Does dis. Homeowners' association, housing office, housing department, housing and communal services, management company: what is it and how do they work? Maintenance agreement for an apartment building with a management company

Formed in 1959.

Currently, in Russia, housing and communal services offices have been replaced by DEZs (directorates of a single customer), which deal with the organization of work on servicing the housing stock.

Notes

DEZ...- DEZ... [fr. des... from, times) a prefix denoting the destruction, removal or absence of something. Dictionary of foreign words. Komlev N.G., 2006. des... (French des... from..., times...) a prefix denoting the destruction, removal or absence of something... Dictionary of foreign words of the Russian language

dis-- des. De.., dez.. (before vowels), prefix. When forming nouns and verbs, it adds meaning. the opposite of the action, called the producing basis, or the cancellation of the result of this action (disorganize, disorient, ... ... Historical Dictionary of Gallicisms of the Russian Language

DEZ...- DEZ... see de..., des DISAVOUER (from the French desavouer refuse to express disapproval), in international law, a refutation by the head of state or government of the actions or statements of a diplomatic or other official representative, ... ... Big Encyclopedic Dictionary

des- (new). Abbreviation, used. in new difficult words in meaning disinfectant, e.g. disinfection plant. Ushakov's explanatory dictionary. D.N. Ushakov. 1935 1940 … Ushakov's Explanatory Dictionary

des...- (neol.). Abbreviation, used. in new complex words in meaning. disinfectant, e.g. disinfection plant. Ushakov's explanatory dictionary. D.N. Ushakov. 1935 1940 … Ushakov's Explanatory Dictionary

dis...- dez... DEZ..., adj. Same as de... ; used instead of “de” before vowels, e.g. disorganization, misinformation. Ozhegov's explanatory dictionary. S.I. Ozhegov, N.Yu. Shvedova. 1949 1992 … Ozhegov's Explanatory Dictionary

dis...- DEZ... [de]. [from French dés from, times ] prefix. Indicates the removal, termination, destruction or absence of something. Misinformation, disorient. * * * dez... see De... ... encyclopedic Dictionary

DEZ...- DEZ..., look De... Modern encyclopedia

Des-- prefix 1. see de (1*) Explanatory Dictionary of Efremova. T. F. Efremova. 2000...

Des-- prefix 1. see de (2*) Explanatory Dictionary of Efremova. T. F. Efremova. 2000... Modern Dictionary Russian language Efremova

dis...- dez... = de... Efremova's Explanatory Dictionary. T. F. Efremova. 2000... Modern explanatory dictionary of the Russian language by Efremova

Books

Business path: Richard Branson. 10 Secrets of the World's Best Brand Builder, Dez Dearlove. "The Business Way: Richard Branson" will help managers, entrepreneurs or investors learn from Branson's remarkable success story. This book is both an inspiring success story...

The term “diffuse euthyroid goiter” (DEG) refers to visible and/or palpable enlargement of the thyroid gland.

DEZ is a general diffuse enlargement of the thyroid gland without disrupting its function. The main cause of DEZ is insufficient iodine content in environment and, as a consequence, reduced consumption of it by the population with usual food products. Depending on the prevalence of ECD, sporadic and endemic goiter are distinguished in the population.

Goiter is considered endemic if, in the surveyed region, the incidence of goiter in young and middle-aged children is school age is more than 5%. DEZ is a pathology of young people. In more than 50% of cases, it develops before the age of 20, and in women goiter develops 2-3 times more often than in men, and, as a rule, during those periods when the need for iodine is increased (puberty, pregnancy , lactation).

In accordance with the criteria adopted by WHO, UNICEF (United Nations Children's Fund) and ICCIDD (International Council for the Control of Iodine Deficiency Disorders), a region can be considered free of iodine deficiency if the median iodine content is between 100-300 µg/l and the prevalence goiter does not exceed 5%. In Russia there is practically no territory that is free from the risk of developing iodine deficiency goiter. According to epidemiological surveys from 1991-2006, the frequency of various forms of goiter in the Russian Federation ranges from 10 to 40%.

The most common cause of ECD is iodine deficiency. In this case, hypertrophy and hyperplasia of the thyroid gland are compensatory in nature and are aimed at providing the body with thyroid hormones. What are the mechanisms of such adaptation to insufficient iodine intake?

Firstly, the absorption of iodine by the thyroid gland increases due to increased active uptake.

Secondly, there is a predominant synthesis of triiodothyronine (T3), which is the most active thyroid hormone, while its synthesis requires not 4, but only 3 iodine atoms.

Thirdly, the secretion of iodine by the kidneys decreases, the reutilization of endogenous iodine increases, which increases the efficiency of the biosynthesis of thyroid hormones.

Fourthly, the iodine content in the colloid decreases (due to the preferential synthesis of monoiodotyrosine rather than diiodotyrosine) and thyroglobulin in the colloid (due to increased proteolysis).

