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In Portugal, any person or company can manage a condominium: there is no licence, no specific register and no body that supervises the activity. Without a regulator, whoever chooses the management has to do the checking. A DECO certification does not replace the law, but it gives the condominium an external criterion for comparing companies. In this article we explain what the law requires of the administrator today, what the regulation bill provides, what the DECO PROteste Approved Service seal for condominiums assesses and which questions to ask before hiring.
In short
- There is currently no regulator and no licence for condominium management companies.
- The regulation bill provides for a licence, a written contract, insurance and training, but is still going through the legislative process.
- The DECO PROteste Approved Service (Condominium) seal requires a positive assessment in management practices, reliability, transparency and satisfaction.
- The certification is voluntary and has an expiry date.
- Before hiring, check the seal, the insurance, the contract and the bank account.
A sector without its own rules
The debate is not new. In 2025, in an opinion piece in Observador, the author asked:
«Como é possível que um setor que afeta diretamente milhões de cidadãos, que gera um volume de negócios de cerca de €750 milhões em Portugal … continue a viver sem regras claras, modernas e eficazes?» — Observador, «Regulação dos condomínios em Portugal: uma promessa adiada» (21/04/2025)
In plain English: how is it possible that a sector which directly affects millions of citizens and generates a turnover of around €750 million in Portugal still lives without clear, modern and effective rules?
The same piece points to a «lack of political will» and warns that, without rules, many condominiums are left at the mercy of the goodwill of managers and insurers.
What the law requires today
The rules that apply to the administrator are in the Civil Code and Decree-Law 268/94. The law sets out the administrator’s duties, such as drawing up the budget, collecting income, presenting accounts to the general meeting and carrying out its decisions (article 1436 of the Civil Code). It also requires a bank account for the condominium:
«É obrigatória a constituição, pelo administrador, de uma conta bancária em nome do condomínio, na qual são depositadas as quantias que lhe são devidas e da qual são movimentadas as despesas.» — Decree-Law 268/94, article 6
In plain English: the administrator must open a bank account in the condominium’s name, into which the sums owed to it are paid and from which expenses are paid.
What the law does not require is for the company to have a licence, training, civil liability insurance or a written contract with the condominium.
What the regulation bill provides
The Government is preparing a regime for professional condominium management. In August 2026, the Ministry of Infrastructure and Housing told CNN Portugal that the proposal was «in the legislative process». According to CNN Portugal and Jornal Económico, the bill provides for licensing of companies, a written contract, adequate training and mandatory civil liability insurance. See where things stand in condominium regulations in 2026.
Where protection lies today
| Protection | Status in October 2026 | What it guarantees |
|---|---|---|
| Civil Code and DL 268/94 | In force | Administrator’s duties, accounts and bank account |
| Regulation bill | In the legislative process | Licence, contract, insurance and training, once approved |
| DECO PROteste seal | Voluntary, with expiry date | External assessment of management, reliability and transparency |
| Civil liability insurance | Voluntary | Cover for damage caused by the management |
| Written contract | Voluntary | Defined services, price and deadlines |
What the DECO seal assesses
On the official seal page, DECO PROteste explains the criteria:
«O selo ‘Serviço Aprovado DECO PROteste Condomínio’ é uma certificação exclusiva destinada a empresas que prestam serviços a condomínios, nomeadamente empresas de gestão e outros prestadores especializados. Para receber este selo, as empresas devem obter uma avaliação positiva em todos os critérios definidos, que abrangem práticas de gestão, fiabilidade, transparência e os níveis de satisfação dos seus clientes.» — DECO PROteste
In plain English: the seal is an exclusive certification for companies that provide services to condominiums, such as management companies and other specialist providers. To receive it, companies must obtain a positive assessment in every criterion, covering management practices, reliability, transparency and customer satisfaction.
The same page adds that the certification guarantees condominiums the quality of the service provided, ensuring the provider acts with competence, ethics and transparency. The positive assessment must be achieved in every criterion, not just on average.
Certification is not regulation
A seal is voluntary: the company chooses to apply and the certification has an expiry date. It does not give DECO supervisory powers or replace a law. But while there is no regulator, it is one of the few ways a condominium can know that someone from outside has looked at a company’s practices. Condoroo’s certification (licence DP.202603.SA.0046) is valid until 30 March 2027 and can be confirmed on the DECO PROteste page.
How to read a seal
Several condominium management companies hold the seal, so it does not serve to choose a single company, but to separate those who agreed to be assessed from those who did not. When comparing proposals, use it as a starting point:
- Check at the source: the DECO PROteste page lists the companies with the seal and the validity of the licence.
- Look at the date: an expired seal says nothing about the present.
- Read the criteria: management practices, reliability, transparency and customer satisfaction.
- Add other sources: the Satisfaction Index on Portal da Queixa, the proposed contract and how the company presents the accounts.
A company without a seal may provide a good service. The difference is that, in that case, all the checking falls on the condominium.
Questions to ask before hiring
- Do you have a seal or external certification? Confirm on the awarding body’s page and check the validity.
- What is the capital of your civil liability insurance? Ask for the policy.
- Is there a written contract? With services, price, deadlines and exit conditions.
- Is the bank account in the condominium’s name? It is required by law.
- How are the accounts presented? With statements and supporting documents.
- Who is the manager and who stands in for them? A team ensures continuity.
See also the 8 mistakes when choosing a condominium company.
The certifications Condoroo holds
When the State fails to legislate, the market self-regulates through certifications. The DECO PROteste Approved Service – Condominium seal, whose assessment included an audit by Bureau Veritas, checks whether a company is transparent and follows ethical standards. This is where certifications such as DECO’s, or the Fixando seal, come in: they help replace goodwill with processes checked by third parties. Reputation awards such as the Five Star Award signal companies that submit to consumer scrutiny. Condoroo won the Prémio Cinco Estrelas Regiões 2026, in a study of 1,725 consumers, and has held the DECO PROteste seal for the third year in a row. The audit is described in our article on what the Bureau Veritas audit reveals.
How Condoroo helps
Condoroo has held the DECO PROteste Approved Service seal for condominiums for the third year running, won the Prémio Cinco Estrelas Regiões 2026 and was Brand of the Month (Marca do Mês) on Portal da Queixa in September 2026. We have €500,000 civil liability insurance. We manage more than 600 condominiums, including buildings with more than 300 units, with a team of more than 20 professionals, and carry out more than 35 on-site inspections a day, around 700 a month. The bank account is always in the condominium’s name and plans start at €6.50 per unit per month.
DECO certification in condominium management: frequently asked questions
What is DECO certification for condominiums?
It is the DECO PROteste Approved Service (Condominium) seal, for companies with a positive assessment in management practices, reliability, transparency and customer satisfaction.
Is there a regulator for condominium management companies?
No. In October 2026, the regulation bill was still going through the legislative process.
What does the regulation bill provide?
Licensing of companies, a written contract, adequate training and mandatory civil liability insurance.
Does DECO certification replace the law?
No. It is voluntary and has an expiry date, but it gives the condominium an external assessment of the company’s practices.
Until when is Condoroo's certification valid?
Licence DP.202603.SA.0046 is valid until 30 March 2027.
What should I check before hiring a management company?
Certification, civil liability insurance, a written contract, an account in the condominium’s name and how accounts are presented.
This article is for information only. Legislation and websites consulted on 26 October 2026.
