Technical audit of an apartment building: what it contains and how much it costs
Published 23 October 2026
A technical audit of an apartment building (činžovní dům) is a systematic assessment of load-bearing structures, roof, utilities, lifts and moisture, resulting in a list of defects and cost estimates for their remediation. There is no fixed price list: the cost depends on the building's size, documentation quality and depth of surveys, so it is determined only by the scope of work. In converting a building into saleable units, an audit is the most cost-effective way to avoid unpleasant surprises in your budget.
Summary
- The audit examines structures, roof, utilities, lifts and moisture, with the output being a list of defects and estimated remediation costs.
- No specific price can honestly be quoted without knowing the building; it depends on scope, documentation and number of surveys.
- It differs from a simple inspection in depth, measurements, surveys and a written report suitable for decision-making.
- Within the Audit and Plan service, the output is within six weeks and the building's technical condition factors into whether unit conversion is financially worthwhile.
- Any defects found are included in the conversion budget and the calculation of unit selling prices.
What is a technical audit and what is it for in building conversion
A technical audit is a professional assessment of a building's condition, based on documentation, inspection, measurements and, where necessary, surveys into structures. It is not a formal protocol, but a basis for economic decision-making: how much will it cost to bring the building to a state where units can be sold, and which defects may delay or increase the cost of conversion?
The owner of an apartment building (činžák) thus obtains answers to three questions: what condition is the building actually in, what needs to be repaired before sale, and what can be left to new unit owners. The typical value difference between selling a building as a whole and selling units individually is approximately +20–40%, but the exact figure will only be determined by a feasibility study, and that does not make sense without technical inputs. You can get an indicative idea in the building potential calculator.
What is examined in the audit
The scope is adapted to the age and structural type of the building, but usually includes these areas:
- Load-bearing structures: masonry, ceilings (timber beam, barrel vaults, reinforced concrete), cracks, deflections, condition of lintels and foundations.
- Roof and rafters: roof covering, sheet metal elements, wood damage from fungus or wood-boring insects, drainage, loft spaces.
- Utilities: electrical installation, water, sewers, gas, heating; material, age, inspections and the condition of main stacks.
- Lifts and technical equipment: condition, inspection and operating documentation, need for modernisation.
- Moisture: leaks, rising damp in masonry, condition of waterproofing, cellars and basement spaces.
- Facade, windows, common areas: thermal and moisture bridges, stairwells, entrances, balconies and loggias.
- Fire and safety aspects: escape routes, installations, obvious deficiencies requiring attention.
Also typically included is checking whether the actual condition matches the available documentation. Building modifications and changes in use are governed by the Building Code No. 283/2021 Coll., and if the building has undergone unauthorised or undocumented alterations, it is better to discover this at the start.
How the audit differs from a simple inspection
A typical inspection is visual and captures what is visible. An audit goes further. The difference lies mainly in depth and in how the findings can be used.
| Aspect | Simple inspection | Technical audit |
|---|---|---|
| Method | Visual inspection | Inspection, documentation review, measurements, possibly surveys |
| Hidden structures | Usually not examined | Selected areas examined, such as ceilings, rafters and masonry |
| Output | Brief notes | Written report with defect list, priorities and cost estimates |
| Use | General idea | Basis for budgeting, financing and unit price calculation |
An inspection may be a reasonable first step, but for a decision to convert an entire building it is not sufficient.
What hidden defects appear most often
Older apartment buildings repeat the same types of problems. This is not a statistic but industry experience worth bearing in mind:
- long-term leaks damaging the roof and ceiling structures, often hidden under plaster or flooring,
- damp masonry in ground floors and cellars caused by missing or non-functional insulation,
- outdated main stacks, cast iron or steel pipes and old electrical installation that must be replaced before unit sale,
- inappropriate or unauthorised previous building work, such as compromised load-bearing elements when adapting layouts,
- a lift that does not meet current requirements and requires significant investment,
- differences between actual condition and documentation that complicate later unit definition.
These are precisely the defects that are often underestimated when buying a building or planning a sale. Early identification allows costs to be included in the budget rather than surfacing during execution.
How much the audit costs and what affects the price
We will not quote a specific amount in this article: it would be dishonest without knowing the building. It is fair to say what determines the cost:
- building size and layout – number of storeys, entrances, flats and non-residential spaces,
- quality of available documentation – missing plans mean more work on surveying and verification,
- number and complexity of surveys – opening ceilings, masonry or rafters, or possibly laboratory moisture analysis,
- specialist involvement – structural engineer, electrician, lift inspection technician, timber or moisture expert,
- required output depth – whether it is just a defect list, or also repair cost estimates.
In practice, the audit price is determined by an offer after initial building familiarisation. When comparing offers, always compare scope, not just total cost. A significantly lower price often means surveys or a written output suitable for further decision-making are missing.
How long the audit takes and how to budget for it
The timeline depends on the building size and availability of documents and access to flats. Site work is usually shorter than report preparation and costing. Within the Audit and Plan service, i.e. paid feasibility study, the output is within six weeks and the building's technical condition is linked to legal and economic assessment.
In the conversion budget, factor in the audit as follows:
- Audit cost as a separate item in the preparation phase, before any commitment to delivery.
- Reserve for identified defects based on priorities: what must be repaired before sale, what is desirable and what can wait.
- Impact on unit selling prices – the condition of common parts affects the sale price of units.
- Project timeline – extensive repairs extend the path to sale.
The project goes through three gates (legal, permit, sales gate) and only moves to the next phase with confirmed figures. The technical audit is one of the supporting documents that confirm these figures. Connections are described on the How it works page.
Technical condition and creation of units
Unit sales assume that the building is legally divided into units, typically by owner declaration under § 1166 et seq. of the Civil Code No. 89/2012 Coll. The technical description of the building, definition of units and common parts must match reality. The audit therefore also helps in preparing supporting documents because it reveals discrepancies between condition and documentation before they appear in the Czech Land Registry (katastr nemovitostí).
Moreover, ownership of a unit passes only upon registration in the Czech Land Registry, so errors in supporting documents can delay the entire sale. More answers can be found in frequently asked questions.