Scaffolding for Facade Works: Safety and Thefts in a Condominium

The scaffolding erected for works on the common facade is essential but creates a concrete risk: it makes the windows and balconies of the apartments easier to reach, offering a route to burglars. For this reason site safety and anti-intrusion measures must be planned upfront, writing precise duties into the contract with the firm. The condominium, as client, and the executing firm both have prevention duties, and their liability for any thefts depends on the precautions taken.

Scaffolding as a risk factor

Facade renovations, painting and thermal coat installation require scaffolding that wraps the building for weeks. During this period the apartments' openings, normally out of reach, become accessible from the working platforms. Awareness of this risk requires the condominium and the firm to adopt reasonable measures to limit intrusions, also informing owners of the need to be careful.

Prevention measures to agree on

• Site nets and sheeting that hinder climbing and visibility towards the apartments.
• Removal or blocking of the ladders connecting the scaffold levels at the end of the working day.
• Perimeter alarm systems, night lighting or site video surveillance, in compliance with privacy rules.
• Contract clauses placing the custody of the site and the anti-intrusion measures on the firm.
• Notice to owners to close shutters and grilles and not to leave accessible windows unattended.

Who is liable in case of theft

Liability for a theft committed by climbing the scaffolding is not automatic. One must assess whether the condominium client and the firm adopted reasonable precautions to prevent the intrusion. If the firm left the scaffolding freely accessible, without nets, without removing the ladders and without any surveillance, it may be called to answer for the damage for having failed to adequately guard the site. Likewise, the choice of safety measures and their provision in the contract involve the condominium client.

The single owner, in turn, has the burden of taking normal precautions, such as closing the shutters and not leaving the openings unattended when warned of the risk. The final assessment rests with the judge, who considers the conduct of all parties and the concrete circumstances of the case.

The role of the manager as client

The manager who commissions the works acts as client and must ensure the works contract contains precise provisions on site safety and custody. They must also check the firm's requirements, the appointment of the safety coordinator when required by law, and the correct information to owners. Careful management of these aspects reduces the risk of thefts and limits the condominium's exposure to compensation claims.

Documenting to prevent disputes

Keeping the contract, the notices to owners, the site inspection reports and the evidence of the measures adopted is essential to prove the condominium's diligence. In case of theft, this documentation is the first line of defence and, at the same time, the basis for a claim against the firm that failed to meet its obligations.

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