on Google
Condominium administration in Portugal rests on two main texts: the Civil Code and Decree-Law 268/94. The most recent major reform was Law 8/2022, which introduced meeting notices by email, minutes with electronic signatures and the statement of charges when a unit is sold. In 2026 two further changes reached buildings directly: solar panels can now be approved by a simple majority, and the planning regime for building works was revised. This guide brings together the legal obligations of condominium administration in 2026, with the law quoted and what each rule means in practice.
In short
- The meeting notice can be sent by email to owners who agreed to it at a meeting, with this recorded in the minutes (article 1432(2) of the Civil Code).
- Minutes can be signed with a qualified electronic signature or approved by email (article 1 of Decree-Law 268/94).
- When a unit is sold, the administrator issues the statement of charges within 10 days; it is a compulsory document for the deed (article 1424-A).
- The common reserve fund is at least 10% of each owner’s contribution and must be held in a bank.
- Since Law 29/2026, solar panels and other renewable self-consumption units can be approved by a simple majority.
- The planning and building regime (RJUE) was revised by Decree-Law 108/2026, in force since 1 October 2026.
The legal basis of horizontal property
The horizontal property regime is set out in articles 1414 to 1438-A of the Civil Code. Decree-Law 268/94 completes it with the rules on minutes, the common reserve fund and the recovery of debts. These are the laws every administrator must know and apply. If you are unsure about the administrator’s role, read our guide to the role of the condominium administrator.
Many owners only discover these rules when something goes wrong: a meeting that was badly called, a sale held up by a missing document, a neighbour who has not paid for two years. Knowing the basics helps you spot problems early.
Digital communication: notices and minutes
Meeting notices by email
The general rule is still a registered letter sent at least 10 days before the meeting, or a written notice with a signed receipt. Since Law 8/2022, however, the notice can be sent by email to owners who asked for it at a previous meeting, with their email address recorded in the minutes. The owner must reply by the same means with an acknowledgement of receipt (article 1432(2) and (3)).
For the administrator, this saves time and postage. For owners, it means checking that the email address on record is correct and that messages from the administrator are not going to the spam folder.
Minutes with electronic signatures
Minutes can be signed with a qualified electronic signature or by hand, on the original or on a scanned copy. An email from an owner stating that they agree with minutes received the same way also counts as signing (article 1(6) and (7) of Decree-Law 268/94). Decisions only take effect once the minutes are approved. See how to write meeting minutes for what they must contain.
Selling a unit: the statement of charges
An owner who sells a unit must ask the administrator for a statement of the charges in force and any outstanding debts. The law sets the deadline and the legal weight of this document:
«2 – A declaração referida no número anterior é emitida pelo administrador no prazo máximo de 10 dias a contar do respetivo requerimento e constitui um documento instrutório obrigatório da escritura ou do documento particular autenticado de alienação da fração em causa, salvo o disposto no número seguinte.» — Civil Code, article 1424-A(2)
In plain English: the statement of charges is a compulsory document for the deed of sale, and the administrator has ten days to issue it.
The buyer may waive the statement at the deed, but in that case accepts responsibility for any debt the seller owes the condominium (paragraph 3). Charges falling due after the sale are the new owner’s responsibility (paragraph 4). The administrator must also issue, within 10 days, any statement of debts an owner requests (article 1436(1)(q)). For the full list of documents, see selling your home: the 8 documents you need.
The common reserve fund
Every condominium must have a common reserve fund to pay for the upkeep of the building. Each owner contributes at least 10% of their share of the other expenses, and the fund must be deposited in a bank, under the management of the general meeting (article 4 of Decree-Law 268/94). Our guide to the reserve fund explains how it is used.
A reserve fund that exists only on paper is a common problem. Ask to see the bank statement, not just the line in the accounts.
Arrears and the minutes as an enforceable title
The minutes that set each owner’s annual contribution and the due dates allow unpaid charges to be recovered through the courts:
«2 – A ata da reunião da assembleia de condóminos que reúna os requisitos indicados no n.º 1 constitui título executivo contra o proprietário que deixar de pagar, no prazo estabelecido, a sua quota-parte.» — Decree-Law 268/94, article 6(2)
This means the condominium can go straight to enforcement proceedings, without first having to prove the debt in a separate case. The administrator must start the action within 90 days of the first missed payment if the debt is equal to or greater than that year’s IAS, unless the meeting decides otherwise (article 6(4) and (5)). In 2026 the IAS is €537.13. Read more in our guide to debts to the condominium.
What changed in 2026
Solar panels by simple majority
Law 29/2026 amended article 1425 of the Civil Code. Since 1 July 2026, installing units that produce electricity for self-consumption from renewable sources needs only a simple majority, in buildings with at least two units. Other improvements still require two thirds of the building’s value.
Revised rules for building works
The Legal Regime for Urbanisation and Building (RJUE) was revised by Decree-Law 108/2026, in force since 1 October 2026. Before works on the façade or the roof, check with the local council which procedure applies, and read our guide on building works that need council authorisation.
Administrator's checklist for 2026
| Obligation | Legal basis | Deadline or rule |
|---|---|---|
| Call the general meeting | Art. 1432 CC | 10 days’ notice |
| Notice by email | Art. 1432(2) | To owners who asked, recorded in minutes |
| Draw up and keep minutes | Art. 1 DL 268/94 | Available to owners |
| Statement of charges | Art. 1424-A CC | 10 days |
| Statement of debts | Art. 1436(1)(q) | 10 days |
| Common reserve fund | Art. 4 DL 268/94 | At least 10%, in a bank |
| Recover arrears | Art. 6 DL 268/94 | Action within 90 days if debt ≥ IAS |
| Three quotes | Art. 1436(2) | Extraordinary works or improvements |
| Emergencies | Art. 1436(1)(r) | Act and seek ratification |
What to ask your administrator
A good way to check that the building is in order is to ask four simple questions before the next meeting:
- Which owners receive notices by email, and is that recorded in the minutes?
- How long does it take to issue a statement of charges, and how much does it cost?
- Where is the reserve fund held, and what is the current balance?
- Which owners are in arrears above the IAS, and has court action started?
Clear answers show a well-run building. Vague answers are a reason to put the matter on the agenda.
How Condoroo helps
Condoroo manages more than 600 condominiums, with more than 20 professionals, and holds the DECO PROteste seal for the third year running. We handle email notices, minutes with electronic signatures, statements of charges within the legal deadline and the recovery of arrears, with plans from €6.50 per unit per month. We send hundreds of letters a month, each one with tracking.
Condominium administration in 2026: frequently asked questions
Can the meeting notice be sent by email?
Yes, to owners who asked for it at a previous meeting, with their address recorded in the minutes (article 1432(2) of the Civil Code).
Can minutes be signed digitally?
Yes. With a qualified electronic signature, or by an email from the owner stating that they agree with the minutes (article 1 of Decree-Law 268/94).
How quickly must the administrator issue the statement of charges?
Within 10 days of the request. It is a compulsory document for the deed of sale (article 1424-A).
What is the minimum reserve fund?
At least 10% of each owner’s share of the other expenses, deposited in a bank.
When must the administrator take legal action over arrears?
Within 90 days of the first missed payment, if the debt is equal to or greater than the IAS, unless the meeting decides otherwise.
What majority is needed to install solar panels?
A simple majority, since Law 29/2026, in buildings with at least two units.
This article is for information only and does not replace legal advice on your specific case. Legislation checked on 26 October 2026.
