Condominium problems

Administrator, assembly, fees or disputes between owners: what the law says and where to get help.

All paths

For those who prefer to read everything at once.

The administrator is not doing their job

Who to contact: Administrador do condomínio

What to do

  1. An administrator who fails to perform their duties is civilly liable for the omission. Official source ↗
  2. It must carry out assembly decisions that have not been challenged, within 15 working days at most, or within the period set. Official source ↗
  3. It must inform owners in writing when the condominium is served or notified in a proceeding. Official source ↗
  4. In urgent situations it must act and immediately call an extraordinary assembly. Official source ↗

What to prepare

  • For extraordinary maintenance or improvements the administrator must present at least three quotes, unless provided otherwise. Official source ↗
Assembly, minutes and decisions

Who to contact: Administrador do condomínio

What to do

  1. Minutes of owners' assemblies are mandatory. Official source ↗
  2. Decisions must be communicated to absent owners by registered letter with return receipt or by email. Official source ↗
  3. After the notice, an absent owner's silence is treated as approval of the decision. Official source ↗

What to prepare

  • The notice can be emailed to owners who asked for this in an earlier assembly, with the address recorded in the minutes. Official source ↗

Deadlines and timing

Debt statement to sell your unit

Who to contact: Administrador do condomínio

What to do

  1. An owner selling a unit asks the administrator for a written statement of all condominium charges. Official source ↗
  2. Charges falling due after the transfer of the unit belong to the new owner. Official source ↗

Deadlines and timing

  • The administrator issues the statement within 10 days at most of the request. Official source ↗
Overdue fees or expenses

Who to contact: Administrador do condomínio

What to do

  1. The administrator must demand each owner's share of approved expenses, including legal interest and penalties set by the rules or the assembly. Official source ↗
  2. The condominium is represented in court by the administrator. Official source ↗
  3. The Julgados de Paz handle condominium owners' rights and duties. Official source ↗

What to prepare

  • The administrator must issue a statement of an owner's debt, on request, within 10 days at most. Official source ↗
Dispute between owners

Who to contact: Julgados de Paz

What to do

  1. The Julgados de Paz handle condominium owners' rights and duties. Official source ↗
  2. The case can start with a mediator appointed by the Ministry of Justice, who cannot impose a solution. Official source ↗Official source ↗
  3. If mediation fails, the case goes to a justice of the peace. Official source ↗

What to prepare

Costs

See also

Last checked: 6 November 2026