Apartment renovation in Jugla - in one of Riga's first large-panel estates

Three micro-districts, four series and private houses

A Riga neighbourhood portal writes that Jugla is one of Riga's first large-panel residential estates with three micro-districts, and that in the 1950s the building of individual houses also began here. Wikipedia mentions 316, 318, 464 and 104 series buildings in Jugla, as well as Czech-project and small-family-project buildings. In recent decades new housing projects have been carried out in Jugla, including private houses and terraced houses on Mārkalnes iela and Murjāņu iela.

The 316 and 318 series are silicate brick buildings from 1956–1964, usually 2–5 floors, but Jugla also has six-storey buildings. The 464 series is a five-storey building of grey reinforced concrete panels with gypsum concrete partition walls; according to nopo.lv its typical problems are waterproofing, worn risers and electrical wiring. The 104 series has 9, 12 or 16 floors, external walls of aerated concrete panels and internal load-bearing walls of reinforced concrete. In a one-room apartment of this series the bathroom and toilet are combined, in a two-room apartment separate, and the kitchen is 8–9 m². In tall buildings the size of the lift also affects the renovation, because long sheets and large tiles must be taken up to the upper floors.

The 1950s buildings in Jugla are older than 50 years. In Riga, for such buildings that are not state-protected, the City Development Department can determine the cultural and historical value and the permitted actions when it considers a proposal.

Brīvības gatve, the tram and what to put in the request

Jugla is linked to the centre by Brīvības gatve and the tram, and regional roads begin here. Write from which side the stairwell is and where materials can be unloaded.

• series (316, 318, 464, 104, Czech or small-family project) or year of construction;
• the floor and whether there is a lift;
• the area in m² and the number of rooms;
• whether the bathroom and toilet are combined;
• whether you will change the risers and whether the neighbours above and below are also renovating;
• the aim of the renovation: for yourself, for a tenant or for sale.

For a terraced or private house, write the number of floors and the type of heating. In a terraced house the walls between sections can affect a neighbour, so if you plan to drill openings or cut channels in them, mention that too.

316 and 318 series: a small apartment, a small bathroom

In “Khrushchyovka” buildings the apartments are small, with rooms you walk through and weak soundproofing; cityreal.lv mentions 1-room apartments of 29–35 m² and 2-room of 39–41 m². The bathroom layout differs by apartment, so check whether in your apartment it is combined with the toilet. In a small bathroom you can choose a shower with a floor drain instead of a bath, but that needs room for the slope in the floor.

If you want to divide a room differently or open a walk-through room, approval of reconstruction in Jugla is handled by the City Development Department of the Riga municipality (formerly the Riga City Building Board). According to the municipality's explanation, demolishing a non-load-bearing wall needs an architect's plan and a notice in the BIS. See 316 and 318 series apartment renovation, “Khrushchyovka” bathroom in Jugla and small bathroom renovation.

Risers in a 464 series building

Worn risers are one of the typical problems of the 464 series. The riser is the common property of the apartment owners, and the building manager who has been assigned its maintenance is responsible for improper performance of the work. So replacing a section of a riser in a bathroom renovation is agreed with the building manager, and the building's costs are usually covered by the decision of the owners' association in proportion to the shares.

If the apartment is on the ground floor, also check the ventilation: nopo.lv mentions weak ventilation on the lower floors as a problem of this series, and the bathroom and kitchen are ventilated through natural extract ducts, which are not blocked in a renovation. The owner must allow the building manager's authorised specialists access to the building's utilities, so it is advisable to leave a hatch by the riser. See riser replacement in Jugla, 464 series apartment renovation and risers: who pays.

Renovation for a tenant or before selling

If you are renovating a Jugla apartment for letting or selling, the list of work can be limited to fresh walls and ceilings, a durable floor covering, a tidy bathroom and working electricity. An apartment in an apartment building must also have a standalone smoke detector, as required by the Fire Safety Regulations currently in force. In a cosmetic renovation the existing wiring and pipes stay, so before starting it is worth checking whether they need to be replaced, because after the finish that will cost more.

If a wall in the apartment was previously demolished without documents, the owner is responsible for remedying the consequences of unauthorised construction. After reconstruction work, owners update the cadastral survey file, so before selling check that the plan in it matches the apartment. See renovation before selling in Jugla and rental apartment renovation.

Renovation prices in Jugla

• Cosmetic renovation: from €100/m² of apartment area
• Full renovation: from €280/m² of apartment area
• Replacing a section of a riser in an apartment: from €100 per riser
• Floor drain installation: from €100 per drain

Prices are for labour, and materials are calculated separately in the estimate. Example: a 1-room apartment of 33 m², full renovation: 33 × €280 = from €9,240 (labour). The same apartment before selling, cosmetic renovation only: 33 × €100 = from €3,300. The total changes with the condition of the walls and floors and whether you change the risers. An exact estimate can be made after seeing the apartment. All prices: renovation prices.