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Are you unhappy with your condominium administrator? Delayed repairs, unclear accounts, unanswered emails or decisions that are never carried out are common complaints. The good news is that Portuguese law gives owners several tools, from a simple written complaint to dismissal by a court. In this guide, we explain seven steps in increasing order of intensity, based on the Civil Code.
In short
- Start by complaining in writing, identifying specific failures and a deadline for a reply.
- The administrator’s acts can be appealed to the general meeting (art. 1438 of the Civil Code).
- Owners with 25% of the invested capital can call the meeting (art. 1431(2)).
- The administrator is elected and dismissed by the meeting and can be dismissed by a court for irregularities or negligence (art. 1435).
- An administrator who fails to perform their duties is liable in civil law (art. 1436(3)).
What the administrator has to do
Before complaining, it is worth knowing what the law requires. Article 1436 of the Civil Code lists the administrator’s duties. Among others, they must call the general meeting, prepare the budget, check that fire insurance and the common reserve fund exist, collect contributions, carry out decisions within 15 working days, present accounts, keep the condominium’s documents and issue a statement of debt within 10 days when asked (art. 1436(1)). For a full picture, read our article on the role of the condominium administrator.
If the failures you have identified match these duties, you have a solid basis to act.
The 7 steps you can take
1. Gather evidence
Keep emails, letters, photographs of faults that have not been repaired and minutes with decisions still to be carried out. Write down dates. A specific complaint, with facts and dates, carries far more weight than a general impression. Talk to other owners as well: if the complaints are shared, it will be easier to gather the votes needed in the later stages. Ask, too, to see the condominium’s accounts and documents, which the administrator has a duty to keep.
2. Complain in writing
Send a written complaint or an email to the administrator, identifying the failures, the legal duty involved and a reasonable deadline for a reply. Many situations are resolved at this stage. If the administrator is a company, you can also use the electronic Complaints Book (Livro de Reclamações), where applicable.
3. Appeal to the general meeting
If you disagree with a specific act of the administrator, the law allows you to take it to the meeting:
«Dos actos do administrador cabe recurso para a assembleia, a qual pode neste caso ser convocada pelo condómino recorrente.» — Civil Code, article 1438
In plain English: the administrator’s acts can be appealed to the general meeting, which in that case can be called by the owner who is appealing.
It is a simple route that is often forgotten. The meeting can confirm, change or reverse the act.
4. Call an extraordinary meeting
If the administrator does not call the meeting, owners representing at least 25% of the invested capital can do so (art. 1431(2)). The notice follows the rules of article 1432: a registered letter or a notice with a receipt, 10 days in advance, stating the day, time, place and agenda. See how to prepare the meeting in our guide to ordinary condominium meetings.
5. Dismiss the administrator at a meeting
The administrator is elected and dismissed by the general meeting (art. 1435(1)). All it takes is to put the item on the agenda and vote. At the same meeting, it is a good idea to elect the new administrator, because the previous one stays in office until a successor is elected or appointed (no. 5). Check the service contract too, if there is one, to understand notice periods and the handover of documents.
6. Ask a court to dismiss the administrator
If the majority does not want to act but there are serious irregularities, any owner can go to court:
«3. O administrador pode ser exonerado pelo tribunal, a requerimento de qualquer condómino, quando se mostre que praticou irregularidades ou agiu com negligência no exercício das suas funções.» — Civil Code, article 1435(3)
In plain English: a court can dismiss the administrator, at the request of any owner, when it is shown that they committed irregularities or acted negligently in performing their duties.
This is the most demanding step, because the irregularities or negligence must be proved. The evidence gathered in the first step is decisive.
7. Hold the administrator liable
An administrator who does not perform the duties set by law or by the meeting’s decisions is liable in civil law for that omission (art. 1436(3)). If the failure caused losses to the condominium, such as a leak made worse by a repair that was never done, the meeting can claim compensation. For disputes of up to €15,000 about the rights and duties of owners, the justices of the peace courts (julgados de paz) can be an alternative to the ordinary courts, unless the meeting has imposed arbitration.
| Step | Who can take it | Legal basis |
|---|---|---|
| Written complaint | Any owner | Duties in art. 1436 |
| Appeal to the meeting | Any owner | Art. 1438 |
| Calling the meeting | Owners with 25% of the capital | Art. 1431(2) |
| Dismissal at a meeting | General meeting | Art. 1435(1) |
| Dismissal by a court | Any owner | Art. 1435(3) |
| Civil liability | Meeting or injured party | Art. 1436(3) |
What if the meeting approves something unlawful?
Decisions that breach the law or the regulations can be challenged by any owner who did not approve them (art. 1433). The deadlines are short: 10 days to demand an extraordinary meeting, 30 days to go to an arbitration centre and 60 days to bring an action for annulment, if no extraordinary meeting is requested. Find out more in our article on how to challenge a condominium decision.
Checklist before changing administrator
- Gather evidence of the failures, with dates.
- Read the service contract and its notice period.
- Ask for at least three proposals from new administrators.
- Put the dismissal and the election on the agenda.
- Demand the handover of all documents, bank accounts and files.
- Tell the bank, the insurer and the suppliers about the change.
How Condoroo helps
Changing administrator does not have to be complicated. Condoroo manages more than 600 condominiums, with a team of more than 20 professionals, has held the DECO seal for the third year in a row and received the Five Star Regions Award 2026 (Prémio Cinco Estrelas Regiões). We handle the transition, the collection of documents and communication with suppliers, with plans from €6.50 per unit per month. If you still have questions, read about the benefits of hiring a specialised management company.
Condominium administrator: frequently asked questions
Can I change administrator in the middle of their term?
Yes. The general meeting can elect and dismiss the administrator at any time. Check the notice periods and exit conditions in the service contract.
Who can call the meeting if the administrator does not?
Owners representing at least 25% of the invested capital, under article 1431(2) of the Civil Code.
Can I contest a decision by the administrator?
Yes. The administrator’s acts can be appealed to the general meeting, which can be called by the owner who is appealing (art. 1438).
When can a court dismiss the administrator?
When it is proved that they committed irregularities or acted negligently in performing their duties, at the request of any owner (art. 1435(3)).
How long does the old administrator stay in office?
Until their successor is elected or appointed (art. 1435(5)).
Can the administrator be held liable for losses?
Yes. If they fail to perform their legal duties or the meeting’s decisions, they are liable in civil law for that omission (art. 1436(3)).
This article is for information only and does not replace specialist legal advice. Legislation checked on 26 October 2026.
