Renovating an apartment or office unit: what NBR 16280 requires

What NBR 16280 is

ABNT NBR 16280 — Renovation in buildings: renovation management system — sets requirements for planning, executing and controlling renovations, with the aim of preserving the safety of the building, its users and its surroundings.

It applies to buildings in use, such as residential, commercial and corporate buildings. In practice, it is most often invoked in condominium buildings, because the renovation of one unit can affect common areas, the structure and installations shared by everyone.

When a renovation plan is needed

The key point is risk. Any renovation that could alter or compromise the building’s systems needs a plan prepared by a qualified professional. Common examples:

• Demolishing or opening up walls, or altering any structural element
• Changing electrical, plumbing, gas or HVAC installations
• Removing or replacing floors and finishes over waterproofed areas, such as bathrooms, kitchens and terraces
• Altering the façade, window frames, guardrails or fire protection systems
• Increasing loads on the slab, such as bathtubs, planters, safes or mezzanines

Simple services, such as painting or replacing light fittings without altering circuits, generally only require notifying the condominium, in accordance with its internal rules. If in doubt, it is the responsible professional who assesses whether the service affects any system.

What the renovation plan should contain

1. Description of the services and the areas affected
2. Identification of the technically responsible professional and the renovation ART or RRT
3. Designs, drawings or specifications, where systems are altered
4. Assessment of the impact on the structure, the installations and the common areas
5. Contractor company or team and list of service providers
6. Schedule, working hours and services that generate noise
7. Transport of materials, use of lifts and disposal of rubble
8. Safety measures for workers and neighbours

Who does what

The building manager’s role is based on the Civil Code, art. 1,348, which gives them, among other duties, responsibility for the upkeep and safekeeping of the common parts. Authorising a renovation without review exposes the condominium to damage and disputes.

After the renovation

On completion, the technically responsible professional hands over the final documentation: completion statement, updated designs and warranties. The condominium files these documents and, when the renovation has changed any system, updates the building’s use, operation and maintenance manual.

This record is useful in future renovations and when the property is sold, because it shows what was altered and by whom.

How EF Engenharia e Soluções works

EF Engenharia e Soluções prepares the renovation plan with an ART, executes the work and, for condominiums, reviews renovation plans submitted by residents. We handle residential, commercial and corporate renovations.