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Condominium renovation plan (NBR 16280)

Renovation plan with ART or RRT for an apartment, office unit or common area, prepared by engineers and architects to hand to the building manager (síndico) before the work, so you can renovate without putting the building at risk.

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Apartment undergoing an organized renovation, with an opened wall showing the bricks, the floor protected with cardboard, a sofa covered in plastic, a ladder and, on the table, the renovation floor plan, a hard hat and a tape measure

Quick answer

Condominium renovation plan (NBR 16280) in São Paulo, in a few lines

In a condominium, renovation starts with the renovation plan under the ABNT NBR 16280 standard: a document prepared by an engineer or architect, with ART or RRT, that the building manager (síndico) receives before the work. It states what will be done, with which designs, by whom, over what period and with what precautions for the building and the neighbors. When the work alters the structure, area or use, it also needs a City Hall permit. MTC prepares the plan with a technical manager, checks whether the work needs a permit and follows it through to closing.

Updated on by the MTC technical team, based on the rules cited on this page.

Regulation
ABNT NBR 16280:2024, in force
Source: ABNT NBR 16280:2024 (renovation of buildings)(opens in a new tab)
Before the work
Renovation plan handed to the building manager
Source: ABNT NBR 16280:2024 (renovation of buildings)(opens in a new tab)
Who prepares it
Engineer or architect, with ART or RRT
Source: Law No. 6.496/1977 (ART)(opens in a new tab)
Unsafe work
Fine of up to 5 times the monthly fee
Source: Civil Code, arts. 1.335 to 1.348 (work, fines and duties of the building manager)(opens in a new tab)

What the renovation plan is

The renovation plan is the document that the technical standard ABNT NBR 16280 requires before a renovation in a building, including inside an apartment. Prepared by an engineer or architect, it describes what will be done, the designs, the schedule, the companies and the crew, the expected noise, the disposal of debris and the precautions for the building, and it goes to the building manager (síndico) with the ART or RRT before the first day of work.

Under the Civil Code, a unit owner cannot carry out work that compromises the building's safety, and the bylaws can impose a fine of up to 5 times the monthly contribution, in addition to the damage caused. If the work damages a neighbor's property, whoever did it is liable for the damage. And when the renovation alters the structure, area or use, it also needs a City Hall permit, or it gets a fine per square meter and a stop-work order.

What most often holds up the request is an incomplete plan: no ART or RRT, no scope, no schedule, or not knowing whether the wall is structural. MTC's engineers and architects analyze the property and the building plans, prepare the plan with a technical manager, check whether the work also needs a permit and follow it through to closing, with the property manual updated.

What MTC does

  • Property review

    Building plans, owner's manual and internal rules.

  • Renovation plan

    Scope, designs, schedule, crew, noise and debris disposal.

  • Technical responsibility

    Plan signed by an engineer or architect, with ART or RRT.

  • Permit and closing

    A permit when the work requires one, and a closing statement at the end.

Understand it in one image

The 5 stages of a renovation in a condominium

  1. 1

    Renovation plan

    An engineer or architect describes the work, with ART or RRT.

  2. 2

    Delivery to the building manager

    Before starting, with scope, schedule and crew.

  3. 3

    Entry authorized

    Materials and workers come and go according to the plan.

  4. 4

    Work according to the plan

    Scope changed? The plan is redone before continuing.

  5. 5

    Closing

    Closing statement and updated property manual.

Does it alter the structure, area or use? In addition to the plan, the work needs a City Hall permit.

Illustrative diagram, based on ABNT NBR 16280:2024 (renovation of buildings), ABNT NBR 14037:2024 (use, operation and maintenance manual) and the Civil Code, art. 1.336. Work that alters the structure, area or use also needs a City Hall permit, under the Building Code.

What the building manager needs to receive before the work

Without any one of these points, the plan does not follow the standard.
  1. 01 · ScopeWhat changes, with designs and a descriptive report
  2. 02 · Responsible professionalART or RRT from the engineer or architect
  3. 03 · ScheduleDeadlines, working hours, noise and crew
  4. 04 · SafetyBuilding, neighbors, debris and materials
Renovations that need a plan:Removing or opening a wallBreaking up and replacing floorsChanging electrical or plumbingAltering the gas linesEnclosing the balconyInstalling air conditioning

Renovation plan, permit or both?