In the early stages of goiter development (i.e., in children, adolescents and young adults), compensatory hypertrophy of thyrocytes occurs. The thyroid gland is represented by a mass of small follicles that practically do not contain colloid. Such a goiter is called parenchymal, it is the result of successful adaptation.

Another morphological variant of DEZ is colloid goiter. It consists of large follicles containing a huge amount of colloid. When this type of goiter forms, a number of mechanisms interfere with the optimal functioning of the thyroid gland. An imbalance occurs between the synthesis and hydrolysis of thyroglobulin, and the degree of iodization of thyroglobulin decreases. There is a leakage of iodine from the thyroid gland and a decrease in the synthesis of iodothyronines. Changes of this type predominate in the thyroid tissue of operated patients.

There is no doubt that all adaptation reactions are stimulated and controlled by thyroid-stimulating hormone (TSH). However, as has been shown in many studies, TSH levels do not increase in ECD. A number of in vivo and in vitro studies have provided new data on the autoregulation of the thyroid gland by iodine and autocrine growth factors (AGFs). According to modern concepts, an increase in TSH production or an increase in the sensitivity of thyrocytes to it is only of secondary importance in the pathogenesis of iodine deficiency goiter. The main role is played by AGF, such as insulin-like growth factor type 1 (IGF-1), epidermal growth factor (EGF) and fibroblast growth factor (FGF), which, in conditions of decreased iodine content in the thyroid gland, have a powerful stimulating effect on thyrocytes. It was experimentally shown that when KI was added to the thyrocyte culture, there was a decrease in TSH-induced, cAMP (cyclic adenosine monophosphate)-mediated expression of M-RNA IRF-1, with its complete cessation with a significant increase in the dose of iodide.

It is well known that iodine itself is not only a substrate for the synthesis of thyroid hormones, but also regulates the growth and function of the thyroid gland. Thyrocyte proliferation is inversely related to intrathyroidal iodine content. High doses of iodine inhibit iodine absorption, its organization, synthesis and secretion of thyroid hormones, and absorption of glucose and amino acids. Iodine, entering the thyrocyte, interacts not only with tyrosyl residues in thyroglobulin, but also with lipids. The resulting compounds (iodolactones and iodaldehydes) are the main physiological blockers of ARF production. Many different iodolactones have been identified in the human thyroid gland, which are formed due to the interaction of membrane polyunsaturated fatty acids(arachidonic, doxahexene, etc.) with iodine in the presence of lactoperoxidase and hydrogen peroxide.

In conditions of chronic iodine deficiency, there is a decrease in the formation of iodine lipids - substances that inhibit the proliferative effects of ARF (IRF-1, FGF, EGF). In addition, with insufficient iodine content, the sensitivity of these ARFs to the growth effects of TSH increases, the production of transforming growth factor-b (TGF-b), which is normally an inhibitor of proliferation, decreases, and angiogenesis is activated.

All this leads to an enlargement of the thyroid gland, the formation of iodine deficiency goiter.

In general, the development of ECD depends on many factors that are not fully understood. In addition to iodine deficiency, other factors related to the development of goiter include smoking, taking certain medicines, emotional stress, outbreaks chronic infection. Gender, age, and hereditary predisposition also matter.

With endemic goiter, genetic predisposition can only be realized in the presence of a corresponding external factor - iodine deficiency in the environment. In the absence of a genetic predisposition, mild or even moderate iodine deficiency may not lead to the formation of a goiter, since this deficiency will be compensated by the more efficient functioning of the systems that provide the synthesis of thyroid hormones. In case of severe iodine deficiency, even the maximum activation of compensatory processes cannot always prevent the formation of goiter in individuals who do not have a genetic predisposition.

To assess the degree of enlargement of the thyroid gland by palpation, WHO (2001) recommends the following classification.

Zero degree - there is no goiter (the volume of each lobe does not exceed the volume of the distal phalanx of the subject's thumb).

1st degree - the goiter is palpable, but not visible with a normal neck position. This also includes nodular formations that do not lead to an enlargement of the gland itself.

2nd degree - the goiter is clearly visible in the normal position of the neck.

The sensitivity and specificity of the palpation method for assessing the degree of goiter is quite low. Therefore, to accurately determine the size and volume of the thyroid gland as part of an epidemiological study, it is recommended to carry out ultrasound examination(ultrasound).

The volume of the thyroid gland is calculated taking into account the width (W), length (L) and thickness (T) of each lobe and the ellipsoidal correction factor using the following formula

V shzh = [(W pr x D pr x T pr) + (W l x L x T l)] x 0.479.

In adults, goiter is diagnosed if the volume of the gland, according to ultrasound, exceeds 18 ml in women and 25 ml in men. In a child, the volume of the thyroid gland depends on the degree of physical development, therefore, before the study, the child’s height and weight are measured and the body surface area is calculated using a special scale or formula. In children, the volume of the thyroid gland is compared with standard values (depending on body surface area).

