction of panel houses is cheaper, the construction speed of which is lower than brick ones. But panel high-rise buildings often do not meet the requirements of quality and durability. The most developing and optimal type of construction today is monolithic construction, in which the structures are based on concrete columns, which allows redevelopment. The service life of such buildings is much higher than that of brick and panel buildings. And the main advantage of monolithic construction is the possibility of erecting high-rise buildings, for which the brick is quite heavy, and panel structures do not meet the strength requirements. Thus, housing construction, despite the negative impact of the financial and economic crisis, continues to develop at a fairly good pace. In the future, it is planned to increase the annual volume of housing commissioning up to 1 m 2 per person. The solution to the problem of providing the population with housing largely depends on the solvency of consumers, which in turn is determined by the dynamics of the ratio of income and housing prices. The housing market is influenced by many factors - factors of state regulation of the real estate market, the general economic situation, the microeconomic situation, the social situation in the region, the environmental situation in the region. The main components of the market price of housing are the costs of construction and installation works (CEW), connection to utility networks, obtaining permits, lease or purchase of land, profit developers. In this regard, the main ways to intensify housing construction in Russia will be based on the development of effective mechanisms for their solution by reducing the cost of housing in the process of construction and activating the market for housing in progress. References 1. Anisimov A.G. Analysis current trends development of territorial markets for affordable housing in the Russian Federation// Contemporary Issues science and education; URL: (date accessed:).

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UDK 728.37 Kutyrev Valery Gennadievich

Associate Professor, Penza State University of Architecture and Construction

Steklov Alexander Mikhailovich

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TO THE PROBLEM OF INDIVIDUAL HOUSING CONSTRUCTION IN RUSSIA

Kutyrev Valeriy Gennadyevich

Assistant Professor, Penza State University of Architecture and Construction

Steklov Alexander Michailovich

Student, Penza State University of Architecture and Construction

CONCERNING INDIVIDUAL HOUSING CONSTRUCTION IN RUSSIA

Annotation:

The article discusses the modern experience of designing and building individual residential buildings in the provincial cities of Russia. The regularity of transformations of borrowed architectural prototypes as a result of national mentality and purposeful urban planning policy is revealed. The authors consider the features and prospects for the construction of domestic townhouses and cottages.

Keywords:

construction, provincial towns, individual house, cottage, townhouse.

The article discusses the contemporary experience in designing and construction of the private houses in the provincial cities of Russia. The research reveals a regular transformations of the borrowed architectural prototypes as a consequence of the national mentality and committed town planning policy. The authors consider the specifics and prospects of the domestic townhouses and cottages construction.

construction, provincial cities, individual house, townhouse, cottage.

Buying your own home, according to surveys, is one of the most attractive life goals for many Russians. Its solution in the conditions of the advantage of multi-apartment and high-rise buildings, where almost 80% of the population lives, does not have unambiguous recipes and is achieved with difficulty. However a private house continues to be a cherished dream, and not only an American one, having a number of unconditional advantages, starting with the fact that it is cut and adjusted to fit like clothes - in size, style, completeness. In a certain sense, this is an expression of the individuality of its owner, close to the earth and the cycle of the seasons.

The history of large-scale individual housing construction in Russia began in the 1990s. Before that, in cities with a population exceeding 100,000, this was not officially allowed. Where allowed, the allotted areas were limited in every possible way, in particular, by the “Procedure for the development and approval of project documentation for individual construction in the RSFSR". Buying building materials was an overwhelming task, not to mention the limited choice of materials. However, it was not possible to completely exclude this direction of construction in a state that was unable to solve the housing problem and interfered with any form of independence, it was not possible - people needed to live somewhere. A colossal housing crisis is brewing in the country that was building socialism. To get out of it, it was necessary, firstly, to re-evaluate land resources; secondly, to organize the production of modern building materials; thirdly, to ensure the complexity of the infrastructure of potential development areas.

So far, none of the three designated positions has been closed. Land is rarely allocated. Getting a site, even for rent, in most cases draws the initiators into troublesome auctions. The process of paperwork is stretched for a long period, giving rise to the creativity of only swindlers. Imported building materials do not fully satisfy either the price or the quality. There are many problems with infrastructure: laying roads, pulling up gas, water, power lines is beyond the power of developers alone without the support of the administration. Since the cost of a house is comparable to the cost of connecting all communications to it, many land plots allocated in provincial cities back in the 1990s have not yet been developed. But, as they say: “Individual do-

building is a mechanism that, once started, does not stop for a very long time, swinging by the pendulum of private initiative.

