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Intercom repair is one of the most common jobs in a block of flats. A button that does not work, an electric strike that will not open the door or a silent handset affects everyone’s security and daily life. But who decides on the repair, and who pays for it? The answer depends on whether the fault is in a common part or inside a unit. In this guide we explain the Portuguese Civil Code rules, what to do when the intercom breaks down and what to consider when upgrading the system.
In short
- The building’s general communications installations are common parts (article 1421(1)(d) of the Civil Code).
- Costs of the common parts are paid in proportion to the value of the units, unless another rule applies (article 1424).
- If the fault results from an owner’s misuse, that owner is liable for the damage.
- Faults that put safety at risk can be urgent repairs (article 1427).
- A video entry system that records must comply with data protection rules (CNPD).
Is the intercom a common part?
The Civil Code lists the common parts of a building. They include the general installations:
«d) As instalações gerais de água, electricidade, aquecimento, ar condicionado, gás, comunicações e semelhantes.» — Civil Code, article 1421(1)
In plain English: the building’s general water, electricity, heating, air-conditioning, gas, communications and similar installations are common parts.
The intercom system serves the whole building: the entrance panel, the control unit or power supply, the wiring in the risers and the electric strike on the door. It is therefore treated as a general installation and so as a common part. The handset inside each flat serves only that unit; the constituting deed and the condominium regulations may clarify who is responsible for it. If in doubt, the technician’s report on the cause of the fault helps decide. Our guide to the rights and duties of condominium owners explains the difference between common parts and units.
Who pays for the repair
The costs needed to maintain and use the common parts are paid by the owners in proportion to the value of their units, unless agreed otherwise (article 1424(1)). Each unit’s permillage is set in the constituting deed. Read more in our article on how the monthly condominium fee is calculated.
| Fault | Where it is | Who pays, as a rule |
|---|---|---|
| Entrance panel | Common part | All owners, by permillage |
| Control unit or power supply | Common part | All owners |
| Wiring in the riser | Common part | All owners |
| Electric strike on the building door | Common part | All owners |
| Handset or screen inside the flat | Unit | The unit’s owner, unless the regulations say otherwise |
| Damage caused by misuse | Anywhere | Whoever caused the damage |
Faults caused by misuse or vandalism
If an owner, a tenant or a visitor damages the entrance panel or the strike, the repair should not fall on everyone. Whoever causes the damage has a duty to put it right. The administrator can ask the person responsible to pay and, if necessary, take the matter to the general meeting. For vandalism by an unknown person, check whether the building insurance covers the damage. See 4 reasons to take out condominium insurance.
What to do when the intercom breaks down
- Report the fault to the administrator, in writing or by email, with photographs.
- The administrator asks a technician for a diagnosis, stating the cause and the cost.
- If it is a routine repair, it is paid from the condominium’s annual budget.
- If the fault leaves the building door open or unable to lock, treat it as urgent.
- Keep the invoice and the report in the condominium’s archive.
The administrator must carry out the acts needed to protect the rights over the common property and act in urgent situations (article 1436(1)(g) and (r)). If the administrator is absent or unable to act, the law provides a solution:
«1 – As reparações indispensáveis e urgentes nas partes comuns do edifício podem ser levadas a efeito, na falta ou impedimento do administrador, por iniciativa de qualquer condómino.» — Civil Code, article 1427(1)
In plain English: when the administrator is absent or unable to act, any owner can carry out essential and urgent repairs to the common parts. A front door that does not close can put people’s safety at risk, which fits the definition of an urgent repair in paragraph 2 of the same article.
Repair or replace with a video entry system?
In older systems, parts can be hard to find and repairs keep coming back. In that case it makes sense to ask for quotes for a replacement. If the replacement simply restores the function of the existing system, it is usually treated as maintenance. If it adds new features, such as video, access control or opening from a mobile phone, the meeting should consider whether the work is an improvement, which requires a majority of owners representing two-thirds of the building’s total value (article 1425). Our article on improvement works explains the rules.
For extraordinary maintenance or improvement works, the administrator must present at least three quotes (article 1436(2)). Ask each supplier to quote on the same basis: number of flats, type of panel, handsets or screens, wiring and warranty. Otherwise the quotes cannot be compared.
Video entry systems and data protection
A video entry system that only shows a live image to the resident is different from one that records images. If it records, the condominium is processing personal data and must comply with the General Data Protection Regulation. Check the guidance of the CNPD, the Portuguese data protection authority, before approving the system, and record in the minutes who has access to the images and how long they are kept.
Intercom checklist
- Test every button on the entrance panel and the door strike at least once a quarter.
- Identify the control unit and power supply and keep access to them clear.
- Keep the wiring diagram and the technician’s contact details.
- Include an amount for small repairs in the annual budget.
- Ask for three quotes before replacing the system.
- Check the data protection rules if images are recorded.
Combine this list with a plan for preventive maintenance in condominiums.
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, which helps us spot a faulty entrance panel or door strike early. Every building’s bank account is in the condominium’s name.
Intercom repair: frequently asked questions
Is the intercom a common part of the condominium?
Yes. General communications installations are common parts under article 1421(1)(d) of the Civil Code. This includes the entrance panel, the control unit, the wiring and the door strike.
Who pays to repair the entrance panel?
All owners, in proportion to the value of their units, unless the deed or the regulations set a different rule.
What about the handset inside my flat?
It serves only your unit. Check the constituting deed and the regulations; where there is no rule, it is usually the unit owner’s responsibility.
Who pays if a neighbour breaks the intercom?
Whoever caused the damage. The administrator can ask them to pay for the repair.
Can I have the building door repaired without waiting for the administrator?
If it is an essential and urgent repair and the administrator is absent or unable to act, yes (article 1427 of the Civil Code).
Does a video entry system need CNPD approval?
If it records images, the condominium must comply with the GDPR. Check the CNPD’s guidance before installing it.
This article is for information only and does not replace specialist technical or legal advice. Legislation checked on 26 October 2026.
