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From Cascais bay to Carcavelos, from Estoril to São Domingos de Rana, the municipality combines older seafront buildings, condominiums with pools and gardens, multi-block developments and buildings with units used for short-term rentals. Condominium management in Cascais has to deal with sea air, works that occupy the public road and general meetings with owners who do not always live in the building. In this guide we explain what to ask of a company, how to change management company, which rules apply to works in the municipality and how Condoroo works in Cascais.
In short
- The administrator is elected and dismissed by the general meeting; unless otherwise provided, the term is one year, renewable.
- When changing company, all the condominium’s documents must pass to the new management.
- Cascais council requires applications to occupy the public road for works to be made 15 working days in advance.
- For extraordinary maintenance works and innovations, the administrator presents three quotes.
- Condoroo was voted Five Star Regions Brand 2026 in the district of Lisbon, which includes Cascais.
What to ask of a condominium management company
The law sets out the administrator’s duties in article 1436 of the Civil Code: calling the general meeting, preparing the budget, collecting contributions, checking the fire insurance and the common reserve fund, carrying out the meeting’s decisions, presenting accounts and keeping all the condominium’s documents. Everything else depends on the contract. That is why comparing companies should start with what each one commits to doing, in writing.
| Topic | What to ask for | Warning sign |
|---|---|---|
| Contract | Services, response times and price in writing | A proposal with only the monthly fee |
| Accounts | Account in the condominium’s name and regular reporting | Account in the company’s name |
| Works | Three quotes and a comparative analysis | Always the same single supplier |
| Insurance | The company’s civil liability insurance | No information on the amount |
| Documents | Access to minutes, contracts and invoices | Documents only on paper at the office |
| Communication | A named manager and a channel for faults | Nobody responsible for the building |
How to change management company
Changing management company in Cascais does not mean waiting for the end of the year: the general meeting can elect a new management company whenever the item is on the agenda. The law is direct about the role:
«4 – O cargo de administrador é remunerável e tanto pode ser desempenhado por um dos condóminos como por terceiro; o período de funções é, salvo disposição em contrário, de um ano, renovável.» — Civil Code, article 1435(4)
In plain English: the administrator’s role can be paid and can be held by one of the owners or by a third party; unless otherwise provided, the term of office is one year, renewable.
The administrator is elected and dismissed by the general meeting (art. 1435(1)) and remains in office until a successor is elected or appointed (art. 1435(5)). Before the meeting, check the notice period in the contract with the current company, to avoid paying for extra months. After the election, ask in writing for the handover of minutes, contracts, insurance policies, invoices, statements, keys and remote controls. Our guide to the physical condominium archive explains why it is worth also having everything in digital form.
Works and licences at Cascais council
Painting façades, repairing balconies or replacing gutters almost always requires scaffolding. When the structure occupies the public road, a licence is needed:
«O pedido de ocupação de via pública terá que ser efetuado com o mínimo de 15 dias úteis de antecedência.» — Cascais Municipal Council, Occupation of the public road for private works
In plain English: the application to occupy the public road must be made at least 15 working days in advance.
Since 1 October 2026, Decree-Law 108/2026 also requires the council to be informed up to five days before many works that are exempt from a licence begin (text of the decree-law). A good company prepares the specification, asks for three comparable quotes, handles the applications to the council and schedules the works outside the busiest months in the beach areas. See our guide to building works that need authorisation from the council.
Sea air, pools and green spaces
Near the sea, salt speeds up corrosion of railings, window frames and metal structures, and the wind drives rain into cracks in façades. Annual inspections of roofs, gutters and façades make it possible to plan the works the law requires at least every eight years (art. 89 of the RJUE). In condominiums with a pool and garden, ask the company to show how it oversees the maintenance contracts, with recorded visits and reports. In common areas used by short-term rental guests, the condominium regulations help set rules of use; see our guide to the new rules for local accommodation.
Disputes between neighbours
Noise, use of the common areas, parking and pets are among the issues that cause most disputes. The administrator must regulate the use of the common parts and ensure the regulations are complied with (art. 1436(1)(h) and (m)). When dialogue fails, public mediation and justice of the peace courts (julgados de paz) are faster and cheaper than a court. An experienced company helps prepare the decision and the written communication, without taking sides.
Questions to ask before hiring
- Who will manage the building and how do I contact them?
- How often do you visit the building and how do you record the visits?
- How do I see accounts, minutes and invoices?
- Who operates the condominium’s bank account?
- How do you handle urgent faults out of hours?
- What civil liability insurance does the company have?
- How do you hand over the documents if the contract ends?
How Condoroo works in Cascais
Condoroo manages more than 600 condominiums, including buildings with more than 300 units, with a team of more than 20 professionals. The bank account is in the condominium’s name. We hold general meetings in person, hybrid or online and, for works, we present a comparative analysis of at least three proposals. Where available, the RepairMax add-on covers labour for small repairs, with the condominium paying for materials, according to the plans page. The company has professional liability insurance of €500,000.
We have held the DECO seal for the third year in a row and were voted Five Star Regions Brand 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. Management plans start from €6.50 per unit per month. See also how to choose condominium management in Oeiras.
Condominium management in Cascais: frequently asked questions
How long is the administrator's term?
Unless otherwise provided, one year, renewable (art. 1435(4) of the Civil Code).
Can I change condominium management company mid-year?
Yes. The general meeting elects and dismisses the administrator. Check the notice period in the contract to avoid extra costs.
What must the previous management hand over?
All the condominium’s documents, such as minutes, contracts, insurance policies, invoices and statements, as well as keys and remote controls. Keeping and maintaining the documents is one of the administrator’s duties (art. 1436).
How far in advance do I apply for a scaffolding licence in Cascais?
At least 15 working days, according to Cascais Municipal Council’s website.
How many quotes are needed for works?
At least three, from different sources, for extraordinary maintenance works and innovations (art. 1436(2)).
How much does Condoroo's condominium management cost?
Management plans start from €6.50 per unit per month. The final price depends on the size and needs of the building.
This article is for information only. Legislation and websites checked on 26 October 2026.
