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We have gathered the questions about condominiums we receive most often from owners, tenants and administrators in Portugal. The answers are short, but every answer points to the article of law that supports it and, where useful, to a Condoroo guide with more detail. They follow the legislation in force in 2026, including the changes made to horizontal property by Law 8/2022.
In short
- The common parts are listed in article 1421 of the Civil Code; some are common by nature, others are only presumed to be common.
- The administrator can be an owner or a third party; the post can be paid and lasts one year, renewable.
- When a unit is let, the costs of the common parts fall on the landlord, unless agreed otherwise in writing.
- Works that change the architectural line of the building need two thirds of the building’s total value.
- Votes are counted by each unit’s permillage, not by the number of people.
- Fire insurance is compulsory for units and common parts and must be updated every year.
Definitions
1. What is a condominium?
It is the set of independent units in a building, or in several connected buildings, under the horizontal property regime: each owner exclusively owns their unit and is a co-owner of the common parts (article 1420 of the Civil Code). The units must be independent, distinct and separated from each other, with their own exit to a common part or to the public road (article 1415).
2. What are the common parts?
Common by nature are the ground, the foundations, the main walls, the roof, the entrances, stairs and corridors used by more than one owner, and the general water, electricity, gas and communications installations. Presumed to be common, unless the constituting deed says otherwise, are yards and gardens, lifts, garages and the caretaker’s flat (article 1421). Our guide to the rights and duties of condominium owners explains what each owner can do with them.
The administrator
3. Who can be the administrator?
One of the owners or a third party, including a condominium management company. See the benefits of a management company.
4. Is the administrator paid?
They can be. The law says the post can be paid (article 1435(4)), and the general meeting decides how much.
5. How long does the administrator serve?
Unless decided otherwise, one year, renewable:
«4 – O cargo de administrador é remunerável e tanto pode ser desempenhado por um dos condóminos como por terceiro; o período de funções é, salvo disposição em contrário, de um ano, renovável.» — Civil Code, article 1435(4)
In plain English: the post can be paid, can be held by an owner or by an outside person or company, and lasts one year unless the meeting decides otherwise. The administrator stays in office until a new one is elected. See the role of the condominium administrator.
Renting out a unit
6. What must an owner who lets their unit do?
Give the administrator their tax number (NIF), address, telephone and email, and keep them up to date (article 3 of Decree-Law 268/94). In practice, it also makes sense to give the tenant a copy of the condominium regulations and to tell the administrator who is living in the unit. If the owner sells, they must notify the administrator of the sale by registered post within 15 days.
7. Who pays the condominium charges?
As far as the condominium is concerned, it is always the owner. Between landlord and tenant, the costs of the common parts are the landlord’s, unless agreed otherwise in writing (article 1078(3)). See our guide to rental management.
8. Who carries out maintenance in a rented home?
The landlord, unless agreed otherwise (article 1074). The tenant is liable for damage they cause, such as a broken window.
9. What if the landlord does not carry out repairs?
If the repair is urgent and the landlord is late in carrying it out, the tenant can do it and ask to be reimbursed. If it is so urgent that it cannot wait at all, the tenant can do it straight away, provided they tell the landlord at the same time (article 1036). The tenant can also ask the municipality to inspect the condition of the property.
Works inside units
10. Can I carry out works in my unit?
Yes, provided they do not harm the safety, the architectural line or the aesthetic arrangement of the building (article 1422(2)), and you follow the municipal rules on permits or prior notice, where they apply.
11. What if the works change the façade?
It is possible, but it needs the prior authorisation of the general meeting, approved by two thirds of the building’s total value (article 1422(3)), plus the municipal procedure, where it applies. See the guide on building works that need municipal authorisation and the types of works in condominiums.
General meetings
12. What is the general meeting of owners?
It is the body that, together with the administrator, manages the common parts (article 1430). It is made up of the owners of the units, not the residents: a tenant only takes part with a proxy.
