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From Algés to Porto Salvo, from Paço de Arcos to Linda-a-Velha, Oeiras has very different buildings: older blocks by the river and the sea, recent developments with garages and pools, and multi-block estates with shared green spaces. Condominium management in Oeiras has to respond to that variety. In this guide we explain what the law requires of the administrator, which issues matter most in a seaside municipality, what to ask before hiring a company and how Condoroo works in Oeiras.
In short
- The administrator has duties set by law: budget, accounts, fire insurance, reserve fund, documents and carrying out decisions (article 1436 of the Civil Code).
- For extraordinary maintenance works and innovations, they must present at least three quotes.
- The general meeting can be held online if the management decides so or a majority of owners asks for it.
- By the sea, preventive maintenance of façades, window frames, roofs and gutters avoids more expensive works.
- Condoroo was voted Five Star Regions Brand 2026 in the district of Lisbon, which includes Oeiras.
What the law requires of whoever manages the condominium
Before comparing prices, it is worth knowing what any administrator has to do. Article 1436 of the Civil Code lists the duties, which include calling the general meeting, preparing the budget, collecting charges, checking the fire insurance and the common reserve fund, presenting the accounts and keeping the documents. The law also says what happens when the administrator fails to do so:
«3 – O administrador de condomínio que não cumprir as funções que lhe são cometidas neste artigo, noutras disposições legais ou em deliberações da assembleia de condóminos é civilmente responsável pela sua omissão […].» — Civil Code, article 1436(3)
In plain English: an administrator who fails to carry out the duties set by this article, by other legal provisions or by decisions of the general meeting is liable in civil law for that failure.
A serious company shows, in its contract and proposal, how it carries out each of these duties. If the proposal only talks about price, ask for the details.
| Issue | What the law or contract requires | What to ask the company |
|---|---|---|
| Accounts | Annual budget and accounts presented to the meeting | How and when can I see the transactions? |
| Insurance | Compulsory fire insurance, updated every year | Who checks the sum insured? |
| Reserve fund | At least 10% of each owner’s share | Which account is it held in? |
| Works | Three quotes for extraordinary works and innovations | How are proposals compared? |
| Documents | Keep all the condominium’s documents | Where are they and how do I see them? |
| Meetings | Notice of meeting 10 days in advance | Do you hold in-person and online meetings? |
Accounts, reserve fund and insurance
The accounts are where trust is won or lost. Ask to see a sample accounts report and ask whether the condominium has its own bank account, in the condominium’s name. The common reserve fund is compulsory and must be deposited in a bank:
«4 – O fundo comum de reserva deve ser depositado em instituição bancária, competindo à assembleia de condóminos a respetiva administração.» — Decree-Law 268/94, article 4(4)
In plain English: the common reserve fund must be deposited with a bank, and the general meeting is responsible for managing it.
Fire insurance is also compulsory and must be updated every year (article 5 of the same decree-law). See our guide to multi-risk condominium insurance and the list of what you can demand in transparency in condominium accounts.
Maintenance in a seaside municipality
A building in Paço de Arcos with decades of exposure to sea air does not age like a recent building in Porto Salvo. Salt and wind speed up the corrosion of railings, window frames and metal structures, and wind-driven rain finds cracks in façades more easily. The law requires maintenance works at least once every eight years (article 89 of the RJUE), but by the sea, annual inspections of roofs, gutters and façades help plan those works in good time and with the right reserve fund.
Ask the company how it organises inspection visits, whether it sends reports with photos and how it prioritises repairs. In buildings with a lift, also check who follows up the maintenance company and the periodic inspections. See our guides to preventive maintenance and lift maintenance in condominiums.
Works and permits from the municipality
Many works on common parts, such as painting façades or repairing balconies, need scaffolding and the occupation of the public highway, which must be requested from Oeiras Municipal Council. Since 1 October 2026, Decree-Law 108/2026 also requires the municipality to be informed up to five days before many permit-exempt works begin. A good company prepares the specification, asks for at least three comparable quotes, handles the applications to the council and tells residents about the schedule.
In-person and online meetings
The ordinary general meeting takes place in the first half of January to approve the accounts and the budget, or in the first quarter if the regulations or the meeting allow it (article 1431 of the Civil Code). Since 2022, the meeting can be held remotely:
«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.
In Oeiras, many owners work elsewhere or live part of the year somewhere else, so online or hybrid meetings increase turnout. Even so, anyone who cannot take part remotely must be given the necessary means by the management.
Questions to ask before hiring
- Who will be the building’s manager, and how many buildings do they look after?
- How can I see the accounts, minutes and documents, and how up to date are they?
- Is the bank account in the condominium’s name?
- What professional liability insurance does the company have, and for what amount?
- How are urgent out-of-hours breakdowns handled?
- How are suppliers chosen and compared?
- What happens to the documents and keys if the contract ends?
To avoid the riskiest choices, see the 8 mistakes to avoid when choosing a condominium company.
How Condoroo works in Oeiras
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 in-person, hybrid or online meetings, and we carry out more than 35 inspection visits a day, around 700 a month, using a route algorithm and motorbikes. For works, we ask for at least three proposals and present a comparison of prices, deadlines, materials and guarantees. Where available, the RepairMax add-on includes the labour for small repairs, such as adjusting doors or lighting, with the condominium paying for materials, according to the plans page. The company has professional liability insurance of €500,000.
Condoroo has held the DECO seal for the third year in a row and was 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.
Condominium management in Oeiras: frequently asked questions
What are the duties of a condominium administrator?
Those in article 1436 of the Civil Code, such as calling the general meeting, preparing the budget, collecting charges, checking the insurance and reserve fund, presenting the accounts and keeping the documents, as well as any the meeting assigns.
Can a condominium general meeting be held online?
Yes. It is held remotely whenever the management decides so or a majority of owners asks for it (article 1-A of Decree-Law 268/94).
How many quotes must the administrator present for works?
At least three, from different sources, for extraordinary maintenance works and innovations, unless the regulations or the meeting set a different rule (article 1436(2)).
Where must the common reserve fund be held?
Deposited with a bank, with the general meeting responsible for managing it (article 4(4) of Decree-Law 268/94).
How often must a building in Oeiras be maintained?
At least once every eight years (article 89 of the RJUE). By the sea, annual inspections help plan the works.
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.