The renovation plan is delivered to the condominium; the permit comes from City Hall. Some work needs only the plan, other work needs both. Check your case:

  1. 1Like-for-like replacement, with no demolition and no changes

    It may be just maintenance, which the standard treats separately from renovation. The line is technical and worth checking first.

  2. 2Replacing floors or wall finishes with demolition, redoing the kitchen or bathroom

    Renovation plan with ART or RRT, handed to the building manager before the work.

  3. 3Moving electrical, plumbing or gas points

    Renovation plan with a technical manager for the installations, without taking the building's systems out of service.

  4. 4Enclosing the balcony or installing air conditioning on the facade

    Renovation plan and the condominium's standard: the facade cannot be changed on your own. With retractable glass, the terrace still counts as open under the Building Code.

  5. 5Removing a structural wall, altering a slab or ceiling height, adding area or changing the use

    Renovation plan and a renovation permit from City Hall.

  6. 6Work in the common areas, carried out by the condominium

    It also follows NBR 16280. Useful improvements need the approval of a majority of the unit owners; luxury improvements, of 2/3.

The building manager receives the plan and authorizes materials and workers to enter. An incomplete plan goes back to the resident. MTC classifies the work before preparing the plan.

Source: Building Code (Código de Obras e Edificações), Law No. 16.642/2017(opens in a new tab)

Why prepare the renovation plan

From work turned away at the front desk to a renovation with proper documents

Tap a problem to see how it is solved.

How a renovation without a plan gets complicated

The problem usually starts at the front desk, with the work halted for lack of a document. If the work goes ahead without a plan and goes wrong, the bill reaches the neighbor, the building and the courts.

  1. 1

    Request returned

    A plan without ART or RRT, without a scope or without a schedule goes back to the resident.

    What can be done

    Redo the plan with a qualified professional.

  2. 2

    Work stopped at the front desk

    Without a complete plan, there is no authorization for materials and workers to enter.

    What can be done

    Deliver the complete plan before rescheduling the work.

  3. 3

    Condominium fine

    Work that compromises the building's safety: a fine of up to 5 times the monthly fee, in addition to the damage.

    What can be done

    Stop, assess the damage and correct it with a technical manager.

  4. 4

    Court action

    The building manager represents the condominium in court to stop the work and claim for the damage.

    What can be done

    Technical report, repair and documentation with ART or RRT.

Beyond the condominium: what work without a plan costs

At City Hall

  • Work without a permitAltering the structure or area requires a license.
  • Fine and stop-work orderFine per m² and work stopped until the permit is issued.

With the neighbors

  • Damage to the neighborLeaks and cracks turn into compensation claims.
  • Noise at the wrong hoursConflict with the people next door.

On responsibility

  • Owner is liableWhoever does the work repairs the damage it causes.
  • Warranty at riskChanges that do not follow the manual count against you.

Renovating, or received a plan to review? Contact MTC before the first day of work.

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What the renovation plan brings

  • Complete application

    Everything the building manager needs to receive.

  • Structure preserved

    Walls and slabs checked before any demolition.

  • Neighbors protected

    Working hours, noise and protections defined.

  • City Hall in order

    A permit when the work requires one.

  • Manual updated

    Changes recorded for maintenance.

  • Technical responsibility

    Plan with ART or RRT.

When it is needed

  • Buying an apartment to renovate
  • New flooring, tiling, kitchen or bathroom
  • Removing a wall or changing the layout
  • New electrical, plumbing or gas
  • Balcony enclosure or air conditioning
  • Building manager with a resident's plan to review

Documents that help you get started

You do not need all of them. The team will tell you what is missing.

  • Apartment floor plan or building plans, if any
  • Owner's manual
  • Condominium bylaws and internal rules
  • List of what will change, with photos
  • Details of the companies and the work crew
  • Building manager's request or requirement, if any

How we handle your case

  1. 1

    Diagnosis

    Property, building plans and condominium rules.