13. How often does it meet?
The ordinary meeting takes place in the first half of January to approve the accounts and the budget, or in the first quarter if the regulations or the meeting allow it (article 1431). Extraordinary meetings can be called whenever necessary. See ordinary condominium meetings.
14. How much notice must I get?
At least 10 days, by registered letter, by notice with a signed receipt, or by email for owners who have agreed to it in the minutes (article 1432).
15. How many votes do I have?
«2. Cada condómino tem na assembleia tantos votos quantas as unidades inteiras que couberem na percentagem ou permilagem a que o artigo 1418.º se refere.» — Civil Code, article 1430(2)
In plain English: your number of votes is the whole number in your unit’s permillage (or percentage), so a unit with 45‰ has 45 votes. The permillage is set in the constituting deed and does not necessarily match the floor area. We explain the calculation in the guide to permillage.
16. What majority is needed?
The general rule is a majority of the votes representing the building’s capital. There are special majorities for improvement works, changes to the façade or changes to the constituting deed. At a second call, a majority of those present is enough, provided they represent at least a quarter of the building’s value. See majorities at general meetings.
17. I cannot attend the meeting. What can I do?
You can be represented by a proxy (article 1431(3)), with a written power of attorney, or take part by videoconference if the meeting is held in that format. See online condominium meetings.
Insurance
18. Which insurance is compulsory?
Fire insurance, both for the independent units and for the common parts (article 1429). Multi-risk cover is advisable, but it is not compulsory by law.
19. Who pays for the insurance?
Each owner must take out insurance for their own unit. If they do not do so within the time and for the amount set by the meeting, the administrator takes out the insurance and charges them the premium (article 1429(2)).
20. Does the insurance have to be updated?
Yes, every year. The meeting decides the amount and, if it does not, the administrator updates it using the index published by the insurance supervisor (article 5 of Decree-Law 268/94). See collective condominium insurance.
Key answers at a glance
| Topic | Short answer | Legal basis |
|---|---|---|
| Common parts | Some by nature, others presumed | Civil Code, art. 1421 |
| Administrator’s term | One year, renewable | Civil Code, art. 1435 |
| Owner who lets | Gives contact details to the administrator | DL 268/94, art. 3 |
| Charges in a let unit | Landlord, unless agreed otherwise | Civil Code, art. 1078 |
| Façade changes | Two thirds of the total value | Civil Code, art. 1422 |
| Notice of meeting | At least 10 days | Civil Code, art. 1432 |
| Votes | By permillage | Civil Code, art. 1430 |
| Insurance | Fire cover, updated yearly | Civil Code, art. 1429 |
How Condoroo helps
Condoroo manages more than 600 condominiums, including buildings with more than 300 units, with a team of more than 20 professionals. Every condominium has a bank account in its own name, notices are sent with tracking, and, according to Condoroo’s call metrics, the average call lasts 5 minutes and 15 seconds. Management starts from €6.50 per unit per month.
Condominiums: the quickest answers
Who pays the charges: the landlord or the tenant?
As far as the condominium is concerned, the owner. Between landlord and tenant, the costs of the common parts are the landlord’s, unless agreed otherwise in writing.
How many votes do I have at the meeting?
The whole number in your unit’s permillage (or percentage), as set in the constituting deed: a unit with 45‰ has 45 votes.
Can a tenant vote at the meeting?
Only if the owner gives them a proxy.
Can I change the façade of my unit?
Only with the prior authorisation of the meeting, approved by two thirds of the building’s total value, and with the applicable municipal procedure.
Is condominium insurance compulsory?
Fire insurance is compulsory for the units and the common parts and must be updated every year.
How long does the administrator stay in office?
One year, renewable, unless the meeting decides otherwise. They stay in office until a new administrator is elected.
This article is for information only and does not replace legal advice on your specific case. Legislation checked on 26 October 2026.