The clinical picture of DEZ depends on the degree of enlargement of the thyroid gland, since its function remains normal. The mere fact of a slight enlargement of the thyroid gland with its normal function has practically no effect on the functioning of other organs and systems. In the vast majority of cases, in conditions of mild to moderate iodine deficiency, a slight enlargement of the thyroid gland is detected only with a targeted examination.

In conditions of severe iodine deficiency, goiter can reach gigantic sizes. Also, against the background of DEZ, nodular goiter may subsequently develop, including those with autonomously functioning nodes.

Treatment of DEZ

Measures to eliminate iodine deficiency in the USSR were taken thanks to epidemiological studies begun before World War II by the outstanding endocrinologist surgeon and prevention specialist O. V. Nikolaev. They included the mass production of iodized table salt, the use of iodine tablets among risk groups, and the creation of goiter dispensaries. Against the backdrop of this program, iodine deficiency in Russia was largely overcome in the period from 1955 to 1970. After this happened, as a sign of “victory over ECD,” it was decided to gradually curtail measures to eliminate it, and the diagnosis of “endemic goiter” replace with “hyperplasia of the thyroid gland.”

IN Western Europe Until the 60s of the last century, preparations of thyroid gland extracts were used, the effectiveness of which was determined not only by the content of thyroid hormones, but also by a large amount of iodine.

Today, there are three options for conservative treatment of DEZ:

monotherapy with levothyroxine,
monotherapy with iodine preparations,
combination therapy with iodine and levothyroxine.

Monotherapy with levothyroxine has been scientifically substantiated in the treatment of ECD by describing the regulation of the thyroid gland by the hypothalamic-pituitary system. In an experiment on rats, it was shown that artificially simulated severe iodine deficiency leads to an increase in the level of TSH, which, in turn (as well as exogenously administered TSH), can lead to the formation of goiter. It was assumed that under conditions of iodine deficiency, the synthesis and secretion of thyroxine T4 and T3, for which iodine is the main structural component, which, according to the principle of negative feedback, leads to increased secretion of TSH. Therefore, the main goal of levothyroxine therapy was to suppress TSH, which contributes to an increase in thyroid volume (suppressive therapy). However, it has been repeatedly shown that the decrease in gland volume does not depend on the degree of TSH suppression. There are also studies that show that average level TSH in iodine-deficient areas is significantly lower than in those areas where iodine intake is normal. Moreover, there is experimental data demonstrating that the administration of TSH cannot stimulate the growth of follicles containing a sufficient amount of iodine.

As mentioned above, the administration of levothyroxine has been widely used for the treatment of ECD in the past. At the same time, excellent results were achieved at the initial stage. Many clinical studies have shown that after just 3-4 months from the start of therapy, there was a significant (at least 20%) decrease in the volume of the gland. The literature provides data on the effectiveness of using various doses and combinations of thyroid hormones. So T 3 at a dose of 50 mcg per day is the most effective for reducing the volume of the thyroid gland. Further options follow as efficiency decreases:

(T 4 50 mcg + T 3 12.5 mcg) twice a day;
T 4 150 mcg per day + iodine 150 mcg per day;
T 4 75 mcg per day + T 3 18.75 mcg per day;
T 4,200 mcg per day;
T 3 37.5 mcg per day.

The doses most often used in clinical practice are 150 mcg in adults and 100 mcg in adolescents. However, numerous studies have clearly demonstrated the “withdrawal phenomenon” - an increase in the size of the thyroid gland almost to the initial level after a short time after stopping treatment. This phenomenon is explained primarily by the fact that when TSH is suppressed, the activity of the Na + /I symporter decreases, and consequently, the active uptake of iodine by the thyroid gland decreases. Against the background of a sharp drop in intrathyroidal iodine content upon withdrawal medicinal product new growth of the gland occurs. Also, side effects of thyroid hormone therapy include the possible occurrence of drug-induced thyrotoxicosis, tachyarrhythmia, and osteoporosis, which limits the use of this group of drugs in long-term treatment of ECD. However, sometimes, in order to quickly achieve a therapeutic effect, they resort to prescribing a short-term course of treatment with levothyroxine with a further transition to maintenance therapy with iodine preparations.

Monotherapy with iodine preparations is etiotropic therapy. Work over the past 10-15 years has shown that an increase in TSH production or an increase in the sensitivity of thyrocytes to it is only of secondary importance in the pathogenesis of iodine deficiency goiter. With insufficient iodine intake into the gland, the amount of iodinated lipids (the main inhibitors of growth factors) decreases, which has a powerful stimulating effect on the growth of thyrocytes.

The main role is given to local ARFs, such as IRF-1, ERF and FRF.

The stage of “revival” of DEZ therapy with iodine began in the 80s of the last century. Many studies were limited by the fact that ultrasound measurement of the size of the thyroid gland could not be performed at that time. Thus, G. Hintze and D. Emrich in 1983, in their work devoted to the treatment of iodine deficiency goiter, used the neck circumference as the main marker of changes in the volume of the thyroid gland. The authors showed that the administration of 400 mcg of iodine is also effective in reducing the volume of the thyroid gland, as is 150 mcg of levothyroxine (assessed 12 months after the start of treatment), and, unlike levothyroxine, the result of iodine therapy persists for a long time after its discontinuation .