  2. 2

    Renovation plan

    Scope, designs, schedule, crew and safety.

  3. 3

    Delivery to the building manager

    Plan with ART or RRT before the first day.

  4. 4

    Supervised work

    Work carried out according to the plan; if the scope changes, a new plan.

  5. Closing

    Closing statement and updated manual.

Important
  • NBR 16280 applies to renovations in the unit and in the common areas, in residential or commercial buildings.
  • The renovation plan does not replace the permit: work that alters the structure, area or use goes through City Hall.
  • If the scope changes during the work, the plan is redone and submitted again.
  • The bylaws and the internal rules may have their own rules, such as working hours and fines.

Questions about the condominium renovation plan (NBR 16280)

The questions that come to the team and show up in searches most often, with the answer and the source.

See all questions

It is the document prepared by an engineer or architect before the work and handed to the building manager. Under the standard, it includes the scope, the designs and descriptive reports, the schedule, the companies and the crew, the expected noise, any toxic or flammable materials, the disposal of debris and the technical responsibility, with ART or RRT.

Source: ABNT NBR 16280:2024 (renovation of buildings) (opens in a new tab)

Under the law, every contract for engineering or architecture work or services is subject to an ART; for architects, the record is the RRT. NBR 16280 requires that responsibility for the design, execution and supervision of the renovation be documented and submitted together with the plan.

Source: Law No. 6.496/1977 (ART) (opens in a new tab)

The owner may renovate their unit, but the Civil Code prohibits work that compromises the building's safety, and it is the building manager's job to enforce the bylaws and the internal rules. Under NBR 16280, the building manager receives the plan and authorizes the movement of materials and workers. Without a complete plan, there is no basis for that authorization.

Source: Civil Code, arts. 1.335 to 1.348 (work, fines and duties of the building manager) (opens in a new tab)

It depends on the work. Under the Building Code, internal changes that do not alter the structure and do not reduce accessibility and safety do not require a license, but they remain the responsibility of the owner and the professional. Altering the structure, ceiling height or area counts as renovation and requires a permit, in addition to the plan handed to the building manager.

Source: Building Code (Código de Obras e Edificações), Law No. 16.642/2017 (opens in a new tab)

Only after finding out what it does. In some buildings, the walls are part of the structure, and the Civil Code prohibits work that compromises the building's safety. The engineer or architect analyzes the building plans, defines the solution in the plan and, if the structure is altered, the work also needs a permit.

Source: Civil Code, arts. 1.335 to 1.348 (work, fines and duties of the building manager) (opens in a new tab)

Anyone who carries out work that compromises the building's safety pays the fine set in the bylaws, of up to 5 times the monthly contribution, in addition to the damage they cause. Anyone who repeatedly fails to meet their duties may be fined up to 5 times the monthly fee, by decision of 3/4 of the unit owners. If the work required a permit, there are also the City Hall fine and the stop-work order.

Source: Civil Code, arts. 1.335 to 1.348 (work, fines and duties of the building manager) (opens in a new tab)

The edition in force is ABNT NBR 16280:2024, published on January 23, 2024, which combines the 2020 text and Amendment 1. The amendment came out together with those to the maintenance, manual and performance standards, to align them all with the building warranty standard, NBR 17170. In practice, a renovation has to take into account the property manual and the builder's warranties.

Source: CBIC: amendments to the renovation, maintenance and manual standards because of NBR 17170 (opens in a new tab)

Whoever causes damage is required to repair it. Work that may compromise the safety of the neighboring property can only start after protective works are in place, and the neighbor is still entitled to compensation. That is why the plan defines protections, working hours and responsible parties before the first day.

Source: Civil Code, arts. 927, 1.311 and 1.312 (damage and the neighbor's safety) (opens in a new tab)

Legal basis and sources

Informational content, reviewed on November 11, 2026. The rules may change; the analysis of each case considers the rule in force on the date of the application. MTC is a private company, not affiliated with government agencies.

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