Maintenance and works
How to compare building work quotes in a condominium
Got three quotes for work on your building and unsure which to pick? Learn how to compare them fairly and what to ask each contractor to put in writing.
· 3 min read · Condgest
To compare building work quotes in a condominium, give every contractor the same written brief and compare the replies line by line: work included, materials, timescale, guarantee and insurance. The lowest price is rarely the cheapest. Often it is simply the quote with something missing.
Start with a simple brief
If each contractor quotes for what they think is needed, the figures cannot be compared. Before asking for quotes, write one page covering:
- The problem. For example, a roof leak, a deteriorating façade, a broken gate.
- What you want done. Work, area of the building, preferred materials.
- Photos and, if there is one, the technical report from a site visit.
- What the contractor must supply: an itemised quote, timescale, guarantee and proof of insurance.
Send the same document to everyone and set the same deadline for replies.
Ask for a site visit
A quote given by phone or from photos often leads to surprises later. Ask each contractor to visit the building. One who does not want to see the site is unlikely to price it well.
Compare line by line
A simple table helps. One column per contractor, and these rows:
| What to compare | Why it matters |
|---|---|
| Work included | Avoids comparing a full job with part of a job |
| Materials (brand, type, quantity) | Different materials last for different lengths of time |
| Scaffolding, cleaning, rubbish removal | Often left out of the lowest price |
| VAT included or not | The difference is large on bigger jobs |
| Timescale and start date | The building lives with the work while it lasts |
| Payment terms | A large deposit is a warning sign |
| Guarantee on the work | How long, and what it covers |
| Contractor's insurance | Covers damage to the building and injury to workers |
If one figure is far from the others, ask why. It may be a mistake, an omission or a different technical solution.
Warning signs
- A quote on a single line, with no detail.
- A price far below the others, with no explanation.
- Pressure to decide quickly.
- A request for almost all the payment up front.
- Refusal to show insurance or certificates.
- Nothing in writing about the guarantee.
After choosing
Choosing is not the end. Pay in stages linked to work completed, and pay the last instalment only after checking the job. Keep the approved quote, the contract, the invoices and before-and-after photos in the building's file. If something unexpected comes up, ask for the extra cost in writing before the work goes ahead.
The cost of the work should reach owners clearly. Show the quotes received and explain the choice. See also how to reduce condominium maintenance costs and how to read condominium accounts. For larger jobs, the common reserve fund (fundo comum de reserva) avoids extra levies.
How CondGest helps
At CondGest, the administration prepares the brief, asks for comparable quotes, puts them in a simple table, follows the work and checks the job before payment. Everything goes into the building's history. See our maintenance and works services and how we work. Find out more about our condominium management in Lisbon.
Have work to decide on in your building? Request a proposal.
This article is for information only and is no substitute for legal advice on a specific case. It is a translation of the Portuguese original; the law referred to is Portuguese law.