With the increasing introduction of ultrasound into practical medicine, randomized controlled studies are beginning to be conducted on the effect of various treatment regimens on the course of iodine deficiency goiter. At the same time, iodine doses ranged from 100 mcg and higher, including pharmacological ones, in the case of using iodized oil. The administration of 100-150 mcg of iodine has proven itself in the treatment of goiter in children.

In adults, iodine at a dose of 100-150 mcg per day was not as effective as in children, but a tendency to a decrease in the volume of the thyroid gland is also observed. In the scientific literature of the 80s of the XX century. You can find works where iodine was used to treat goiter in doses of 500 mcg, 400 mcg, and 300 mcg per day. And all of them demonstrate comparable effectiveness of iodine monotherapy with levothyroxine monotherapy and combination therapy with iodine and levothyroxine, as well as the most persistent effect after drug withdrawal. However, there is evidence that the use of high doses of iodine sometimes causes thyroid dysfunction (hypo- or hyperthyroidism). And although more significant evidence is needed to recognize this fact, the following position is currently generally accepted: therapeutic doses of iodine for ECD are almost no different from preventive ones and amount to 150-200 mcg per day. Thus, in a double-blind, placebo-controlled study in Germany, the effectiveness of 200 mcg of iodine for the treatment of iodine deficiency goiter was confirmed. The volume of the thyroid gland decreased by 38% over 6 months and remained this way for at least the same time. Another study assessed the effect of 200 mcg iodine and 100 mcg levothyroxine on gland size. Comparable efficacy was shown between the two dosages, with further emphasis on the fact that the degree of thyroid volume reduction was independent of TSH levels.

In numerous contemporary works demonstrated success in reducing the prevalence of goiter through the implementation of universal salt iodization programs. As for group prevention, 150 mcg of iodine per day is now sufficient for adolescents, and 200 mcg for pregnant and lactating women.

In scientific literature recent years The issue of the development of autoimmune processes in the thyroid gland while taking iodine-containing drugs is widely discussed. At the same time, there are works both confirming this influence and denying it. G. Kahaly in his works studied the effectiveness and safety of low doses of iodine for ECD. He noted that when using 200 mcg of iodine per day, an increase in the level of antibodies to thyroid peroxidase, antibodies to thyroglobulin, and a significant increase in lymphocytic infiltration in the gland tissue occur only in 97% of cases. In contrast to these facts, a group of researchers from Austria did not find the above-described changes at all when prescribing 200 mg of iodine to patients with iodine deficiency goiter. In general, the development of autoimmune processes in the thyroid gland most likely depends on the population characteristics of the region, which requires more detailed, carefully planned studies.

Combination therapy with iodine and levothyroxine can be carried out either by simultaneous administration of levothyroxine and potassium iodide, or by using their fixed combinations. Among them, the most commonly used drugs contain 100 mcg of levothyroxine and 100 mcg of iodide (iodothyrox). Iodotirox therapy has been repeatedly shown to have a number of benefits.

Firstly, by influencing several pathogenetic mechanisms of goiter formation, both hypertrophy and hyperplasia of thyrocytes are suppressed. This makes it possible to achieve results comparable in effectiveness to levothyroxine monotherapy (with a much lower content), which, in turn, reduces the number of side effects associated with taking thyroid drugs.

Secondly, the tendency to develop a “withdrawal phenomenon” during a short break in treatment is also reduced.

Thirdly, the suppression of TSH levels is less pronounced, for example, compared to the effect of levothyroxine at a dose of 150 mcg.

The reduction in goiter volume is more pronounced with combination therapy (40%) than with levothyroxine monotherapy (24%) (Schumm et al.).
The frequency of side effects of levothyroxine and potassium iodide is lower (since lower dosages are used than with monotherapy).
The effect (reduction of goiter) develops faster than with potassium iodide monotherapy.
There is no need to titrate the dose of levothyroxine, since the ratio of active ingredients is optimal.

There is a lot of work confirming these benefits. One of them compared the treatment of DEZ in 74 randomly selected patients. Patients received either 150 mcg levothyroxine or 100 mcg levothyroxine + 100 mcg iodine for 6 months. During combination therapy, the decrease in gland volume was somewhat more pronounced (30% compared to 25%, the difference is not significant). The reduction in gland size did not depend on the degree of TSH suppression. In addition, in the group of patients receiving combination treatment, in the future it was possible to maintain the reduced volume of the gland with replacement therapy with 100 mcg of iodine daily. In the group of patients treated only with levothyroxine, such prophylactic treatment was less effective. The second study included 82 patients who were randomly assigned to therapeutic purpose either 100 mcg of levothyroxine or 100 mcg of levothyroxine + 100 mcg of iodine were prescribed for 6 months. The decrease in gland volume with levothyroxine was 24% compared to 40% with the combination of drugs; the differences were statistically significant. Thus, in adult patients, the combination of levothyroxine plus iodine is a preferable treatment compared to iodine monotherapy (at least in the same doses) and is comparable to a similar dose of levothyroxine. Many researchers note that 150 mcg of iodine in combination with an individually selected dose of levothyroxine at a rate of 1 mcg/kg body weight is more preferable for the treatment of endemic goiter in adults.

