Digital Condominium Administration in the Algarve
Online platform with permanent access to accounts, documents and resolutions. Assemblies held by video-conference under Article 1.º-A of Decree-Law 268/94 (as amended by Law 8/2022). Continuous bilingual communication. On-site operational service directly delivered in Portimão, Lagos and Lagoa; for buildings elsewhere in Portugal we assess case by case.
Immediate Diagnosis
In one minute you get a first reading of your case. We email you a diagnosis tailored to your building — and, if you'd like, we talk it through in a 30-minute video call.
This is the first level of reading. The full diagnosis — the strategy we apply to this type of case and the first steps — follows by email. Tell us where to send it:
Thank you. Within minutes you'll receive the diagnosis for the scenario you described by email. To talk your case through, a 30-minute video call with Amílcar is well worth it.
Three operational commitments
The three pieces that shape how Condoarade administers a building — scheduled preventive maintenance, an operational response to emergencies, and technical partners with documented responsibility. In Portimão, Lagos and Lagoa these three are delivered directly; beyond those areas they run on a case-by-case basis.
Annual Verification Plan
An annual calendar of preventive inspections, scheduled at the start of each financial year and tailored to the building — roof, façades, common areas, electrical panels, technical installations. Each inspection has a designated technician, its own report template and a dedicated line in the budget.
Operational emergency line
An emergency line, 07:00–22:00, 7 days a week, for failures or breakdowns with operational impact — plumbing, lift, power. On site within four hours of the call.
Vetted technical partners
When the building needs technical work — waterproofing, structural pathology, expert reports, supervision of contracted works — we work with a network of vetted partners, each with documented technical responsibility in their field.
On-site operations directly delivered in Portimão, Lagos and Lagoa
Portimão · Lagos · Lagoa
In these three municipalities we deliver the regular operational service directly: Annual Verification Plan, technical assistance and emergency line 07:00–22:00 (365 days a year) with a four-hour intervention SLA. Vetted network of local technical partners. Bilingual communication.
Book a 30-min diagnostic call →
Or email us: geral@condoarade.net
Rest of Portugal — case by case
For buildings outside Portimão, Lagos and Lagoa, the administrative, financial and legal service runs digitally — same online platform, video assemblies, continuous communication. The on-site operational component is assessed case by case, depending on partner availability in the area and the type of intervention.
How Digital Administration works →21
+Years in the Algarve
4
hOn-site response time
7
/weekEmergency line, 7 days a week (07:00–22:00)
3
Municipalities served directly: Portimão, Lagos, Lagoa
The Condoarade operating method
How we structure the administration of your building — three pieces that run in parallel from the start of the mandate.
How we handle the change of administrator
Changing your building's administrator is decided at a general assembly and follows a formal process set out in Portuguese horizontal-property law. Condoarade handles the formal notice to the outgoing administrator, the handover of the building's financial and technical records, and the start of the first 90 days — working with partner lawyers whenever there are legal matters to address.
1. Formal notice
Once the change is approved at assembly, we notify the outgoing administrator of the decision and request the handover of the building's records — administrative and financial folders, current contracts. Handover is a duty of the outgoing administrator. The common reserve fund sits in the building's account and stays there; banking access does not transfer, and it is the new administrator that takes over the account with the bank.
2. Review of the records
Once the records are in, we carry out an administrative, financial and operational review of the building's status. We identify points that need putting right and set the priorities for the first 90 days of the mandate.
3. Operational follow-through
The transition and the first 90 days run under Condoarade's coordination, with regular communication to owners. Substantive decisions rest with the owners' assembly, the body that decides. The operational follow-through stays with us.
Read the full guide: how to change your condominium administrator →
The team who will administer your building
Direct contact. Whoever handles your building is whoever you see here.
Amílcar Fonseca
Managing partner
Amílcar has led Condoarade since 2018. He is responsible for administration, leading the strategic general assemblies, and the relationship with owners. More than 30 years of experience in management and business.
Vinícius Donadão
Condominium manager
Responsible for running assemblies and the operational coordination of the buildings. He ensures that resolutions are carried through and that the day-to-day running of each building works without fail.
What owners under our management say
Reviews from owners in buildings administered by Condoarade in the Algarve. Translated from Portuguese.
"Our building has been managed by Condoarade for a few years now. Before them we had 2 companies whose only job was to collect the money and do nothing."
Nelson Mestre
Owner in the Algarve
"This was the 5th company to provide service in my building, and without a doubt the best. Long-standing problems resolved; now it's time to look ahead."
António Leote
Owner in the Algarve
"I feel that we are being heard. I appreciate the service, the patience and the ability to understand what the building and its owners need."
Elsa Guerreiro
Owner in the Algarve
The first 90 days with Condoarade
A decision at assembly, a structured transition, and the first operational pieces live from the first quarter of the mandate.
Full diagnosis
Administrative, financial and operational review of the building. We examine accounts, current contracts, internal rules, minutes and the physical state of the building, and deliver a report with the priorities identified for the mandate.
Annual Verification Plan
A calendar of preventive inspections tailored to the building, with set frequencies for the roof, façades, common installations and equipment.
Gecond activation
Online platform to log and track issues. Each owner has 24/7 access to accounts, documents, minutes and work orders.
Operations covered. Your decision protected.
Civil liability insurance — €100,000
€100,000 civil liability policy to protect the condominium in the event of an error or omission in our management.
Vetted technical-partner network
Interventions and works delivered through a network of vetted technical partners, each with clear technical responsibility for their part of the job.
Bilingual PT/EN support
Support, documents and meetings in Portuguese and English — designed for buildings with foreign owners, common across the western Algarve.
Request a written proposal in English
Fill in the form to schedule a commercial review. The initial assessment of your building's status is on us.
- Response typically within 1–2 working days
- Personalised proposal after a free building review
- No commitment, no hidden fees, mandate revocable at assembly
Prefer to skip the form? Book a 30-min diagnostic call directly or email geral@condoarade.net.