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There is a lot of talk about a new condominium law. But there are two different things: the rules already in force and the bill the Government is preparing for professional management. Condominium regulations in Portugal have for decades been based on the Civil Code and Decree-Law 268/94, amended in 2022. What does not yet exist is a regime for companies that manage condominiums professionally and for payment. In this guide we bring together nine points to separate what already applies from what is still being prepared, as of October 2026.
In short
- Condominium rules are in the Civil Code and Decree-Law 268/94, revised by Law 8/2022.
- The bill regulating professional management is in the legislative process and has not been approved.
- The bill provides for a licence, a written contract, civil liability insurance and training for companies.
- Management by the owners themselves remains possible.
- The Digital Building Logbook has been announced, but has no legislation or timetable.
| Topic | In force in October 2026 | Being prepared |
|---|---|---|
| Condominium rules | Civil Code, DL 268/94, Law 8/2022 | No change announced |
| Management companies | No specific regime | Licence, written contract, liability insurance, training |
| Building insurance | Fire insurance mandatory, updated annually | No change announced |
| Building records | Administrator’s duty to keep documents | Digital Building Logbook |
| Works exempt from licensing | Prior notice to the council (DL 108/2026) | — |
1. What is already in force
The horizontal property regime is in articles 1414 and following of the Civil Code. It defines the common parts, how expenses are split by permillage, the general meeting’s majorities and the administrator’s duties. Decree-Law 268/94 deals with minutes, the common reserve fund and debt collection. Law 8/2022 revised these rules: it strengthened the administrator’s duties, changed the rules on minutes as an enforceable title for collecting contributions and allowed remote general meetings. None of this depends on the new law. See the legal changes in condominium administration.
2. Why regulating management is on the table
Today, any person or company can be elected administrator of a condominium. The 2019 Housing Framework Law provided for the activity to be regulated, but that regulation was never adopted. In June 2026, the Secretary of State for Housing announced a new legal regime, according to ZAP.
3. What stage the bill has reached
In August 2026, the Ministry of Infrastructure and Housing explained the state of play to CNN Portugal:
«em circuito legislativo, para análise e reunião de eventuais contributos por parte das demais áreas governativas» — Ministry of Infrastructure and Housing, quoted by CNN Portugal, 13 August 2026
In plain English: the bill is in the legislative process, for analysis and the gathering of any contributions from the other areas of government.
According to the ministry, after that process and approval by the Council of Ministers, the proposal will be submitted to Parliament. Until then, nothing that has been announced is mandatory.
4. What the bill provides for companies
According to CNN Portugal and Jornal Económico, the bill provides for:
- a licence to carry out the activity, which can be withdrawn in the event of non-compliance;
- a written service contract;
- mandatory civil liability insurance;
- adequate training for professionals;
- transparency rules in management.
The final text may still change in the Council of Ministers and in Parliament.
5. Who it applies to and who it does not
The bill is aimed at those who manage condominiums professionally and for payment. According to CNN Portugal, the proposal presented to the sector’s association does not require buildings to hire a company. Owners can still elect one of themselves as administrator, as provided in art. 1435 of the Civil Code.
6. Digital Building Logbook
In parallel, the Government announced the Digital Building Logbook (Caderno Digital do Edifício), a platform to bring together the information on each property. No legislation, model or timetable has been published. What the condominium can do now is organise its records and keep digital copies, because the administrator already has a duty to keep all documents (art. 1436(1)(n) of the Civil Code). See our guide to the Digital Building Logbook.
7. Insurance: two different levels
The building’s fire insurance is mandatory and must be updated every year (art. 1429 of the Civil Code and art. 5 of DL 268/94). The civil liability insurance in the bill belongs to the management company and covers damage caused by the management. One does not replace the other. See our guide to multi-risk condominium insurance.
8. Fees, accounts and works
It is not yet known what impact regulation will have on prices. Speaking to CNN Portugal, the president of a sector association said he did not believe that any increase in fees would be substantial. Another association argued for condominium accounts to be submitted to the Tax Authority, but this is a proposal, not a Government measure. For works, there is already a change in force: since 1 October 2026, Decree-Law 108/2026 requires the council to be informed before many licence-exempt works (text of the decree-law).
9. Checklist for the next general meeting
- Confirm that there is a written contract with the management company, even before it becomes mandatory.
- Ask for proof of the company’s civil liability insurance, if it has one.
- Check the fire insurance and its annual update.
- Review the common reserve fund and the maintenance works plan.
- Keep minutes, accounts, insurance policies and contracts organised, with digital copies.
- Compare management proposals using the same criteria.
- Follow the publication of the legislation in the Diário da República.
Beyond the law: choosing well today
While the regime is not approved, the protection of the condominium depends on the choices made at the general meeting. Comparing proposals with the same scope, asking for the insurance policy and reading the contract before voting are steps that do not need a new law. See the 8 mistakes when choosing a condominium company and what the DECO certification assesses.
How Condoroo helps
Condoroo manages more than 600 condominiums, with a team of more than 20 professionals. We work with a written contract, have €500,000 civil liability insurance and the bank account is in the condominium’s name. If the regulation is approved, we will help the general meeting understand what changes in its building. Plans start at €6.50 per unit per month.
Condominium regulations: frequently asked questions
Is there already a new condominium law in 2026?
No. In October 2026, the bill regulating professional management is in the legislative process and has not yet been approved by the Council of Ministers or by Parliament.
What has changed in condominium rules recently?
The last major revision was Law 8/2022, which amended the Civil Code and Decree-Law 268/94. In October 2026, Decree-Law 108/2026 on works and licensing also came into force.
Will I be required to hire a management company?
According to CNN Portugal, that obligation is not part of the known proposal. Owners can still manage the building themselves.
What changes for management companies?
The bill provides for a licence, a written contract, civil liability insurance, training and transparency rules. The final text may still change.
Is the Digital Building Logbook already mandatory?
No. It was announced in June 2026, but has no legislation, model or timetable.
Will contributions go up because of regulation?
There is no data to predict it. The impact depends on the final text and on each contract.
This article is for information only. Legislation and websites consulted on 26 October 2026.