Summarizing the above, we can conclude that the main goal in the treatment of iodine deficiency goiter is not only to reduce the volume of the thyroid gland, but also to maintain the achieved result. For this purpose, iodine preparations are suitable both in the form of monotherapy and as part of combination therapy with levothyroxine.

The question remains what to prescribe first. It is obvious that the intrathyroidal iodine concentration increases significantly more during the initial intake of iodine preparations than when taking drugs combined with levothyroxine. This fact once again confirms the etiotropic nature of iodine therapy, as well as the advisability of starting treatment with the prescription of iodine preparations.

In our opinion, the treatment algorithm for DEZ can be presented as follows.

For the treatment of children with ECD, potassium iodide is recommended at a dose of 100-150 mcg per day, for adolescents - at a dose of 150-200 mcg per day.
Treatment of adults should be carried out at a young age (up to 45-50 years), since in this case it is more often possible to achieve the desired result, and there is also a low risk of having functional autonomy of the thyroid gland, in which iodine intake can provoke thyrotoxicosis. In the first 6 months, taking 200 mcg of potassium iodide per day is justified.

Persons with ECD over 45-50 years of age are advised to undergo active follow-up with annual determination of TSH levels and ultrasound examination of the thyroid gland.

If there is no significant effect from taking iodine preparations, after 6 months a switch to combination therapy may be recommended. In this case, preference should be given to either a fixed combination of 100 mcg of iodine and 100 mcg of levothyroxine (iodothyrox), or an individually selected dose of levothyroxine at the rate of 1 mcg/kg of body weight in combination with 150 mcg of iodine per day.

But, based on modern ideas, no matter what initial treatment of goiter is carried out, its abrupt cessation cannot be recommended without further preventive measures- use of iodized salt.

Literature

Gerasimov G. A., Fadeev V. V., Sviridenko N. Yu., Melnichenko G. A., Dedov I. I. Iodine deficiency diseases in Russia. M., 2002.
Gartner R., Dugrillon A., Bechtner G. Evidence that iodolactones are the mediators of growth inhibition by iodine on the thyroid // Acta Med Austriaca. 1996; 23(1-2): 47-51.
Knudsen N., Bulow I., Laurberg P., Ovesen L., Perrild H. Low socio-economic status and familial occurrence of goitre are associated with a high prevalence of goitre // Eur J Epidemiol. 2003; 18(2): 175-81.
Kohn L. D., Shimura H., Shimura Y., Hidaka A., Giuliani C., Napolitano G., Ohmori M., Laglia G., Saji M. The thyrotropin receptor // Vitam Horm. 1995; 50: 287-384.
Edmonds C. Treatment of sporadic goitre with thyroxine // Clin. Endocrinol. 1992; 36(1): 21-23.
Einenkel D., Bauch K. H., Benker G. Treatment of juvenile goitre with levothyroxine, iodide or a combination of both: the value of ultrasound gray-scale analysis // Acta Endocrinol. 1992; 127(4): 301-306.
Hintze G., Emrich D., Koebberling J. Treatment of endemic goitre due to iodine deficiency with iodine, levothyroxine or both: results of a multicentre trial. //Eur. J. Clin. Invest. 1989; 19(6): 527 – 534.
Leisner B., Henrich B., Knorr D., Kantlehner R. Effect of iodide treatment on iodine concentration and volume of endemic non-toxic goitre in childhood// Acta Endocrinol. 1985; 108(1): 44-50.
Feldkamp J., Seppel T., Becker A., Klisch A., Schlaghecke R., Goretzki P. E., Roher H. D. Iodide or L-thyroxine to prevent recurrent goiter in an iodine-deficient area: prospective sonographic study // World J Surg. 1997; 21(1): 10-14.
Wilders-Truschnig M. M., Warnkross H., Leb G. The effect of treatment with levothyroxine or iodine on thyroid size and thyroid growth stimulating immunoglobulins in endemic goiter patients // Clin Endocrinol (Oxf). 1993; 39 (3): 281-286.
Papanastasiou L., Alevizaki M., Piperingos G., Mantzos E., Tseleni-Balafouta S., Koutras D. A. The effect of iodine administration on the development of thyroid autoimmunity in patients with nontoxic goiter// Thyroid. 2000; 10(6): 493-7.
Kahaly G. J., Dienes H. P., Beyer J., Hommel G. Iodide induces thyroid autoimmunity in patients with endemic goitre: a randomized, double-blind, placebo-controlled trial // Eur J Endocrinol. 1998; 139(3): 290-297.
Pfannenstiel P. Therapie der endemischen Struma mit Levothyroxin und Jodid. Ergebnisse einer multizentrischen Studie // Deutsche Med. Wochenschr. 1988; 113(9): 326-331.
Saller B., Hoermann R., Ritter M., Morell R., Kreisig T., Mann K. Course of thryroid iodine concentration during treatment of endemic goiter with iodine or combination of iodine or levothyroxine // Acta endocrinologica. 1991; 125: 662-667.

