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Painting the façade, installing a lift, fixing an urgent leak or putting solar panels on the roof: all are works in a condominium, but Portuguese law treats them very differently. The classification decides which majority the general meeting needs, who pays, whether an owner can refuse and which procedure the municipal council requires. Knowing the types of works in condominiums avoids invalid decisions and endless arguments. In this guide we explain the differences under the law in force in 2026, including the new rules on building works and solar energy.
In short
- Maintenance and repair: needed to keep the building in good order; approved by a majority of votes by value and can be paid from the reserve fund.
- Improvements: works that change the building; they need a majority of owners representing two-thirds of the value (article 1425 of the Civil Code).
- Exceptions: lifts and piped gas in buildings with 8 or more units by a majority of value; solar panels (UPAC) by a simple majority.
- Urgent repairs: any owner can carry them out if the administrator is absent (article 1427).
- At the council, the rules changed with Decree-Law 108/2026: notice of the start of works up to five days before, even for exempt works.
The main types of works
| Type | Examples | Majority at the meeting | Who pays |
|---|---|---|---|
| Maintenance and repair | Painting, waterproofing, roof repair | Majority of votes by value (art. 1432(5)) | All, by permillage (art. 1424) |
| Improvement | Automatic gate, pool, new common area | Majority of owners and 2/3 of value (art. 1425(1)) | All, unless a refusal is upheld in court (art. 1426) |
| Lift or gas (8+ units) | Installing a lift or piped gas | Majority of owners and majority of value (art. 1425(2)) | All, by permillage |
| Solar panels (UPAC) | Collective self-consumption | Simple majority (art. 1425(3)) | As decided |
| Façade changes | Enclosing balconies, new exterior frames | 2/3 of value (art. 1422(3)) | Whoever does the works |
| Urgent | Water leak, risk of falling masonry | No prior decision (art. 1427) | All, by permillage |
| Rebuilding | After partial destruction | Majority of owners and of value (art. 1428) | Those taking part; others may have to sell |
Maintenance and repair works
These keep the building in good order: clearing gutters, painting the stairwell, repairing the roof, replacing shared pipes. The law requires maintenance works at least once every eight years (article 89 of the RJUE). They are approved by a majority of the votes representing the building’s value, unless a special rule applies (article 1432(5) of the Civil Code), and can be paid from the common reserve fund, which exists precisely for maintenance costs (article 4 of Decree-Law 268/94). See our guides to preventive maintenance and the reserve fund.
Improvement works
Improvements are works that change the substance or form of the building or create something new in the common parts. The general rule is demanding:
«1 – Sem prejuízo do disposto nos números seguintes, as obras que constituam inovações dependem da aprovação da maioria dos condóminos, devendo essa maioria representar dois terços do valor total do prédio.» — Civil Code, article 1425(1)
In plain English: improvement works need the approval of a majority of the owners, and that majority must hold two-thirds of the building’s total value.
There are exceptions. In buildings with at least eight units, installing lifts or piped gas only needs a majority of owners representing a majority of the building’s value (paragraph 2). Since Law 29/2026, in buildings with at least two units, self-consumption units (UPAC) using renewable sources are approved by a simple majority (paragraph 3). Owners with family members with reduced mobility can install ramps or lifting platforms after giving prior notice to the administrator (paragraph 4).
Owners who did not approve an improvement must still pay their share, unless a court finds their refusal justified, which is always the case when the works are purely for luxury or out of proportion to the building’s importance (article 1426). Read more about improvement works that add value and lifts in condominiums.
Works on the façade
Works that change the architectural line or the appearance of the building need prior authorisation from the general meeting, approved by two-thirds of the building’s total value (article 1422(3)). Enclosing a balcony, replacing window frames with ones of a different colour or fitting awnings that do not match are typical examples.
Urgent works
Essential and urgent repairs to the common parts can be carried out by any owner if the administrator is absent or unable to act (article 1427). Urgent repairs are those needed to remove, in a short time, defects that could cause or worsen damage to the building or put people at risk. The administrator must act in urgent situations and immediately call an extraordinary meeting to ratify what was done (article 1436).
Rebuilding
If the building is destroyed in a part worth less than three-quarters of its value, the general meeting can decide to rebuild by a majority of the owners and of the value (article 1428). Owners who do not want to take part may be required to sell their rights to other owners.
What the municipal council requires in 2026
With the revision of the RJUE (the legal regime for urban development and building) by Decree-Law 108/2026, in force since 1 October 2026:
- Maintenance and rebuilding works are exempt from a licence and from prior notification.
- Interior alteration works are exempt if they do not change the exterior and do not affect stability, or if they come with a stability design and a statement of responsibility.
- Up to five days before work starts, even for exempt works, the developer must inform the council; maintenance carried out entirely inside buildings or units is excused (article 80-A).
- Works with a significant external impact may need prior notification or a licence.
See our guide to building works that need the city council’s authorisation.
Checklist before approving works
- Classify the works: maintenance, improvement, façade or urgent.
- Confirm the majority required and state it in the notice of the meeting.
- Ask for at least three comparable quotes.
- Decide the funding: reserve fund, extraordinary charge or both.
- Confirm the council procedure and the notice of start of works.
- Record in the minutes the decision, the approved quote and the payment plan.
A wrongly classified work is one of the most common reasons for challenging a meeting decision. If in doubt, state both the classification and the majority obtained in the minutes, so that any owner can check them. Our guide to majorities at general meetings has the full table.
How Condoroo helps
Condoroo manages more than 600 condominiums, including buildings with more than 300 units, with a team of more than 20 professionals. We carry out more than 35 inspections a day, around 700 a month, using a route algorithm and motorbikes, so maintenance needs are spotted before they become urgent. We follow works from diagnosis to handover: we classify the works, prepare the meeting with the right majority, compare quotes and deal with the notice to the council.
Types of works in condominiums: frequently asked questions
What is the difference between maintenance and improvement works?
Maintenance keeps the building in good order; improvements change it or add something new. The first are approved by a majority of value; the second need a majority of owners representing two-thirds of the value.
What majority is needed to install a lift?
In buildings with at least eight units, a majority of owners representing a majority of the building’s value.
Can I refuse to pay for an improvement?
Only if a court finds your refusal justified, for example when the works are purely for luxury or out of proportion.
What majority is needed for solar panels on the roof?
Since Law 29/2026, self-consumption units using renewable sources are approved by a simple majority, in buildings with at least two units.
Can an owner have an urgent repair carried out?
Yes, if the administrator is absent or unable to act and the repair is essential and urgent.
Do condominium works need a council licence?
Maintenance works are exempt, but since 1 October 2026 works, even when exempt, must be notified to the council up to five days before, except maintenance carried out entirely indoors.
This article is for information only and does not replace legal or technical advice on your specific case. Legislation checked on 26 October 2026.