Of course, there are positive developments, and they are most noticeable in improving the external appearance of residential buildings through building materials and technologies. This is a conscientious brickwork, common for houses with an area of 100-200 m2, less often wood and timber. Prefabricated structures, which are an order of magnitude cheaper, and in terms of operational and aesthetic characteristics are in no way inferior to traditional ones, are still few. In addition, the chronic disease of individual building has not been eliminated - fences that protect the private life of residents with a solid three-meter front.

As for architecture, it is generally incorrect to talk about it in the initial period of low-rise construction. The functions of the architect were taken over by the owners, who only with time began to need competent business management and discover the artistic, historical and cultural possibilities of wood, timber and brick. This is how Gothic “castles” and Baroque “palaces” called cottages appeared, despite their absolute dissimilarity to the truly English “one and a half-story (the second floor is provided only in the form of an attic with pitched ceilings) house of a small living area” . Red brick, like a red jacket, has become associated in the perception of professionals with a lack of taste and the presence of excess funds of criminal origin. Of course, architects stuck in Soviet functionalism were also to blame for this situation. With the availability of materials and freedom of expression, they began to improvise uncontrollably in classicism, modernity, pseudo-Russian style, etc. Only in the last decade, houses began to appear, which are also certain philosophical concepts.

In addition to the Russified cottages, in the last 20 years, the borrowing of another Anglicism - townhouses - blockhouses, has been increasingly moving forward. As you know, a townhouse is not a suburban building or a city apartment, but a house with an area of no more than 100-120 m2, located within the city; more precisely, a row of identical residential cells, each with its own entrance, a small plot of land, like a front garden, in front of the entrance and a garden behind, sometimes with a garage. These cells interlock with each other through the side walls, providing comfort to the middle class family. On the first level there is an entrance hall, a kitchen and a living room, on the second level there are 3-4 bedrooms.

In London and other English cities there are streets lined with two- and three-story facades of townhouses. The fashion for such low-rise buildings has spread from here to continental Europe and the United States, where most of them are currently located, satisfying the wealthy, but economical consumer inquiries of his personal independence - literally, in a mansion. It should be noted that in the USA, Canada, Great Britain and other developed countries in general, up to 70% of the operated housing stock is made up of individual low-rise residential buildings. High-rise buildings are intended only to accommodate offices and citizens in need. In Sweden, for example, it is forbidden to build apartment buildings higher than five floors, because living at a higher height can be harmful to mental health. People tend to live in wooden houses and in houses of frame-panel type, in accordance with nature, constantly feel their involvement in it.

Russian culture, Russian mentality have formed their own understanding of townhouses, as well as cottages. Firstly, our townhouses are still located outside the city. Secondly, they are being built with a much larger area than is customary in Europe, 200-300 m2 each, since land even in provincial cities is so expensive that construction companies prefer to build apartment buildings on them. Thirdly, if in the USA and Europe the architecture of townhouses demonstrates the democratic style of elegant minimalism, then in Russia such objects focus on high cost and splendor, thus emphasizing belonging to the social elite. Of course, the cost of houses due to all these factors increases many times, and for the vast majority of citizens and young families it is unbearable.

However, it is Russia, with its immensity and natural resources has the greatest opportunities in the development of industrial low-rise housing construction, and domestic developers will still have to start building block houses with an area of 60 to 120 m2 on the outskirts of regional centers, which will inevitably bring them into the real category of economy class housing. The corresponding trends are due to: growing investment in housing construction, reaching 1/4 of all investment; reducing the cost of construction of low-rise housing through the introduction of new, more economical, construction technologies and the production of basic components of building materials and reducing the cost of construction work; an increase in the volume of frame-panel and wooden do-

bridge building; the dynamics of a decrease in prices for such housing by 1-2% annually, since the cost of building 1 m2 of low-rise economy-class housing per family is lower than 1 m2 of multi-storey multi-apartment housing by 10-20%; an increase in the average area of housing per person, which is annually 0.5-5 m2 per person; priority development of technologies for appropriate construction and production of building materials for economy-class housing construction in the world. Thus, "financial costs and a shorter timeframe for launching factories for the production of building materials for low-rise housing construction make it possible to accelerate the construction of affordable housing" . The main advantages of low-rise residential buildings should also include their energy efficiency, high environmental friendliness, and ensuring the socio-psychological comfort of living.

The standards of European individual housing construction penetrate into the domestic environment objectively, anticipating changes in the mentality of people who will come to the need to live on the ground, in a separate house, not fenced off by a fence.

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2. Actual problems of low-rise housing construction: figures, facts, trends. URL: http://www.poselki.ru/analitica/51/ (date of access: 11/21/2013).

3. URL: http://ru.wikipedia.org/ (date of access: 11/16/2013).

4. Balaev S.Yu. Analysis of foreign experience of individual low-rise housing construction (IMD) and the possibility of developing IHD in Russia. URL: http://rusnk.ru/news/housing/foreign/ (date of access: 01.11.2013).