E. A. Troshina, Doctor of Medical Sciences
N. V. Galkina
ENTs RAMS, Moscow

All residents apartment buildings in our country they are serviced by management companies. Each of us pays for their services monthly and periodically contacts housing and communal services employees. How many people have ever wondered what these organizations are, where they came from and why they serve us? On what terms are relations between public utilities and residents of apartment buildings based? Let's try to analyze these questions in detail.

What is HOA, housing and communal services, housing office, housing department, management company?

The Housing and Operations Department (ZHEU) is a local executive organization of housing and communal services (HCS), created in the Soviet Union and continued its work in the Russian Federation. These departments were located in local areas, within the boundaries of the microdistrict. Depending on the city they had different names:

housing maintenance office (ZhEK);
repair and maintenance enterprise (REP);
repair and maintenance department (REU).

All these institutions were created to maintain multi-apartment housing stock. After the collapse of the Soviet Union Socialist Republics, when the transfer of housing from state to private ownership began, local housing and communal services were transferred to the jurisdiction of the municipality and allocated to a separate department.

Since the beginning of spring 2005, the new Housing Code began to work Russian Federation. It spells out the reform of housing and communal services, with the creation, instead of housing maintenance departments, of management companies (MCs) or homeowners' associations (HOAs). All house management companies are private. For the most part, they are created on the basis of housing offices and are headed by the same managers as before.

The entire infrastructure, which previously belonged to the housing department, became the property of the management company. This organization essentially remains a housing maintenance office, which has changed its form of ownership and name. In the old fashioned way, many residents still call management companies housing offices, although legally this is no longer true.

We’ll talk further about what services the housing office provides us.

Services

The number of services provided by organizations included in the housing and communal services system (housing office, etc.) varies from one to several dozen. Requirements for the timing and procedure of public utility services are constantly being improved and changed.

In our country, there are no free services provided by housing offices. After all, even if the residents of non-privatized apartments do not pay for any service from the building management company, the municipality does it for them.

In modern realities, relations between management companies and residents are built on a commercial basis. All citizens are obliged to pay utility bills on time, and housing departments are required to carry out the entire service list efficiently and on time.

List of paid utilities:

electricity;
gas supply;
(not only, but also the roof, entrance and porch canopies, etc.) and house maintenance (including reasons for appearance, etc.);
other contract work.

All utilities are paid according to the agreement signed between the management company and the owner of the property.

All services and work provided by the housing office are divided into two categories: mandatory and optional. We pay monthly for mandatory services. They are included in the column “home repairs and maintenance” or “for housing maintenance and repairs.” As an example, flushing the heating system or. Optional is the installation of new heating elements, non-standard plumbing or plastic window units. Ordering such services and paying for them is a purely individual matter.

Mandatory services are provided at different frequencies:

during technical walkthroughs and inspections;
when preparing buildings for the autumn-winter period;
depending on contamination, need and frequency of use;
in preparation for operation in the spring and summer.

And yes, don’t forget that if necessary, you can also get it from the management organization.

And now we will talk about what tariffs for housing and communal services depend on.

The following video describes ways to complain about the actions of utility companies:

What do tariffs depend on?

We discussed in the previous section what expenses are included in the management fee for an apartment building. And if we take each structure separately, then they are all different and require different maintenance costs. Therefore, payment for the column “for housing maintenance and repairs” varies for all residential buildings. It is determined based on defective statements and estimates.

Maintenance and repair costs are calculated based on the estimate required for the maintenance of common buildings engineering systems, for taking readings from metering devices, content, calculation and storage of data and many other articles. The cost of maintenance will depend on the volume and frequency of work carried out by the homeowners.

The procedure for approving the amount of utility payments is determined at a general meeting of homeowners with the mandatory participation of representatives of the building management company. The minimum period for setting fees is one year.

The termination and conclusion of an agreement with the management company or housing and communal services will be discussed further.

The following video shows how to complain about too high tariffs:

Maintenance agreement for an apartment building with a management company

The main document that establishes the relationship between utility companies and apartment owners is the agreement for the management of an apartment building. If the owners at the general meeting chose a house management company, then the agreement is concluded with each of them individually.

When the management company is chosen by the homeowners association, the agreement is signed by the HOA on behalf of all apartment owners. And finally, if the house belongs to the municipality, then an agreement on a competitive basis is signed between the housing department and local authorities.

Do I need to compile it?

We’ll answer right away: it’s definitely necessary. After all, it regulates the quantity and cost of utilities and the frequency of their implementation. Items that must be specified in the contract:

list of services and works for the maintenance and repair of common property;
composition of common property;
the procedure for making and amount of payment for utilities and housing maintenance;
the process of supervising the house management company and the management company’s performance of its duties.

