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Façade works for condominiums, explained for an owners' meeting
The decision is made around a table, by people who are not technical, comparing three documents. Our proposal is written for that table.
What the condominium gets
A proposal that survives the meeting
- Diagnosis with photographsThe proposal says where the water gets in and shows it, instead of simply offering to paint over it.
- Fixed price, contingencies pricedWhat worries an owners' meeting is not the price, it is the extra. The most common surprises are priced in the proposal.
- A page for the meetingA detachable summary made to be read aloud: total cost, an example per unit and what sets the proposal apart.
- We attend the meetingWe come to the owners' meeting to answer questions in person.
- Less work for the managerNotices to residents prepared and posted by us, and a weekly photographic progress report.
- Payment that protects the ownersThe final instalment is paid only after the final inspection and approval of the work.
- A written guaranteeA workmanship guarantee handed over in writing at the end, and follow-up inspections with a photographic report.
- Scaffolding and permitsArranged by us and itemised in the proposal.
To take to the meeting
Eight questions to ask of any quote
These are the questions that usually come up at the owners' meeting when it is already too late. Put them to any company, including us.
- If a problem turns up halfway through, who decides and what does it cost?
- Does the price include the scaffolding, the council permit and protection for cars and balconies?
- How long will the scaffolding stay up, and what happens when it rains?
- What will daily life for the residents be like: windows, washing lines, the building entrance?
- Who is in charge on site, and how will we know what is going on?
- If a car, a plant pot or a balcony gets damaged, who pays?
- Is the final instalment paid before or after we see the finished work?
- If the paint peels in three years, who comes back?
Calendar
When to decide, when to build
A quote that arrives after the meeting notice has gone out often waits a whole year.
| When | What happens | Our advice |
|---|---|---|
| December to February | Meetings are being prepared | Ask for surveys and quotes now, so they make the agenda |
| January to March | Owners' meetings | Bring the proposal with its page for the meeting |
| April to June | Award and scheduling | Book the execution window and sort the permits |
| September to November | The best window for exterior work in Lisbon | Carry out the work in stable weather and mild temperatures |
The eight-year rule
Portuguese law expects buildings to undergo conservation works at least once in every eight-year period (article 89 of the Regime Jurídico da Urbanização e Edificação). In practice, what decides is the condition of the building. See how to assess it.
Questions from managers and owners
Is the cost split equally?
No. It follows each unit's share (permilagem). In the proposal we give an example per unit to make the sums easier, and state that the real split follows the shares.
Can you treat only the cause of the leaks, without painting the whole building?
Yes, and it is often the right choice: treat cornices, joints and cracks and apply a clear water repellent, keeping the building's appearance.
Who is responsible for the joint with the building next door?
It is shared by both buildings. The cost can be split with the neighbouring condominium and invoiced separately to each.
Do you repair the inside of the affected apartments?
Yes, quoted unit by unit, once the walls have dried. Painting the inside before treating the façade is money thrown away.
What documents do you provide?
Public liability insurance and tax and social security clearance certificates when requested. We always tell you clearly what we have.
From our guide
To prepare for the meeting
Eight questions to ask of any façade painting quote
Before choosing who paints your building, ask these eight questions. They prevent surprises in the price, the timeline and the residents' daily life.
Read
Expansion joints between buildings: why they let water in
An expansion joint is there so buildings can move. Sealed with rigid filler, it cracks and lets water in. How it should be repaired and who pays.
Read
How often should a building in Lisbon be painted
The law speaks of conservation works every eight years, but the building's condition decides. Signs to watch for and the best time of year for the work.
ReadShow us the wall
Two photos and one sentence are enough to get started. We tell you what we think and book the visit.
Or call: +351 917 230 287
