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The horizontal property regime in Portugal (propriedade horizontal, the legal framework for buildings divided into units) changed profoundly with Law 8/2022 of 10 January, in force since 10 April 2022, and has been adjusted since: in 2024, with simpler rules for changing a unit’s use to housing, and in 2026, with new rules for solar panels in condominiums. In this article we summarise the horizontal property rules that now apply to any condominium, with the corresponding article of the law.
In short
- When a unit is sold, the administrator has 10 days to issue the debt statement, a mandatory document for the deed.
- Lack of agreement to change the title deed regarding common parts can be overcome in court under certain conditions.
- Services of common interest can be paid in equal shares or according to use, if the regulations provide for it.
- General meetings can be held by videoconference and minutes can be signed electronically.
- Since 2024, changing a unit’s use to housing does not need the other owners’ authorisation.
- Since 1 July 2026, solar panels for self-consumption only need a simple majority (Law 29/2026).
The title deed: the basis of everything
The title deed of horizontal property describes the individual units, the relative value of each one (the permillage) and often their intended use and the condominium regulations (article 1418 of the Civil Code). Contributions and votes are calculated from the permillage. You can obtain a certificate from the Land Registry Office or online. We explain how it works in our article on permillage.
Changing the title deed is less rigid
The rule is still the agreement of all owners, by public deed or authenticated private document. The 2022 novelty is the possibility of overcoming the lack of agreement in court:
«2 – A falta de acordo para alteração do título constitutivo quanto a partes comuns pode ser suprida judicialmente, sempre que os votos representativos dos condóminos que nela não consintam sejam inferiores a 1/10 do capital investido e a alteração não modifique as condições de uso, o valor relativo ou o fim a que as suas frações se destinam.» — Civil Code, article 1419(2)
In plain English: lack of agreement to change the title deed regarding common parts can be overcome by a court, provided the votes of the owners who do not consent represent less than one-tenth of the invested capital and the change does not alter the conditions of use, relative value or intended use of their units.
The administrator can also sign the deed on behalf of the condominium, provided the agreement is recorded in minutes signed by everyone.
Changing use to housing (since 2024)
Decree-Law 10/2024 added article 1422-B: changing a unit’s use to housing no longer requires the other owners’ authorisation. The owner changes the title deed by unilateral act and notifies the administrator within 10 days. For other changes of use, where the title deed is silent, approval by two-thirds of the building’s value is still needed (article 1422(4)).
More transparency when units are sold
Anyone selling a unit must ask the administrator for a written statement of the charges in force and any existing debts. The administrator issues it within 10 days and the document is mandatory for the deed, unless the buyer declares that they waive it and take on the seller’s debts (article 1424-A). Contributions falling due after the sale belong to the new owner. The seller must also notify the administrator of the sale by registered post within 15 days (article 3 of DL 268/94). Find out which documents to gather in our article Do you want to sell your house? 8 required documents.
More flexible splitting of expenses
The general rule remains: the costs of maintaining and using the common parts are paid in proportion to the permillage and fall on whoever owned the unit at the time of the decision (article 1424(1)). But services of common interest, such as cleaning, can be paid in equal shares or in proportion to use, if the regulations provide for it, approved without opposition by a majority of owners representing a majority of the building’s value (paragraph 2). See how the monthly condominium fee is calculated.
Administrator with stronger duties and deadlines
Law 8/2022 added several duties to article 1436:
- Carry out decisions that have not been challenged within 15 working days;
- Inform owners, in writing or by email, whenever the condominium is served in court proceedings, and report on those proceedings at least every six months;
- Issue the debt statement within 10 days;
- Act in emergencies, immediately calling a general meeting for ratification;
- Present at least three quotes for extraordinary works or innovations.
An administrator who fails to comply is civilly liable for the omission (article 1436(3)).
Owners' duty to cooperate
Owners must give the administrator their tax number, address, telephone and email and keep them up to date (article 3(2) of DL 268/94). Anyone who sells and does not notify the sale is liable for the costs of identifying the new owner and for the charges arising from the delay.
Online meetings, email and digital signatures
Notices of meeting can be sent by email to owners who have accepted this in the minutes, with an acknowledgement of receipt by the same means (article 1432). And the general 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 condominium’s management so decides or a majority of the owners so requests, the general meeting is held by remote means of communication, preferably by videoconference.
If an owner is unable to take part remotely and says so, the management must provide them with the means. Minutes can be signed with a qualified electronic signature or endorsed by email (article 1 of DL 268/94). Read more about online general meetings in condominiums.
2026: solar panels by simple majority
Law 29/2026 amended article 1425 of the Civil Code. Since 1 July 2026, installing self-consumption units based on renewable sources needs only a simple majority, in buildings with at least two units. Other innovations still require two-thirds of the building’s value. We explain everything in our article on innovation works.
| Topic | Current rule | Legislation |
|---|---|---|
| Debt statement on sale | 10 days, mandatory for the deed | Law 8/2022 |
| Changing the title deed | Unanimity, can be overcome in court | Law 8/2022 |
| General meetings | In person or by videoconference | Law 8/2022 |
| Change of use to housing | No owners’ authorisation needed | DL 10/2024 |
| Solar panels (self-consumption) | Simple majority | Law 29/2026 |
How Condoroo helps
Condoroo manages more than 600 condominiums, including buildings with more than 300 units, with a team of more than 20 professionals. We issue debt statements for unit sales, prepare notices of meeting and minutes in line with these rules and send hundreds of letters a month with tracking. The bank account is in the condominium’s name and plans start at €6.50 per unit per month. See also our guide to condominium regulations in 2026.
Horizontal property: frequently asked questions
When did Law 8/2022 come into force?
On 10 April 2022, 90 days after its publication on 10 January 2022.
Does the seller of a unit need a statement from the administrator?
Yes, unless the buyer declares in the deed that they waive it and take on the seller’s debts to the condominium. The administrator has 10 days to issue it.
Can the general meeting be held online?
Yes, when the management so decides or a majority of the owners so requests, preferably by videoconference.
Can I turn a shop into a home without the condominium's authorisation?
Since 2024, changing the use to housing does not need the other owners’ authorisation, but it requires the council procedure and notice to the administrator within 10 days.
Is unanimity needed to install solar panels in the building?
No. Since 1 July 2026, a simple majority is enough for renewable self-consumption units, in buildings with at least two units.
How long does the administrator have to carry out a decision?
15 working days for decisions that have not been challenged (article 1436 of the Civil Code).
This article is for information only and does not replace legal advice for your specific case. Legislation checked on 26 October 2026.