And now you will learn about what to do if the service agreement apartment building was not concluded with the management company.

What happens if no contract is concluded?

So, I didn’t enter into an agreement with the management company, so what?

In accordance with the document concluded between the property owners and the management company, the owners have the right to demand from the utility organization reporting on the work done and check the quality and frequency of services provided. If violations are detected, it is necessary to demand immediate correction from the management of the housing department. In case of refusal, you must, referring to the contract, complain to the regulatory authorities. For example, to the State Housing Inspectorate and Rospotrebnadzor.

In your complaint, you must first appeal the agreement between you and the house management company. And if it is not concluded, then the “utility workers” will find many loopholes to evade fulfilling their direct duties, which are paid by you monthly.

We really hope that our short essay helped you understand why a management company is needed, what it is and how it differs from a housing office. Don’t forget to pay utility bills on time and demand quality work from utility companies. And be sure to see if you or your HOA have an agreement with the management company. If not, do so immediately. If public utility workers perform their duties in bad faith, do not hesitate to contact supervisory organizations or the court. By the way, if you want, then you should first discuss this issue with the Criminal Code.

The following video is devoted to the legal aspects of the most common questions regarding housing and communal services:

Each DEZ still has a list of free utilities for residents. It does not matter what form of ownership of housing. Both in a privatized apartment and in a municipal one, as well as in a service apartment, a team of emergency workers is obliged to fix problems completely free of charge:

List of free DEZ services

which a person living in the house can count on:

1. change gaskets
2. packing seals of water shut-off valves and eliminating water leaks
3. necessary installation of the insert for the valve seat and polyethylene nozzles to the valve head
4. eliminating any leak, as well as changing the flexible line used when connecting sanitary fixtures, overflows and siphons, sections of pipelines to plumbing fixtures, replacing rubber toilet cuffs, caulking with cement mortar
5. adjusting the flush tank and eliminating its leaks
6. strengthening a loose toilet, washbasin, sink or sink;
7. elimination of blockages in internal sewerage pipelines and sanitary fixtures that occurred through no fault of the residents
8. cleaning and flushing of all internal sewerage
9. adjustment and regulation of hot water supply and heating systems, elimination of air locks, flushing of pipelines and heating systems, replacement of faulty standard heated towel rails, replacement of shut-off and control valves. Such as valves, three-way valves, double adjustment valves and air valves
10. checking the technical condition of standard gas appliances. If necessary, free replacement of failed parts is provided.
11. checking the technical condition of standard electric stoves. If necessary, replacement of broken parts is carried out
12. general construction work in the volumes necessary to maintain operational qualities building structures: minor repairs to floors, window and door fillings, elimination of the consequences of leaks (not the fault of residents) and other faults;
13. purge, repair or complete replacement of current or non-functioning batteries
14. Repair of electrical wiring, including in the staircase.

This must be known and remembered!

Kitchen sinks, bathroom sinks, gas stoves and bathtubs in non-privatized apartments the housing office is obliged to replace after 15-30 years of use absolutely FREE!!!.

LIST OF COMMON HOUSE FREE SERVICES:

1. walls and facades:
- sealing emerging seams and cracks, re-lining damaged sections of brick walls, repairing plaster, insulating walls with freezing areas.
- replacement of window drains
- strengthening canopies, various fences and porch railings

2. roofs, gutters:
- replacement (full or partial of drainpipes
- repair or replacement of roof sections
- repair of waterproofing and insulation layer of the attic

3. windows, doors:
- replacement of damaged glass windows and doors in public places
- strengthening and adjusting the travel of springs on entrance doors
- installation of handles and latches on windows and doors
- insulation of windows and doors

4. floor:
- replacement of floor areas and floor coverings in places that belong to the property of the house
- waterproofing of floors in individual bathrooms of apartments with replacement of the coating after the expiration of the standard period of use

5. landscaping the yard:
- cleaning grass and leaves. removal of bulky waste

6. sanitary cleaning of housing:
- wet sweeping of landings and flights of the first 2 floors - daily
- wet sweeping of landings and flights above the second floor - weekly

Wet cleaning of areas in front of waste chute valves - weekly
- washing the elevator cabin - daily
- washing landings and flights of stairs - monthly
- washing windows, wet wiping of walls, doors and lampshades on staircases, as well as window sills and heating devices, mailboxes and attic stairs, cabinets for electric meters and low-current devices, and window grilles, - annually in the spring

GENERAL COMMUNICATIONS MAINTENANCE

1. central heating:
- turning off radiators at the slightest leak
- flushing heating and hot water supply systems using a method of your choice: hydraulic or hydropneumatic
- eliminating air jams in batteries and risers at home
- insulation of pipelines in the attic and basement

