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Knowing which majorities at condominium meetings each decision requires avoids annulled minutes, stalled works and disputes that drag on for years. Portuguese law does not use a single majority: some decisions are approved by a majority of the votes present, others need two thirds of the building’s total value and a few only pass unanimously. In this guide we bring together the rules in force in 2026, with direct links to the Civil Code articles, so that every owner knows what their vote is worth and when a decision can be challenged.
In short
- Votes are counted by permillage: each owner has as many votes as the whole units that fit into the percentage or permillage of their unit (art. 1430(2)).
- As a rule, decisions are approved by a majority of the votes representing the invested capital (art. 1432).
- Innovations require a majority of owners with two thirds of the building’s total value (art. 1425(1)).
- Lifts and piped gas, in buildings with at least eight units, need only a majority of the total value (art. 1425(2)); solar panels for self-consumption a simple majority (no. 3).
- Changing the title deed of horizontal property requires, as a rule, the agreement of all owners (art. 1419).
- Anyone who disagrees can ask for an extraordinary meeting, go to arbitration or bring an action for annulment within the deadlines of art. 1433.
How votes are counted at the meeting
At a condominium general meeting, it is not «one person, one vote». Each unit votes in proportion to its value, expressed as a percentage or permillage in the title deed. That is why a four-bedroom flat weighs more than a one-bedroom flat in the same building. Article 1430 of the Civil Code sets this rule, and our guide to permillage explains how it is calculated.
Two types of majority should be distinguished from the start:
- Majority of the votes present or represented: only those at the meeting count (in person or by proxy).
- Majority of the building’s total value: the permillage of the whole building counts, whether or not owners are present. Those who are absent, in practice, count as votes against.
Some rules also require a majority of owners (number of people) combined with a percentage of the value. That is the case for innovations.
The general rule: majority of the invested capital
For most routine decisions, such as approving the budget and the accounts, electing the administrator or setting contributions, the rule of article 1432 applies:
«5. As deliberações são tomadas, salvo disposição especial, por maioria dos votos representativos do capital investido.» — Civil Code, article 1432
In plain English: unless a special rule applies, decisions are taken by a majority of the votes representing the invested capital.
If not enough owners attend the first meeting to reach a decision, a second meeting is held one week later at the same time and place (or on the date stated in the notice; it can also be set for 30 minutes later, in the same place, under no. 7). At that second meeting, the general meeting can decide by a majority of the votes of those present, provided they represent at least one quarter of the building’s total value.
Table of majorities required in 2026
| Decision | Majority required | Legal basis |
|---|---|---|
| Budget, accounts, contributions, election of the administrator | Majority of the votes representing the capital (with the meeting quorum) | Art. 1432 |
| Works that are innovations | Majority of owners with 2/3 of the total value | Art. 1425(1) |
| Lifts or piped gas (building with at least 8 units) | Majority of owners with the majority of the total value | Art. 1425(2) |
| Renewable self-consumption unit (UPAC) | Simple majority of owners | Art. 1425(3) (Law 29/2026) |
| Works that change the architectural line or appearance | 2/3 of the building’s total value | Art. 1422(3) |
| Change of use of a unit, when the title deed is silent | 2/3 of the building’s total value | Art. 1422(4) |
| Rules for sharing common services in the regulations | Majority of the total value, with no opposition | Art. 1424(2) |
| Amending the title deed | Agreement of all owners | Art. 1419 |
Innovations: the most demanding everyday majority
An innovation is any work that changes the substance or form of the common parts, or creates something new, such as installing an automatic gate, converting a common terrace or fitting a video intercom where there was none. The rule is in article 1425: it requires a majority of owners, and that majority must represent two thirds of the building’s total value.
There are three important exceptions:
- Lifts and piped gas: in buildings with at least eight units, a majority of owners representing the majority of the total value is enough.
- Solar panels and other renewable self-consumption units: since Law 29/2026, a simple majority of owners is enough, provided there are at least two units.
- Ramps and lifting platforms: when a member of the household has reduced mobility, any owner can install them by giving prior notice to the administrator, without a vote.
Owners who voted against an innovation also pay, unless a court considers their refusal justified, which always happens when the work is a luxury or out of proportion to the importance of the building (article 1426). Learn about the types of works in our guide to innovation works.
When unanimity is needed
Unanimity is rare, but it exists. The clearest example is amending the title deed, which requires the agreement of all owners. If the opposition represents less than 1/10 of the invested capital and the change does not alter the conditions of use, the relative value or the purpose of each unit, a court can make up for the missing agreement under article 1419.
Decisions that can only be approved unanimously also have their own rules: article 1432 allows them to be approved unanimously by the owners present, provided they represent at least two thirds of the invested capital, with approval depending on the absent owners not objecting after they have been notified.
What happens to absent owners
Decisions must be communicated to all absent owners within 30 days, by registered letter with acknowledgement of receipt or by email when this has been accepted in the minutes. Absent owners then have 90 days from receiving the letter to tell the meeting in writing whether they agree or disagree; silence counts as approval. It is one more reason to attend or to give someone a proxy.
How to challenge a decision
If a decision breaches the law or the regulations, article 1433 gives the owner who did not approve it three routes:
- Extraordinary meeting: requested from the administrator within 10 days of the decision (for those present) or of the notice (for those absent), to be held within the following 20 days.
- Arbitration centre: within 30 days, submitting the matter for an opinion.
- Action for annulment: within 20 days of the extraordinary meeting’s decision or, if none was requested, within 60 days of the date of the decision.
See the steps in our article on how to challenge a condominium decision.
Checklist before voting
- Check that the matter is on the agenda in the notice of meeting.
- Check your unit’s permillage and the quorum needed.
- Work out whether the work is maintenance or an innovation, because the majority changes.
- Ask for comparable quotes before the vote.
- Make sure the minutes record the votes and each owner’s permillage.
- If you cannot attend, give a written proxy to someone who will represent you.
A well-prepared ordinary condominium meeting, with clear accounts and majorities worked out before the meeting, saves months of argument. At Condoroo, which manages more than 600 condominiums, the minutes always state the permillage that voted on each item, so there is no doubt about whether decisions are valid. Read also how to write meeting minutes.
Majorities at condominium meetings: frequently asked questions
Are votes at the meeting counted per person or per unit?
They are counted by the permillage of each unit, under article 1430 of the Civil Code. An owner with several units adds up the votes of all of them.
What majority is needed to approve the annual budget?
The general rule of article 1432: a majority of the votes representing the invested capital, provided the meeting has the required quorum at the first or second call.
Do owners who voted against an innovation have to pay?
Yes, unless a court considers their refusal justified. The refusal is always justified if the work is a luxury or out of proportion to the importance of the building (article 1426).
Do solar panels need a two-thirds majority?
No. Since Law 29/2026, installing self-consumption units using renewable sources is approved by a simple majority of owners, provided there are at least two units.
How long do I have to challenge a decision?
You can ask for an extraordinary meeting within 10 days, go to arbitration within 30 days or bring an action for annulment within 60 days of the decision (or 20 days after the extraordinary meeting).
Does silence from an absent owner count as approval?
Yes. Absent owners have 90 days from receiving the notice of the decision to state in writing whether they agree or disagree. If they say nothing, they are treated as having approved it.
This article is for information only and does not replace personalised legal advice. Legislation checked on 26 October 2026.
