9 Essential Points of the New Condominium Regulations in Portugal 2026 (Digital Building Logbook, Licences and Insurance)

Anyone who lives in a condominium building under horizontal ownership knows the routine: service charges, minutes, lifts, roofs, insurance and, sometimes, long discussions at general meetings. In Portugal, the rules governing condominium life have been in the Civil Code for decades. What did not exist—until now—was a specific framework for those who manage condominiums professionally and for remuneration.

In 2026, this situation began to change in earnest. The Government confirmed, through several official and media channels, that a bill to professionalise external management is in the legislative process. At the same time, the idea of a Digital Building Logbook is advancing, as a repository of the property’s “biography”. None of this has yet been definitively approved or entered into force: the timetable depends on the Council of Ministers and the Assembly of the Republic.

This Condoroo guide summarises what matters, with legal context and practical steps you can apply at your next condominium meeting.

1. Why is regulation arriving now?

Professional management has grown alongside larger buildings, more equipment (pools, gyms, gardens and electric-vehicle chargers) and higher expectations of transparency. For years, however, it was enough in practice to operate under the general rules on services and horizontal ownership.

Law no. 83/2019, of 3 September (Housing Bases Law), already provided in article 48 that professional condominium management is regulated by law. The timetable was not fully met; in 2026 the Secretary of State for Housing placed the subject back at the centre of the public agenda, as reported by idealista/news and CNN Portugal.

The starting point is simple: whoever manages common funds, commissions works and represents the building before public authorities handles other people’s property and money. Clear rules aim to strengthen trust, without becoming a magic remedy for every bad practice.

2. What the bill in preparation aims to require

Based on the public information available, the announced package points to minimum requirements for anyone carrying out the activity professionally and for remuneration:

1. Licence / authorisation to carry out the activity
2. Written service contract with the condominium
3. Professional civil-liability insurance
4. Appropriate training for management staff
5. Good standing and tax and social-security compliance
6. Greater transparency in accounts
7. Possible withdrawal of the licence in cases of serious non-compliance
8. Under discussion: incompatibility rules and possible notification of works to municipalities

There are estimated to be around 1,500 operators in Portugal, many of them micro-businesses. New compliance costs could in some cases put pressure on fees, but there is no official price table and the market varies by region, building size and service package.

Important: the final text has not yet been published in the Official Gazette. Treat these points as announcements and proposals under review, not as obligations already in force.

3. Who does it apply to—and who does it not apply to?

The authorities have been explicit: the bill targets the economic activity of those providing external management professionally and for remuneration, not the condominium as a form of co-ownership.

• Within scope: paid professional management
• Outside scope, according to the announcement: internal management carried out by the residents themselves

The general meeting can still choose between in-house management and external professional management. Internal management remains principally governed by the Civil Code rules on horizontal ownership and by Law no. 8/2022, of 10 January, which strengthened the administrator’s duties, meetings, the reserve fund and declarations when units are sold.

4. Digital Building Logbook: the building’s memory in one place

In June 2026, the authorities also referred to the Digital Building Logbook. The idea is to create an aggregator of the building’s useful life: condominium regulations, occupancy licence, maintenance history, accessibility level, seismic vulnerability and other information relevant to buyers, tenants and managers.

This project is at a more preliminary stage than the licensing bill: the model is not closed and there is no launch date. An announcement should not be confused with an immediate legal obligation.

What you can do now in your condominium

• Gather the deed of incorporation, regulations and minutes from recent years
• Archive insurance policies, maintenance contracts and inspections (lifts, gas and so on)
• Record works with their date, approved budget and resolution
• Keep an inventory of shared equipment and supplier contacts
• Create a shareable digital archive for the general meeting, taking care with personal data

5. Insurance: two plans that should not be mixed

A) Civil-liability insurance for professional management
This covers damage caused to owners or third parties by acts or omissions in professional management. This is the insurance that the future law is expected to make mandatory for licensed operators.

B) Building / unit insurance
The Civil Code generally already requires cover against fire. Many owners favour more complete multi-risk solutions (storms, water and condominium liability). The bill focuses on external professional management.

