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Let’s talk about Royal Decree 355/2024, which introduces a profound revision of the regulatory framework for elevators in service, incorporating stricter criteria in maintenance, safety, accessibility, and assignment of responsibilities.
This new elevator regulation, which came into force on July 1, 2024, responds to the need to update the current technical and legal framework, adapting it to the technological evolution of the equipment and the new safety and accessibility requirements demanded by today’s society. It is a measure that directly impacts thousands of property owners, maintenance companies, and facility holders throughout Spain.
What are the changes introduced by Royal Decree 355/2024?
Compared to the previous regulation, Royal Decree 355/2024 is not limited to establishing minimum operating conditions. In fact, it proposes a comprehensive revision of existing elevators and marks a before and after in how they should be managed, maintained, and modernized.
Among the main new features it incorporates—and that should be considered by both communities and property holders—are:
New preventive maintenance obligations and their minimum frequency
How does the ITC affect elevator maintenance? From the entry into force of Royal Decree 355/2024, all maintenance companies are required to develop and implement a specific preventive maintenance plan for each elevator installation. This plan must follow the criteria established by UNE Standard 58720, clearly detailing the technical operations to be carried out, the human and material resources necessary, the estimated duration of each review, and the critical elements to be inspected in each maintenance cycle.
One of the most relevant changes is the minimum frequency of maintenance visits. For units installed in single-family homes or buildings with up to three stops that are not in service for more than 20 dwellings, maintenance can be performed every 4 months at minimum. For all other elevators—including those used intensively in residential buildings, public buildings, hospitals, shopping centers, or schools—a monthly review frequency is required, with an interval of no less than 20 days and no more than 45 days between visits.
Inclusion of mandatory elements to guarantee accessibility
The principle of universal accessibility is one of the central pillars of Royal Decree 355/2024, which states that all elevators in service must be usable by any person, regardless of age or physical condition.
To fulfill this objective, the regulation incorporates mandatory elements to facilitate elevator use by people with reduced mobility, the elderly, and other users with specific needs. These include:
- Control panels at accessible heights, designed for wheelchair users
- Braille and tactile signage for visually impaired persons
- Acoustic indicators and audible signals for stopping or arrival
- Cabins with minimum regulatory dimensions, allowing access and maneuvering of wheelchairs or carts
- Automatic doors or doors with sufficient time to allow safe passage
Review of periodic inspection protocols and evaluation criteria
Another change introduced by Royal Decree 355/2024 reinforces the monitoring of elevators in service. While the current frequency of inspections is maintained, stricter evaluation criteria are established.
Inspections must be carried out by accredited control bodies, and the reports submitted to the corresponding competent authority. New mandatory verification points are defined, especially for older equipment, to ensure a minimum safety standard is met throughout the elevator fleet.
Main evaluation criteria:
- Existence and operation of two-way communication system inside the cabin
- Protection against uncontrolled cabin movements and overspeed in descent
- Structural integrity of guides, cables, doors, and pulleys
- Protection of mechanical moving parts
- Compliance with minimum cabin and door dimensions, among others
Updating technical requirements for old equipment
Royal Decree 355/2024, through the new ITC AEM 1, requires modernization of elevators installed under previous regulations. Improvements required include:
- Two-way communication in the cabin
- Accurate leveling
- Overspeed control
- Safety switch limiters
- Emergency lighting
- Door unlocking from the outside
- Pulley protection in motion
- Accessibility measures
These adaptations must be implemented within the established deadlines or as a condition to pass the next inspection.
Strengthening structural and electronic safety conditions
The regulation strengthens controls over the structural and electronic safety of elevators in service. It mandates stricter reviews of the condition of guides, cables, doors, and cabins, aiming to detect any deterioration that may affect the safe operation of the equipment.
Obligation to maintain updated records with the competent authority
Royal Decree 355/2024 establishes that all elevators in service must be properly registered and kept up to date with the competent authority of each autonomous community.
Mandatory documentation:
- Technical data of the equipment
- Complete history of preventive and corrective maintenance
- Results of periodic inspections
- Adjustments made in accordance with the new regulation
Possible need for upgrades in existing installations
As a result of the entry into force of Royal Decree 355/2024, many elevators must be upgraded to meet the new technical and safety requirements. These upgrades may include the integration of advanced electronic systems up to structural and accessibility improvements.
To determine the scope of the necessary interventions, a detailed technical audit by specialized professionals is recommended.
Reassignment of responsibilities between owners and maintenance companies
The regulation more clearly redefines the legal responsibilities between elevator owners and maintenance companies. The main changes include:
Owner’s responsibilities:
- Hire duly accredited maintenance companies
- Ensure that maintenance tasks are carried out according to the established frequency
- Keep technical documentation updated, including inspection reports and maintenance records, available at any time
Maintenance company’s responsibilities:
- Perform maintenance in accordance with the new legal framework
- Immediately report any serious failure or detected risk
- Propose in writing the necessary adjustments to comply with the regulation
- Digitally record all interventions carried out
Complying with legal regulations with Aszende
Royal Decree 355/2024 requires communities and elevator owners to anticipate new legal obligations. Acting early not only avoids sanctions, but also protects user safety.
To ensure compliance, it is essential to rely on the support of experts such as Aszende, a company with over 45 years of experience, offering comprehensive advisory services in elevator upgrading, maintenance, and legal compliance.
What can a professional team like Aszende offer?
- Detailed technical audits: to identify the current condition of each elevator and detect possible non-compliance
- Customized maintenance plans: tailored to the frequency and requirements of the new Royal Decree
- Modernization and upgrading: implementation of technical improvements, updating of old equipment, and adaptation to accessibility standards
- Documentation and registration management: assistance in keeping documentation up to date for submission to the competent authorities
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