When renovation work involves heating, ventilation, pipework or the building’s structure, residents in neighbouring apartments may also be affected. Changing the capacity of a radiator alters the water circulation in the heating system. A powerful cooker hood connected to a natural ventilation shaft can sometimes blow odours and damp into other kitchens.
„Most often, people simply want the renovation to be carried out as quickly as possible. The contractor suggests the quickest option; the equipment is purchased and only then does it become clear that the work affects the building’s communal systems. Once the work has started, changing plans costs more. In contrast, a brief chat with the building administrator before the renovation often saves both time and money,“ says Darius Pūras, regional head of Civinity.
What in the apartment belongs to the whole building
Painting walls, hanging wallpaper, or replacing flooring or tiles usually does not require the building administrator’s approval. Internal doors or non-load-bearing partitions may also be replaced, provided that the work does not affect the communal engineering systems or impair ventilation, heating or sound insulation.
Different rules apply to the parts of the building that constitute common property: these include load-bearing structures, the façade, the communal water supply and drainage pipes, the heating system and the ventilation ducts. Some of these elements are physically located inside the apartment, so their status is not always obvious to the owner.
„The radiator is in the living room, the riser pipe runs through the bathroom, and the ventilation vent is fitted in the kitchen. All of these are connected to the building’s central system. It is important for the owner to be aware of this before calling in contractors, as a technical solution implemented in one flat can affect how the system operates on other floors,“ explains Darius Pūras.
The building’s entire heating system determines how a radiator operates. If a more powerful unit is installed without authorisation, additional sections are added or the connection is altered, the balance of the system may be affected in other apartments as well. Before ordering a new radiator, the building administrator or the heating system maintenance technician should be contacted to obtain the technical specifications.
The same applies to vertical water supply and waste water risers. As these serve several apartments, they must not be moved or have their connection points altered without authorisation. The position of a bath, toilet or washbasin may be changed provided that this does not require modification of the communal pipework and that the wastewater connection remains correct.
The ventilation shaft runs through several storeys and serves flats on several floors in the same vertical line. Older blocks of apartments are usually designed for natural air circulation. A cooker hood blowing strongly into the shared duct alters the airflow, allowing cooking odours or moisture to enter through neighbours’ ventilation vents.
Residents who notice this should first speak to their neighbour – people sometimes do not even realise where the fitter has connected the appliance. If the situation does not improve, the building administrator should be informed in writing. They can arrange for an inspection and, if an incorrect connection is found, demand that it be rectified. When the building’s design does not include a separate exhaust air duct, a recirculating cooker hood with filters is often chosen.
The thickness of a wall does not determine whether it can be demolished
It is not possible to determine whether a wall is load-bearing based solely on its appearance or thickness. This is assessed by the building’s technical supervisor, a qualified designer or a structural engineer who is familiar with the building’s documentation and its actual condition.
Creating or widening an opening in a load-bearing wall is considered a major renovation. A design is prepared for such works, and a technical assessment is conducted. As load-bearing structures belong to all the building’s owners, a majority decision, adopted in accordance with the procedure laid down by law, is also required. The need for a building permit depends on the specific works, the building’s status, its location and any associated changes to the building services.
The building administrator can help the owner to assess where to start. There may be a subsequent need for a designer, an expert assessment, a vote by the owners or documents issued by the local authority.
Approval may also be required when renovation work extends to the building’s façade. An air-conditioning outdoor unit, a new opening for a heat-recovery unit, a satellite dish or balcony glazing alters the common parts of the building. The requirements depend on the design and the building’s location, so it is worth finding out what approvals will be needed before ordering any equipment.
On the balconies of older blocks of apartments, emergency hatches and ladders are sometimes covered by new flooring, blocked by furniture or removed. If they are specified in the building’s evacuation plans, they must remain accessible. In the event of a fire, the stairwell may fill with smoke, and the balcony hatch becomes an alternative route to the next floor.
It is worth documenting a crack in the wall on the same day
If intensive demolition work is taking place in a neighbouring apartment, a crack may appear in the wall, the plaster may start to crumble or a previously unseen joint may become visible. The damage should not be painted over or left until the repairs are complete.
Firstly, close-up and wide-angle photographs should be taken to show the location within the room. The situation must be reported to the owner of the apartment undergoing renovation and the building administrator. A representative of the building administrator may inspect the premises, document their condition in a report and gather information about the work being carried out at the time.
„It is important to document the damage on the same day. A few weeks later, when the renovation is well underway, it is much harder to determine when the crack appeared and what work it might have been linked to. Photographs, video footage and a report drawn up by the building administrator allow discussions to be based on facts,“ Darius Pūras concludes.
The same procedure applies when workers scratch the lift, break the tiles in the stairwell, litter the communal areas or flood another apartment. The apartment owner who commissioned the work is primarily liable for any damage caused to neighbours or the building’s common property during the repairs; their relationship with the contractor is dealt with separately.
Local authorities set noise restrictions
It is also important to bear in mind the noise caused by construction and renovation work – the permitted hours for such work may vary from one town to another. In Vilnius, such work is permitted on weekdays from 7 am to 6 pm, and on weekends and public holidays from 9 am to 5 pm. The times set by other local authorities must be checked separately.
The local authority must be notified of any planned noisy construction, repair or installation works no later than seven calendar days in advance. The notification must include the location of the works, the expected duration and details of noise-reduction measures.
Leaving a brief notice in the stairwell stating the start and end dates of the works, along with the contact details of the owner or site manager, is also helpful. Neighbours can plan their day and make contact directly if any issues arise.
Before handing over the apartment’s keys to the contractors, it is worth sending the building administrator a brief description of the planned works. It is sufficient to state whether radiators will be replaced, pipework touched, partitions demolished, an air-conditioning or heat-recovery unit installed, or a cooker hood fitted. The building administrator will be able to explain which jobs can be carried out by a qualified contractor, and when technical specifications, a project plan or a decision from the building’s owners will be required.