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The first quarter is peak season for condominium general meetings in Portugal: the law requires the previous year’s accounts and the new year’s budget to be approved in the first half of January, and many buildings do so in the weeks that follow. Between January and March 2026, Condoroo held more than 350 general meetings. A well-prepared meeting decides at the first attempt. In this article we share the results, explain what they mean and what you can do to make your building’s meeting go well.
In short
- More than 350 general meetings in Q1 2026, in person or online.
- 97% of accounts approved.
- Only 1 meeting without a quorum and zero absences by managers.
- All figures are Condoroo data.
What the law says about the annual meeting
«1. A assembleia reúne-se na primeira quinzena de Janeiro, mediante convocação do administrador, para discussão e aprovação das contas respeitantes ao último ano e aprovação do orçamento das despesas a efectuar durante o ano.» — Civil Code, article 1431(1)
In plain English: the administrator calls the general meeting in the first half of January to discuss and approve the previous year’s accounts and the budget for the year ahead.
The notice must be sent 10 days in advance and state the day, time, place and agenda, under article 1432. See which majorities are required for decisions at general meetings.
The quarter's results
| Indicator | Result |
|---|---|
| General meetings held | More than 350 |
| Accounts approved | 97% |
| Meetings without a quorum | 1 |
| Absences by managers | 0 |
All figures are Condoroo data, covering the meetings held between January and March 2026.
Budgets and accounts
A rejected budget means another meeting and leaves the building without an up-to-date basis for its charges. Accounts that are not approved are often a sign of incomplete documents. To be approved, the documents should reach the owners before the meeting, with the bank statements, the main invoices and a comparison with the previous year. See what to ask for in our guide to transparency in the accounts.
Works and extraordinary charges
An extraordinary charge is a one-off contribution, on top of the ordinary charge, to pay for a specific expense, such as repairing the roof or painting the façade. It is not in the annual budget, so it has to be approved at the general meeting, which sets the total amount, how it is split between the units and the payment deadlines. It is recorded in the minutes, which is the document that allows it to be collected from anyone who does not pay. For extraordinary works and innovations, the law requires at least three quotes from different sources. Presenting comparable quotes, with deadlines and guarantees, is what allows the meeting to decide. See how construction management works.
Quorum and turnout
Only one of the more than 350 meetings had no quorum. When this happens, the law provides for a second meeting:
«6 – Se não comparecer o número de condóminos suficiente para se obter vencimento e na convocatória não tiver sido desde logo fixada outra data, considera-se convocada nova reunião para uma semana depois, na mesma hora e local, podendo neste caso a assembleia deliberar por maioria de votos dos condóminos presentes, desde que estes representem, pelo menos, um quarto do valor total do prédio.» — Civil Code, article 1432(6)
In plain English: if not enough owners attend and the notice did not set another date, a new meeting is deemed called for one week later, at the same time and place, and it can decide by a majority of those present, as long as they represent at least a quarter of the building’s total value.
To ensure turnout, it is important to send the notice in good time, remind owners close to the date and allow representation by proxy. The notice can also set a second date, or schedule the new meeting for thirty minutes later, if owners representing a quarter of the building’s value can be present, under paragraph 7 of the same article.
In person or online
Our managers attend meetings in person or run online sessions, depending on what each building chooses. The law allows both:
«1 – Sempre que a administração do condomínio assim o determine ou a maioria dos condóminos o requeira, a assembleia de condóminos tem lugar por meios de comunicação à distância, preferencialmente por videoconferência.» — Decree-Law 268/94, article 1-A(1)
In plain English: whenever the management decides so, or a majority of owners asks for it, the general meeting is held remotely, preferably by videoconference.
We recorded zero absences by managers across all scheduled meetings.
After the meeting: the minutes and absent owners
The work does not end when the meeting does. The minutes must record the essentials:
«2 – A ata contém um resumo do que de essencial se tiver passado na assembleia de condóminos, indicando, designadamente, a data e o local da reunião, os condóminos presentes e ausentes, os assuntos apreciados, as decisões e as deliberações tomadas com o resultado de cada votação e o facto de a ata ter sido lida e aprovada.» — Decree-Law 268/94, article 1(2)
In plain English: the minutes summarise what happened at the meeting, including the date and place, the owners present and absent, the matters discussed, the decisions taken with the result of each vote, and the fact that the minutes were read and approved.
Decisions must also be communicated to absent owners within 30 days, by registered letter with acknowledgement of receipt or by email, under article 1432(9). The minutes set the charges and later allow unpaid charges to be collected. With more than 350 meetings in a quarter, that means hundreds of minutes and communications to prepare on time.
When there is disagreement
Across hundreds of meetings, disagreement is natural. One rule we follow is to take structural works, such as on the façade or roof, to the general meeting, so that everyone’s money is decided by everyone. When an owner disagrees with a decision, they can challenge it under the law; see how in our guide to challenging a decision.
What these numbers tell your building
- Approved accounts mean owners trust the information presented.
- Approved works mean well-prepared proposals with comparable quotes.
- A quorum means owners who are informed and involved.
- Zero absences mean the meeting happens when it was scheduled.
How to prepare your building's meeting
- Check that the notice arrives 10 days in advance.
- Read the accounts and the budget before the meeting.
- Send your questions to the manager beforehand.
- If you cannot attend, give someone a proxy.
- Ask for the minutes and check that they record the votes.
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 have more than 1,600 suppliers in our network, professional liability insurance of €500,000 and the DECO seal for the third year in a row. Plans start from €6.50 per unit per month. The law sets the method: a notice ten days in advance with the full agenda, a confirmed quorum and decisions communicated to absent owners within 30 days. Following these steps at every meeting, without exception, is what allows a building to decide at the first attempt. The quarter’s numbers are the result of that method.
Condominium general meetings: frequently asked questions
How many general meetings did Condoroo hold in Q1 2026?
More than 350, according to Condoroo data.
How many accounts were approved?
97% of the accounts presented, according to Condoroo data.
When must the annual general meeting be held?
In the first half of January, to approve the previous year’s accounts and the budget for the year.
What happens if there is no quorum?
If the notice did not set another date, a new meeting takes place one week later and can decide with owners representing at least a quarter of the building’s value.
Can the general meeting be held online?
Yes, when the management decides so or a majority of owners asks for it.
Can someone represent me at the meeting?
Yes. Owners can be represented by a proxy, under article 1431(3) of the Civil Code.
This article is for information only. Legislation and websites checked on 26 October 2026.
