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Disputes with neighbours are part of life in a block of flats. Loud music late at night, a dog that barks all day, a leak from the flat above, a car badly parked in the garage or a plant pot dripping onto the balcony below can sour relations between people who pass each other every day. Most of these problems can be solved with a well-prepared conversation. When that is not enough, there are legal routes, from mediation to the peace courts. In this guide on disputes with neighbours we bring together seven practical tips, explain what Portuguese law says and when the condominium should step in.
In short
- Start with a direct conversation, calmly and with concrete facts.
- The law protects against noise, smells and other emissions that cause substantial harm (article 1346 of the Civil Code).
- Between 11 pm and 7 am, the police can order neighbourhood noise to stop (article 24 of the General Noise Regulation).
- If talking fails, mediation and the peace courts are quicker and cheaper than the ordinary courts.
- The condominium administrator steps in when the dispute involves the common parts or the building’s regulations.
What the law says about nuisance between neighbours
The Civil Code gives every owner the right to object to certain emissions coming from a neighbouring property:
«O proprietário de um imóvel pode opor-se à emissão de fumo, fuligem, vapores, cheiros, calor ou ruídos, bem como à produção de trepidações e a outros quaisquer factos semelhantes, provenientes de prédio vizinho, sempre que tais factos importem um prejuízo substancial para o uso do imóvel ou não resultem da utilização normal do prédio de que emanam.» — Civil Code, article 1346
In plain English: you can object to smoke, smells, heat, noise or vibration from next door when it causes substantial harm to the use of your home, or when it does not result from normal use of the neighbouring property. Note the words “substantial harm” and “normal use”. Footsteps from the flat above or a baby crying now and then are part of the normal use of a home. A party every night, an air-conditioning unit vibrating against the wall or constant smoke from a barbecue may not be.
For night-time noise, the General Noise Regulation is even more direct: between 11 pm and 7 am, the police can order whoever is making neighbourhood noise to take steps to stop it immediately (article 24(1) of the General Noise Regulation). Our article on noise in the condominium and the rules covers this in detail.
7 tips for settling a dispute with a neighbour
1. Stay calm
Living in a community takes patience. Before knocking on your neighbour’s door, wait for your irritation to pass. A heated conversation rarely solves anything; a calm one is far more likely to work.
2. Assess the real impact
Ask yourself honestly: does this really affect my life? How often? At what time? A one-off annoyance may not justify a dispute. A repeated problem that disturbs your sleep or causes damage does justify action.
3. Record the facts
Write down dates, times and what happened. Keep photographs of any damage, such as damp patches, and, where relevant, sound recordings made inside your own home. These records help in the conversation and will be useful if you need to go further. Do not record or film your neighbour inside their home, and do not share images in the building’s messaging groups.
4. Talk to the right person
If the flat is rented, speak first to the tenant, who is the one living there. If nothing changes, contact the owner, who answers to the condominium. When the problem comes from a common part, such as a blocked gutter or a leak in the water riser, the condominium administrator is the person to deal with it.
5. Look for a joint solution
Go with a concrete proposal, not a list of complaints. For example: “Could we agree that the music goes down from 11 pm?” or “Could you call a plumber to look at the leak this week?” Show that you are willing to listen to the other side.
6. Put the agreement in writing
If you reach an understanding, write it down simply, with the date and what each of you has agreed to do. A message or email confirming the conversation is enough. It helps you remember what was agreed and serves as evidence if the problem returns.
7. Know when to ask for help
If talking does not work, do not push it to a confrontation. Ask the condominium administrator or a mediator for help or, as a last resort, turn to the authorities or a peace court.
Who can help, and when
| Situation | Who to contact | Note |
|---|---|---|
| Night-time noise happening now | PSP or GNR police | Can order the noise to stop between 11 pm and 7 am |
| Problem in a common part | Condominium administrator | Roof leaks, risers, gutters |
| Breach of the regulations | Administrator and general meeting | Garage, rubbish, pets in common areas |
| Ongoing dispute without agreement | Mediation | Voluntary and confidential |
| Claim for damages or to make someone act | Peace court or court | Peace courts for claims up to the legal limit |
The PSP operates in cities and the GNR elsewhere. For disputes that cannot be settled amicably, the Ministry of Justice offers mediation services, in which a mediator helps the parties reach an agreement. The peace courts (julgados de paz) handle low-value disputes with simple procedures and low costs, including disputes between neighbours and on horizontal property. Check on the DGPJ website whether there is a peace court for your municipality.
The condominium's role
The administrator is not the referee of every argument between neighbours. But the administrator must act when the dispute involves the common parts or compliance with the regulations: rubbish left on the stairs, objects on the landings, misuse of the garage, pets loose in the common areas. Clear regulations, approved at the general meeting, prevent many disputes. Our guide to condominium regulations explains what they can include, and our article on the types of noise in condominiums helps tell what is and is not acceptable.
When a dispute is taken to the general meeting, it is best handled as an item on the agenda, with facts and proposals, not as a personal accusation. The decisions are recorded in the minutes and bind all owners.
Mistakes that make a dispute worse
Some behaviour makes an amicable solution almost impossible: leaving anonymous notes, shaming the neighbour in the building’s messaging groups, answering noise with more noise or taking matters into your own hands, for example by cutting the electricity or water to a common part. Besides damaging the relationship, some of these actions can have legal consequences. If you feel you cannot talk calmly, ask someone else, such as the administrator, to act as a go-between.
Living with different routines
Many disputes start from different routines rather than bad faith. A neighbour who works night shifts, a family with small children or a student who plays an instrument may not realise they are disturbing anyone. Explaining the problem without blame, and suggesting practical fixes such as rugs, felt pads under chairs or agreed quiet hours, often works better than quoting the law.
How Condoroo helps
Condoroo manages more than 600 condominiums, with a team of more than 20 professionals. We receive complaints, work out whether the problem lies in a common part or in a unit, contact those involved and, where needed, take the matter to the general meeting with concrete proposals. According to Condoroo’s call metrics, our average call time is 5 minutes and 15 seconds. Many disputes are settled once someone neutral explains the rules to everyone. The first step is almost always the same: a calm conversation, with facts and a proposal.
Disputes with neighbours: frequently asked questions
Can I call the police about my neighbour's noise?
Yes. Between 11 pm and 7 am, the PSP or GNR can order neighbourhood noise to stop immediately (article 24 of the General Noise Regulation).
What counts as a nuisance under the law?
Emissions such as noise, smoke or smells that cause substantial harm or do not result from normal use of the neighbouring property (article 1346 of the Civil Code).
Does the administrator have to settle disputes between neighbours?
The administrator should step in when the dispute involves the common parts or the regulations. Purely private matters are for the neighbours to resolve, through mediation or in court.
What is mediation?
A voluntary and confidential process in which a mediator helps the parties reach an agreement. The Ministry of Justice offers mediation services.
Do the peace courts deal with disputes between neighbours?
Yes, within the value and subject limits set by law, including horizontal property disputes. Check territorial jurisdiction on the DGPJ website.
Should I put the agreement with my neighbour in writing?
It is advisable. A message or email setting out what was agreed helps avoid misunderstandings and serves as evidence.
This article is for information only and does not replace legal advice on your specific case. Legislation checked on 26 October 2026.
