Spain’s new elevator regulation came into effect last Monday, signaling a fresh era for inspectors and for residents associations alike. For professionals and sector companies, alerts focus on a potential bottleneck as inspection requests surge. The second wave of reviews has entered the scene as communities begin to review their accounts in light of anticipated costs for required adaptations.
Yet before diving into specifics, the regulation has highlighted a broader worry: many buildings operate outside the law. The provincial Ministry of Industry currently lists 58,118 elevators, with an estimated 20 percent not in line with the previous regulatory standard, or so asserts Joaquín García, technical director of Labcer, a major inspection firm in Alicante. New controls intensify checks for deficiencies, and certain violations trigger automatic closure of the elevator, in addition to notifying Industry.
For these 11,624 elevators, complications have multiplied. Beyond the issue of possessing an expired industrial ITV, owners must wait an average of four months for their request to be attended to due to the massive demand and resulting scheduling gaps. This sentiment is echoed not only by the Redován headquarters, but also by the College of Property Administrators.
Budgets
The strict inspection itself costs roughly 100 euros. If a full review is conducted, a detailed report outlining any deficiencies is provided. At this point, no one dares to give a single figure, as costs depend on many specifics. The Spanish Business Federation of Elevators (Feeda) suggests that improvements could average between 800 and 8,000 euros, since the basic measures in Royal Decree 355/2024, of April 2, approve the ITC AEM 1 “Elevators.” Its Annex VII outlines minor concerns, with notable items including leveling the elevator at its exit, interior lighting, and the photocell cell to prevent doors from closing—now to be transformed into a curtain. Other technically oriented aspects accompany these changes. [Feeda]
The challenge is greater for elevators older than 50 years. The president of the College of Property Administrators, Maria del Mar Rodríguez, notes that a full cabin replacement represents a significant outlay, potentially ranging from 50,000 to 80,000 euros. Financial planning becomes essential under the new law, especially given the added layer of regulatory compliance.
However, what concerns the College’s representative is the alarmist tone some neighbors have taken with the news. The new norm does not mean everyone must undergo an inspection immediately; inspections occur when their turn arrives, much like vehicle inspections.
In meetings, property owners have asked directly about special levies, yet information is not always straightforward. If there is no administrator, residents should contact the maintenance company for guidance.
For the College, the rule leaves little flexibility. One issue observed concerns buildings with counterweights in light wells. Rodríguez explains developments where later-added elevators now require adjustments. She notes that deadlines have tightened for both companies and inspectors and that time must be planned more carefully; yet the law states that ITC reviews must be completed within the following month.
To address these changes, the College has organized training sessions to prepare residents and staff to respond calmly and to take notes about adjustments well in advance, avoiding surprises or machine closures. From now on, a shutdown triggers a new inspection, which cannot occur for at least a week; previously, it could happen in 24 hours.
From Easy Approvals to Fines
In any case, communities face substantial expenses that are outside normal budgeting. To ease the burden before levies, some maintenance firms offer payment facilities and financial institutions have shown openness to financing these works. The College’s president confirms that some banks are willing to fund the operations, helping to address deficiencies sooner.
Maintenance companies also offer options to pay repairs in monthly installments if the amounts are modest. In both cases, a community’s solvency is assessed by the commercial department.
Inspection timelines vary, ranging from six months to ten years depending on the building. Noncompliance carries penalties under the 1992 Industry Law, with fines spanning from 60,000 to 100 million euros. Inspections are required every two years for elevators installed in industrial buildings or locations with high public attendance such as cinemas or auditoriums. Every four years for buildings with more than twenty homes or more than four floors, and every six years for those not covered by the previous cases.