Practical guide
Community swimming pools in Madrid: lifeguard, regulations and maintenance
What a property manager or homeowners' association needs to know before opening a swimming pool or undertaking any construction work. A clear summary, without technical jargon, and with up-to-date regulations from the Community of Madrid.
If you manage a community with a swimming pool in the eastern part of Madrid—Rivas, Arganda, San Fernando, Coslada—the same questions arise every season: when is a lifeguard needed, who is responsible, what are the health department's requirements, and how much does a renovation cost? These are the essentials.
Life guard
When is a lifeguard mandatory?
In the Community of Madrid, according to Decree 99/2024 (which replaces the old Decree 80/1998), all swimming pools for collective use must have a lifeguard, except those belonging to communities of owners of up to 30 homes. In other words: from 31 dwellings onwards, a lifeguard is mandatory during all opening hours, whether the pool is indoors or outdoors, and regardless of the size of the pool.
The number of lifeguards depends on the water surface area: one for up to 500 m² and two for areas between 501 and 1,000 m². Even if your community has fewer than 30 dwellings and is not legally required to have a lifeguard, it is still advisable: it reduces risk and limits the community's liability in the event of an accident.
Responsibility
Who is responsible: the community is the owner
The homeowners' association owns the facility. This means they are the ones who sign the declaration of responsibility to the City Council and are liable if an incident occurs. If negligence is proven—such as failing to hire a lifeguard when required, not monitoring the water quality, or not maintaining the necessary documentation—the association's civil liability can be invoked, resulting in substantial compensation payments.
Therefore, it's not just about having the service, but being able to prove it: a contract and the lifeguard's certification, an up-to-date logbook, and water quality analyses available to the Health Department. A maintenance company takes on a good part of that technical and documentary burden.
Water quality
Self-monitoring and water parameters
Water quality is governed by Royal Decree 742/2013 and Decree 99/2024. Communities with more than 30 dwellings must have a self-monitoring protocol in place. These are the reference values that are checked during each visit:
pH
Between 7.2 and 8.0. It keeps the water balanced and effective against disinfection.
Free chlorine
Between 0.5 and 2.0 mg/L. It is the active disinfectant that protects bathers.
Combined chlorine
Equal to or less than 0.6 mg/L. If it rises, eye odor and itching appear.
Turbidity
Equal to or less than 5 UNF. The water level should allow the bottom drain to be seen.
Temperature
Between 24 and 30 ºC in the pool; specific control in the whirlpool.
Daily log
Everything is recorded in the register book, available for inspection.
Construction and renovation
Build or renovate the community swimming pool
New construction requires a project plan, municipal license, and a declaration of responsibility before opening. For routine renovations—such as waterproofing the pool basin, replacing it with a reinforced PVC liner or mosaic tiles, replacing skimmers and lights, switching to salt chlorination, or installing climate control—it's best to plan outside of peak season to avoid leaving the community without a pool during the summer.
The pool and beach materials must comply with the Technical Building Code, with Class 3 non-slip paving in wet areas. Always request a fixed-price quote in writing and a warranty for the work to avoid surprises.
Checklist
Before opening the pool each season
- ✓ Hired and certified lifeguard if the community has more than 30 homes.
- ✓ Declaration of responsibility submitted and documentation visible at the facility.
- ✓ Water self-monitoring protocol and up-to-date logbook.
- ✓ Inspection of water treatment plant, pumps, lights and safety elements.
- ✓ Rules of use and information sign visible to the residents.
Frequently Asked Questions
Common questions
My community has a small pool, do I still need a lifeguard?
In Madrid, the requirement depends on the number of dwellings, not the size of the pool. If the building has more than 30 dwellings, a lifeguard is mandatory even if the pool is small.
Who signs the declaration of responsibility before the City Council?
The homeowners' association, as the owner of the facility. The maintenance company provides technical support: analytics, monitoring, and logbook.
When is the best time to renovate the swimming pool?
Outside of the bathing season, between autumn and winter, to have the pool ready in spring without leaving the community without a pool in summer.
Can we handle it for you?
Swimming pool, lifeguard and community works, all with a single point of contact
We will respond within 24 business hours, with a visit and a no-obligation quote.