Digital Condominium Administration in the Barlavento
Portimão, Lagos and Lagoa hold the largest stock of condominiums in the western Algarve (Barlavento) — from the urban building to the internationally-oriented holiday development. Headquartered in Portimão, we deliver the regular operational coverage directly across the three municipalities: Annual Verification Plan, technical assistance and an emergency line with on-site response within four hours. Online platform with permanent access and continuous communication in English and Portuguese.
Prefer it in writing? Request a no-obligation quoteImmediate Diagnosis
In one minute, describe your building's situation. We email you a tailored diagnosis with the method we apply — and we stay available to talk it through whenever you'd like.
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.
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 three municipalities where we guarantee on-the-ground operations
The administrative, financial and legal service runs digitally for buildings within and beyond the Algarve. What is exclusive to these three municipalities is the regular operational component delivered directly — Annual Verification Plan, technical assistance and an emergency line with on-site response within four hours; beyond them, our digital reach lets us serve case by case. Our registered office is in the Edifício Pluma, Portimão.
Portimão
Condoarade's home municipality. Urban residential buildings in the centre, holiday developments at Praia da Rocha and the Marina, and expanding areas. On-the-ground operations are delivered from the registered office, without depending on visits from elsewhere.
Lagos
A high-end market, with a strong presence of international owners — a historic centre with heritage restrictions, the Marina and Meia Praia. Documentation and communication in English and Portuguese, video-conference assemblies and regular operational coverage assured in the area.
Lagoa
Lagoa, Carvoeiro and Ferragudo concentrate resorts and condominiums with a holiday and international profile, with demanding common areas and frequently absent owners. We deliver the regular operation directly along the Carvoeiro–Ferragudo axis and in Lagoa town.
Three operational commitments
The three pieces that shape how Condoarade administers condominiums in Portimão, Lagos and Lagoa — scheduled preventive maintenance, a four-hour operational response to emergencies, and local technical partners with documented responsibility.
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.
Specialist technical partners
When the building needs technical work — waterproofing, structural pathology, expert reports, supervision of contracted works — we work with a network of specialist partners, each with documented technical responsibility in their field.
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.
Your building can be managed under this method too.
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.
Technical-partner network
Interventions and works delivered through a network of specialist technical partners, with clear technical responsibility for each 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.