What owners wish they had known before restoring their communal garage
The things a community should know in advance are practical, not technical: the bay lines vanish under the new colour, one car in the wrong zone can stop the work, walls and columns are a separate job, the ramp needs its own plan and a clear notice to residents saves more trouble than anything else.
Send us a photo and the m²Why do the bay lines disappear?
The bay lines disappear because the whole floor is recoloured, lines included. A garage floor restoration covers the surface in one continuous colour; it does not work around existing markings.
We do not paint lines or numbers, so a line-marking company has to remark the garage afterwards. Communities that booked that firm in advance had marked bays within days of the floor being ready; those that did not had residents parking at random for weeks.
Why is one parked car such a big problem?
Because the zone cannot be worked around it. A car left in a bay due for cleaning blocks that bay and often the lane behind it, and the whole sequence for that day can slip.
Communities that avoid this send a clear notice with a zone map, put a reminder up the day before and keep a phone list of owners and tenants. Holiday lets are the usual gap: tenants who never saw the notice. Asking owners to pass it on to their guests helps.
Why aren't walls and columns included?
Because a floor restoration is just that: the floor. Walls, columns, ceilings, doors and lighting are different trades. We cut in neatly where the floor meets walls and columns, but painting them is a job for a painter.
If the community wants both, paint the walls first. Drips and splashes then land on the old floor, which is about to be cleaned and recoloured, rather than on the new one.
Why does the ramp need its own plan?
The ramp needs its own plan because it is usually the only way in and out. Closing it, even briefly, affects every resident, so the method has to be agreed and announced separately.
On wide ramps, coating one half at a time keeps a lane in use. On narrow ramps, a short announced closure with alternative parking outside is often safer. Our garage ramp restoration page explains the options.
How do absent owners get on board?
Through photos. Owners who are abroad or rarely go down to the garage cannot judge the floor in person. Before photos of the worn floor, a clear written scope and a quote make the case far better than a description in the minutes.
Under article 10.1.a of the Ley de Propiedad Horizontal, necessary conservation of common elements does not need a prior Junta agreement, and the Junta agrees how the cost is shared. Even so, owners who understand the work accept the derrama more easily. Our guide to restoring a communal garage step by step explains the sequence.
What surprises come up with the floor itself?
Oil stains that do not fully disappear, damp patches revealed by cleaning and cracks hidden under dirt are the most common. Each is discussed with the administrator before deciding how to proceed.
Signs of structural problems, such as rust bleeding from reinforcement or cracks that keep widening, are not something a coating can address. If cleaning reveals them, the community should get a technical opinion before the floor is recoloured.
What would communities do differently next time?
- Book the line-marking company at the same time as the restoration
- Send the notice earlier and include a zone map
- Ask owners to forward the notice to tenants and guests
- Paint walls and columns before the floor, if at all
- Agree one contact person for the whole project
- Keep a record of the colour and product for future touch-ups
Our communal garage service is built around these lessons. For car parks owned by a business rather than a community, see our business car park page.
Frequently asked questions
Can the community keep the old bay layout?
Yes. Photograph or draw the existing layout before the work, including bay numbers, and give it to the line-marking company. They can then reproduce it exactly on the restored floor. It is also a good moment to correct any layout problems the community has noticed over the years.
How far ahead should residents be told?
As early as the dates are agreed. Residents need time to plan alternative parking, and owners who let their flats need time to tell tenants. A first notice with the plan and a reminder shortly before each zone is closed work well together.
What if an owner refuses to move their car?
That is a matter for the community to resolve internally, through the president or the administrator. The work in that zone cannot go ahead safely around a parked car. Clear communication and early notice usually prevent the situation, but the community should agree beforehand how to handle it.
Should the walls be painted before or after the floor?
Before. If walls and columns are painted after the floor is restored, drips and splashes land on the new surface. Painting them first means any mess falls on the old floor, which will be cleaned and recoloured anyway. Agree the order of trades with the administrator when the budgets are approved.
Can the restoration be done in more than one phase over time?
Yes. Some communities restore the ramp first and the parking levels later, or one level per budget year. Recording the colour and the product used makes it easier to match the finish when the next phase is done. Phasing spreads the derrama over time, which some communities find easier to approve.
Will the garage look brighter after the restoration?
A clean, uniformly coloured floor usually makes a garage feel brighter and better maintained. A lighter colour in the circulation lanes can help further, though it shows tyre marks more. The lighting itself is unchanged, so poor lighting will still be poor.
Who decides the colour in a community?
Usually the president or the Junta, depending on how the community organises such decisions. We provide options and can show how they look against photos of the garage. Agreeing the colour before the budget is approved avoids a second debate later.
Do communities pay a reduced VAT rate on this work?
The tax authority's criteria extend the reduced VAT rate for dwelling renovations to communities of owners under certain conditions. Whether it covers annexes like garages has not been verified (to be verified). The administrator or a tax adviser should confirm before budgeting.
What happens to the wash water from the garage?
It is managed on site and must not be sent into the drains with paint or solvent residues. In Málaga city, the sanitation regulation explicitly prohibits that. For other municipalities, the local rules are to be verified, and handling is planned with the community.
Can the community see the work progress if few owners live there?
Yes. We send progress and completion photos to the administrator or president, who can share them with all owners. For communities with many absent owners, these photos are often the main way the work is seen and understood. They can also be attached to the minutes of the next Junta.