on Google
At many management companies, the buildings that complain the most are the ones that get the most attention. The others wait. A leak reported in March reaches the following January’s general meeting, and the works only start in the summer. Construction management in condominiums requires method: knowing what is still to be done in each building, preparing the meeting’s decision with comparable information and following the works through to the end. In this guide we explain the stages of a condominium project, what the law says at each one and how we follow up the issues in every building, every week.
In short
- Works start with an inspection and a specification that allows proposals to be compared.
- For extraordinary maintenance works or innovations, the administrator must present at least three quotes.
- Innovations require a majority of owners representing two thirds of the building’s total value.
- Since 1 October 2026, many works exempt from a licence must be notified to the council before they start.
- Follow-up only ends with the handover of the works and the filing of the warranties.
The stages of a condominium project
| Stage | What is done | Legal basis or practice |
|---|---|---|
| 1. Inspection | Survey of the problem and its causes | Technical practice |
| 2. Specification | Description of the work, materials and deadlines | Makes proposals comparable |
| 3. Quotes | At least three, from different sources | Art. 1436(2) of the Civil Code |
| 4. General meeting | Approval of the works, the budget and the funding | Arts. 1424, 1425 and 1432 |
| 5. Council | Notification or licence, where applicable | RJUE, as amended by Decree-Law 108/2026 |
| 6. Execution | Follow-up, progress measurements, keeping owners informed | Construction contract |
| 7. Handover | Final check and filing of warranties | Contract and Civil Code |
From inspection to specification
A well-decided project starts with understanding the cause. A damp patch on the top floor may come from the roof, a blocked gutter or a crack in the façade. Without a diagnosis, each company proposes a different solution and the quotes cannot be compared. The specification sets out what must be done, with which materials and by when. It is what allows three proposals to be placed side by side.
Three quotes and the general meeting's decision
The law is clear for larger works:
«Sempre que estiver em causa deliberação da assembleia de condóminos relativamente a obras de conservação extraordinária ou que constituam inovação, (…) o administrador está obrigado a apresentar pelo menos três orçamentos de diferentes proveniências para a execução das mesmas.» — Civil Code, article 1436(2)
In plain English: whenever the general meeting is deciding on extraordinary maintenance works or works that are innovations, the administrator must present at least three quotes from different sources.
The majority needed depends on the type of work. Maintenance works are, as a rule, approved by a majority of the votes representing the invested capital (art. 1432). Innovations have a stricter rule:
«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: subject to the exceptions that follow, works that are innovations need approval by a majority of owners, and that majority must represent two thirds of the building’s total value.
Works that change the architectural line or the appearance of the building need authorisation by a two-thirds majority of the building’s total value (art. 1422(3)). Expenses for the common parts are paid in proportion to the permillage, unless another rule applies (art. 1424). See the types of works in condominiums and innovation works.
The municipal council
Before starting, check whether the works need a licence, prior notice or just a notification. Decree-Law 108/2026, in force since 1 October 2026, amended the RJUE and now requires many works that are exempt from a licence to be notified to the council before they start (text of the decree-law). If scaffolding is placed on the public road, an occupation licence is needed. See our guide to building works that need authorisation from the council.
How to fund the works
When approving the works, the general meeting should also approve how to pay for them. There are three usual routes, which can be combined: using the common reserve fund, which exists to pay for maintenance works (art. 4 of Decree-Law 268/94); approving an extraordinary contribution, paid in one go or in instalments; or taking out a bank loan in the condominium’s name. In every case, the minutes must state the amount, how it is divided and the payment dates. The minutes that set the contributions serve as an enforceable title against anyone who does not pay (art. 6 of the same decree-law). A payment schedule aligned with the progress measurements prevents the condominium from paying for work that has not yet been done.
During the works
- Tell the owners the start date, the duration and the expected disruption.
- Visit regularly and record progress with photographs.
- Pay against progress measurements, not advance payments for work not yet done.
- Record any extra work in writing and take it to the general meeting if it exceeds what was approved.
- Keep invoices, warranties and technical data sheets for the materials.
Handover and warranties
At the end, check the works with the company and record any defects in writing. Only then settle the payments. Keep the contract, invoices and warranties in the condominium’s files: if defects appear in the following years, these documents allow you to make a claim. For works to build, alter or repair buildings, the Civil Code provides a five-year period from delivery for collapse or serious defects (art. 1225). For other defects, the deadlines are shorter, and defects must be reported to the contractor as soon as they are discovered (arts. 1220 and 1224).
How we ensure no building is left behind
At Condoroo, each manager follows up every week on all the issues open in their condominiums, including works. Buildings that do not complain receive the same attention as those that do. The manager receives the inspection reports, prepares the specifications and quotes for the general meeting and follows the execution. Condoroo manages more than 600 condominiums, with a team of more than 20 professionals, and was recognised in the Five Star Regions Awards 2026, in the district of Lisbon, in the Condominium Management category, with an overall satisfaction score of 7.75 in an assessment of 1,725 consumers. Where available, the RepairMax add-on handles small repairs with labour included; the condominium pays for materials, according to the plans page. Read also about preventive maintenance.
Construction management in condominiums: FAQ
How many quotes are needed for works in a condominium?
For extraordinary maintenance works or innovations, at least three, from different sources (art. 1436(2) of the Civil Code).
What majority is needed to approve works?
It depends. Maintenance works are, as a rule, approved by a majority of the invested capital. Innovations require a majority of owners representing two thirds of the building’s total value (art. 1425).
Who pays for works on the common parts?
All owners, in proportion to the permillage, unless the title deed sets a different rule (art. 1424).
Do the works have to be notified to the council?
Since 1 October 2026, many works exempt from a licence must be notified before they start (Decree-Law 108/2026). Always check with the council.
What is a specification?
It is the document that describes the work, materials and deadlines of the project, so that every company quotes for the same thing.
How long can I claim for defects?
For collapse or serious defects in building works, five years from delivery (art. 1225 of the Civil Code). For other defects, the deadlines are shorter: report them in writing as soon as you discover them.
This article is for information only. Legislation and websites checked on 26 October 2026.