At the next general meeting, ask objectively:

1. Is there professional civil-liability insurance for the manager? What is the insured amount?
2. What does the insurance for common parts and units cover?
3. Are there overlaps or gaps between individual and collective policies?

6. Fees, micro-businesses and transparent accounts

With new requirements, some impact on compliance costs is reasonable to expect, especially in very small businesses. This may lead to three possible (not certain) effects:

• Gradual adjustment of management fees
• Market consolidation, with more operators having a complete structure
• In small buildings, continued internal management to avoid external costs

There has also been discussion of simplified reporting of accounts to the Tax Authority, identifying providers and amounts—a sign of greater tax scrutiny and an incentive to formalise. For owners, the best protection remains oversight at the general meeting: a clear budget, mapped expenses, competing proposals and proper documentation.

7. Works, maintenance and municipal bureaucracy

One of the most debated points is a possible obligation to notify municipalities of building works, including some routine maintenance. Industry representatives warn of extra bureaucracy for both condominiums and local authorities. Until the final text is published, treat this as a proposal under debate.

Current law already imposes conservation duties on the administrator and the general meeting. Future professional regulation will not replace the need for an adequate reserve fund or preventive maintenance of roofs, drainage, façades and lifts.

8. Recommended video: legal context

Before voting on management changes, review what Law no. 8/2022 already changed: it is the foundation on which 2026 regulation will operate, only in the professional-management area.

Video: What changes with the new Condominium Law (Law no. 8/2022)?

9. Practical checklist for the next general meeting

1. Confirm that the current manager has a written contract available to everyone
2. Request proof of professional civil-liability insurance, where applicable
3. Review the reserve fund and preventive-maintenance plan
4. Map building insurance and coverage gaps
5. Organise the building’s digital archive (minutes, licences and works)
6. Compare management proposals using transparency criteria, not price alone
7. Schedule a short training session for owners on rights and duties (Civil Code and Law 8/2022)
8. Follow the future publication of the bill in the Official Gazette

Frequently asked questions (FAQ)

Is the new 2026 condominium law already in force?

No. In September 2026, the bill concerning professional management was still in the legislative process. Only after approval and publication in the Official Gazette, and any transitional periods, will specific obligations enter into force.

Will my building be forced to hire an external professional manager?

According to the public announcement, no. The regulation targets those providing paid professional management. The general meeting can retain internal management by owners.

What is the Digital Building Logbook?

It is a government project to bring essential property information together digitally, including regulations, licences, maintenance, accessibility and seismic risk. It is at an early stage, with no final model or fixed timetable.

Which insurance policies will become mandatory?

For professional managers, the announcement points to professional civil-liability insurance. This is different from building or unit insurance, where the Civil Code generally already requires fire cover. Always check the final published text.

Will management fees rise?

They may reflect new compliance costs, especially in micro-businesses, but there is no official table. Compare proposals, ask for service details and value transparency and insurance cover, not only the lowest monthly price.

Does Law no. 8/2022 cease to apply?

No. It continues to structure horizontal ownership, meetings, the administrator, the reserve fund and declarations on sale. If approved as announced, 2026 regulation will add requirements for professional activity without replacing the Civil Code.

What should I ask the current manager for now?

A written contract, clear accounts and budget, proof of relevant insurance, the minutes archive and information about works and maintenance. Put requests in writing and take questions to the general meeting.

Where can I follow legal developments?

Use the Official Gazette, housing news from Portuguese outlets such as idealista/news and CNN Portugal, and the consolidated text of the Civil Code.

Conclusion

The regulation of professional condominium management in Portugal, announced in 2026, aims to fill a longstanding gap: minimum requirements for licensing, contracts, training and civil-liability insurance for those managing other people’s property. In parallel, the Digital Building Logbook points to greater documentary transparency, although on a longer horizon.

For owners, the best time to act is now: organise records, review insurance, demand clear accounts and choose management using integrity and competence criteria. The general meeting’s autonomy remains; the new element is raising the standard for professional service providers.

Condoroo will follow the official publication of the bill and update this guide when the final text appears in the Official Gazette. Until then, use the checklist and FAQs above at your next condominium meeting.