2. water supply, sewerage and hot water supply:
- eliminating leaks, changing any gaskets and stuffing seals in water taps and valve taps in technical undergrounds and rooms of elevator units
- compaction of squeegees
- adjustment and repair of flush cisterns
- cleaning of mountain pipelines. and cold water supply

3. power supply:
- replacement of failed electric lamps
- strengthening lamp shades and fragile areas of external wiring

EMERGENCY HOME MAINTENANCE:

1. water supply, sewerage and hot water supply:
- replacement of leaky water taps and mixers, showers and sinks, sinks and washbasins, toilets and bathtubs, as well as any shut-off valves in apartments due to the expiration of their useful life
- replacement of unusable units of water heating columns and chimney pipes that have failed due to physical wear and tear

- change of pipeline sections up to 2 meters
- elimination of sewerage blockages inside the building
- welding work for repair or complete replacement of the pipeline

2. central heating:
- repair or complete replacement of damaged shut-off valves
- elimination of leaks by sealing connections of pipes, fittings or heating devices
- repair or complete replacement of pipeline pipes
- change of pipeline sections up to 2 meters and sections of heating devices
- welding work for repair or replacement of pipeline sections
- installation of air valves
- troubleshooting work in stoves and hearths, the users of which are more than 1 apartment, repositioning them in special cases

3) power supply:
- replacement of failed sections of the building’s electrical network, excluding residential networks (only common areas in communal apartments)
- repair of electrical panels, switching on and replacing faulty electrical circuit breakers and batch switches
- replacement of fuse links on electrical panels
- replacement of light sources
- replacement of leaky burners and switches, oven heaters and other elements of standard electric stoves in residential apartments

4. other types of work during emergency response:
- excerpt of trenches
- pumping out water in the basement
- opening floors and making grooves over hidden pipelines
- disconnection of risers in pipeline sections, emptying of included sections of the center system. heating and hot water supply, as well as refilling them and starting the system after the emergency has been eliminated.

The Zhilfond company, which won a competition to manage several houses in Yuzhny administrative district, faced big problems, which its leader Mikhail KONOVALOV talks about.

There is money. It seems Several ordinary municipal houses were transferred to our management. That is, they changed DEZ to private company, but the rules of the game remained the same. And we're on own skin understood the conditions in which the management of the single customer finds itself. The biggest problem is the budget financing system. This is when there seems to be money, but strictly on a specific item. And there is no way to transfer them to another article. For example, the roof of a house is leaking. Its repair is carried out under the heading “major repairs”. In order for funds to be allocated under this article, you must submit an application. And wait. And there is money in another article. But the roof cannot be repaired on them - this is a waste of funds. This is what happened to us with one of the houses on Vysokaya Street. The roof leaked in March. So we waited the whole rainy summer for the repairs, waiting for the money to be allocated to repair the roof. Although in April there was money, it was in a different area, from where it could not be transferred. The roof was only repaired in September. And on the twelfth floor the plaster was crumbling due to dampness, and the entrance also had to be repaired. Strangers among strangers And only the organization that passed the competition had to carry out the repairs. Why is there a competition when people are flooded? We could have done the repairs ourselves and much cheaper. As a result, we spent a lot more money. How to measure moral costs? Residents are nervous and don’t care about any expense items. Here, instead of the usual DEZ, a certain company came. So they are to blame for everything - at them! So the pilot project showed both advantages and disadvantages different forms running public utilities. The Directorate of the single customer operates in the existing system. This is a powerful structure that works according to certain rules; it is easier for it to achieve anything than for small businesses that are just entering this industry. They are their own for the authorities. And we are strangers to everyone anyway. Thank God, little by little this is changing. People, ah! There is an opinion that it is better for the management company when residents live quietly and do not interfere in anything. But I am convinced that this is fundamentally wrong. On the contrary, when a person has an idea of what he needs for comfort, and he declares this, then this is wonderful. If a service is desired, it is demanded differently. Let's say, if a certain young person hears from his parents that they have achieved repairs in the entrance, he is unlikely to cover the freshly painted walls with his “frescoes”. Therefore, it is difficult to overestimate the role of public self-government in the housing sector. If it really exists, and not for show, then it is convenient for us to work with representatives of the housing community, with the HOA. Homeowners' associations conduct business with private management companies in a completely different way than with DEZ. This, by the way, was also shown by the pilot project. Here we can determine the order of repairs and resolve specific landscaping issues. And the same roof repair would have been completed faster and on time. I will give an example of building 7 on Vysokaya Street participating in the pilot project. In order to conduct equal dialogues with the management company, the initiative group and residents of the building chose for themselves a form of organization such as a homeowners' partnership. Employees of the Nagatino-Sadovniki administration helped them with this. We even prepared a special leaflet that lists positive sides creating a homeowners' association. The HOA was registered recently and has just started working. But the first positive effect is already there - concierges at the entrances have received lists of telephone numbers by which residents can contact the management company and call technicians if necessary. And with the same repairs, residents will decide for themselves when to do it, and not wait for the allocation of “targeted” money.

Recorded by Alexey Myasnikov