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Condominium contributions weigh on any household budget, and owners often feel they pay more than they should. Some costs cannot be avoided: insurance, cleaning, electricity for the common parts, lift maintenance. But there is room to spend better. We have put together 10 tips to save on condominiums, all applicable in 2026 and with the legal basis given wherever the law comes into play.
In short
- Use email for notices of meeting and minutes, as the law allows, to save on registered letters.
- Switch common lighting to LED with sensors and adjust the contracted power.
- Compare suppliers and ask for at least three quotes for larger works.
- Review the insurance, bank charges and maintenance contracts every year.
- Keep a solid reserve fund and deal early with overdue contributions.
1. Choose communication by email
Registered letters cost money and time. Since Law 8/2022, the law allows email to be used for notices of meeting, provided the owner agrees to it at a general meeting:
«2 – A convocatória indicada no n.º 1 é efetuada através de correio eletrónico para os condóminos que manifestem essa vontade em assembleia de condóminos realizada anteriormente, devendo essa manifestação de vontade ficar lavrada em ata com a indicação do respetivo endereço de correio eletrónico.» — Civil Code, article 1432(2)
In plain English: the notice is sent by email to owners who said they wanted this at an earlier general meeting, and that wish must be recorded in the minutes together with their email address.
Minutes can also be signed by email (art. 1(7) of Decree-Law 268/94). At the next general meeting, propose that every owner who wishes to do so gives their email address.
2. Improve energy efficiency
Lighting on stairs, in garages and at entrances is on for many hours a day. Replacing old bulbs with LED and installing motion sensors or timers reduces consumption. In garages, sensors by zone avoid lighting the whole space.
3. Review the contracted power
Contracted power above what is needed makes the fixed part of the bill more expensive every month. After changing the lighting or replacing equipment, ask for an analysis of actual consumption. Also compare tariffs on the energy price simulator of ERSE, the Portuguese energy regulator.
4. Review and negotiate contracts
Cleaning, gardening, lifts, gates and fire extinguishers usually have annual contracts that renew without anyone looking at them. Check what is included, how often visits take place and the prices. A well-negotiated contract can include parts, call-outs or out-of-hours assistance. See our guide to a preventive maintenance contract.
5. Compare suppliers and ask for three quotes
For extraordinary maintenance works or innovations, the law requires at least three quotes:
«2 – Sempre que estiver em causa deliberação da assembleia de condóminos relativamente a obras de conservação extraordinária ou que constituam inovação, a realizar no edifício ou no conjunto de edifícios, o administrador está obrigado a apresentar pelo menos três orçamentos de diferentes proveniências para a execução das mesmas, desde que o regulamento de condomínio ou a assembleia de condóminos não disponha de forma diferente.» — Civil Code, article 1436(2)
In plain English: whenever the general meeting is deciding on extraordinary maintenance works or innovations in the building, the administrator must present at least three quotes from different sources, unless the regulations or the general meeting provide otherwise.
Even when it is not mandatory, comparing equivalent proposals helps you negotiate.
6. Cut bank charges
The condominium’s account also pays maintenance fees, transfer charges and card fees. Compare the price lists of several banks and ask about specific conditions for condominiums. The account should always be in the condominium’s name.
7. Review the condominium's insurance
Fire insurance is mandatory (art. 1429 of the Civil Code). Many condominiums also have a multi-risk policy. Compare cover, excesses and sums insured: an out-of-date sum insured can be costly when there is a claim, and duplicated cover pushes up the premium unnecessarily. See our guide to multi-risk condominium insurance and to choosing condominium insurance.
8. Consider a professional management company
Professional management has a cost, but it can pay off: it negotiates with suppliers across several buildings, keeps track of deadlines, collects debts on time and avoids fines and oversights. Compare proposals and check what is included in the price. See the mistakes to avoid when choosing a condominium company.
9. Keep a solid reserve fund
The common reserve fund is mandatory: each owner contributes at least 10% of their share of the other expenses, and the money must be held with a bank (art. 4 of Decree-Law 268/94). A healthy fund avoids heavy extraordinary contributions when works come up. Learn more about the reserve fund.
10. Deal early with overdue contributions
When an owner does not pay, the others end up bearing the shortfall. The minutes that set the contributions are an enforceable title, and the administrator must bring a court action within 90 days of the first default if the debt is equal to or above the social support index (IAS), unless the general meeting decides otherwise (art. 6 of Decree-Law 268/94). A written payment agreement can resolve many cases without going to court. Read about debts to the condominium.
Good practice for everyone
| Action | Who | When |
|---|---|---|
| Collect email addresses for notices | General meeting | Next meeting |
| Review maintenance contracts | Management | Once a year |
| Compare electricity tariffs | Management | Once a year |
| Review the insurance and sum insured | Management and general meeting | At renewal |
| Ask for three quotes | Management | Extraordinary works and innovations |
| Follow up overdue contributions | Management | Every month |
Owners can help too: switching off lights, closing doors and gates, reporting faults early and paying on time.
Mistakes that cost money
- Renewing contracts automatically without comparing them.
- Putting off small repairs until they become major works.
- Keeping the reserve fund at the minimum and relying on extraordinary contributions.
- Not following up overdue contributions.
- Keeping insurance with an out-of-date sum insured.
Getting owners involved
Saving in a condominium is a collective effort. Present a clear summary of the previous year’s expenses at the general meeting, showing how each item has changed, and propose specific targets, such as reducing electricity consumption in the common parts. When owners understand where the money goes, it is easier to approve investments that pay for themselves, such as switching to LED, and to follow simple everyday rules.
How Condoroo helps
Condoroo manages more than 600 condominiums, with plans from €6.50 per unit per month. We negotiate with suppliers, follow up overdue contributions every month and send hundreds of letters a month with tracking, so that every demand for payment can be proved. The bank account is in the condominium’s name.
Saving on condominiums: frequently asked questions
Can the notice of the general meeting be sent by email?
Yes, to owners who asked for it at an earlier general meeting, with their address recorded in the minutes (art. 1432(2) of the Civil Code).
Is switching to LED worth it in a condominium?
As a rule, yes, especially on stairs and in garages with many hours of lighting. Combined with sensors, consumption falls further.
Are three quotes always mandatory?
They are mandatory for extraordinary maintenance works or innovations, unless the regulations or the general meeting provide otherwise (art. 1436(2)).
Is condominium insurance mandatory?
Fire insurance is mandatory (art. 1429 of the Civil Code). Multi-risk insurance is optional, but common.
How much should the reserve fund hold?
At least 10% of each owner’s share of the other expenses, deposited with a bank.
When should overdue contributions be pursued?
The administrator must bring a court action within 90 days if the debt is equal to or above the IAS, unless the general meeting decides otherwise.
This article is for information only and does not replace legal advice. Legislation checked on 26 October 2026.
