How Digital Condominium Administration Works
Online platform with permanent access to accounts, documents and resolutions. Assemblies held by video-conference under Article 1.º-A of Portuguese Decree-Law 268/94 (as amended by Law 8/2022). Continuous bilingual communication in English and Portuguese. On-site operational service directly delivered in Portimão, Lagos and Lagoa; for buildings elsewhere in Portugal the operational component is assessed case by case.
No fee, no commitment. Response in English within 48 working hours.
Compliance, transparency, building integrity
Legal Compliance
Portuguese horizontal property law (Civil Code articles 1414.º onwards and Decree-Law 268/94, as amended by Law 8/2022) imposes specific duties on condominium administrators: annual ordinary assembly, formal minutes, statutory reserve fund of at least 10% of each owner's share of expenses, judicial action required within 90 days for debts at or above the year's Social Support Index (IAS) unless the assembly resolves otherwise, declaration of debts in property transfers. We implement each duty with documented method.
Operational Transparency
Each owner has 24/7 access to the Gecond Cloud platform: balances, payments, formal minutes, expense ledgers, contractual documentation, budget tracking. Bilingual reporting (PT/EN). No dependency on phone calls to obtain operational information about your own building.
Building Integrity
Annual Verification Plan for common areas — roofs, façades, electrical panels, gas systems, lifts (under their respective Portuguese statutory regimes). Each inspection has a designated technician, written report and budget line. Reactive intervention delivered directly through our network of vetted technical partners in Portimão, Lagos and Lagoa; elsewhere in Portugal, intervention is assessed case by case.
Who Condoarade Digital Administration is for
Condominiums that want administrative and financial rigour with permanent access to information, continuous communication and full statutory compliance. Digital administration serves buildings inside and beyond the Algarve — our base is the Barlavento (Portimão, Lagos and Lagoa); elsewhere, the digital model lets us serve case by case, with the same platform, the same video-conference assemblies and the same continuous communication.
It is particularly useful for buildings with absent or predominantly international owners, where communication must operate in PT and EN and where maintaining a local administrator with regular on-site visits does not add proportional value to the cost. It also serves typical urban condominiums seeking method, transparency and financial discipline — not dependency on phone calls to obtain operational information about their own building.
The difference between Portimão/Lagos/Lagoa and elsewhere lies in the regular operational component — Annual Verification Plan, technical assistance and emergency line — which we deliver directly in these three municipalities; beyond them, this component is assessed case by case.
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 for common areas, 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 with documented responsibility.
Rest of Portugal — case by case
For buildings outside Portimão, Lagos and Lagoa, the administrative, financial and legal component runs digitally — same platform, same video-conference assemblies, same continuous communication. The regular operational component is assessed case by case, depending on partner availability in the area and the type of intervention.
Four pillars of Digital Administration
Permanent online platform
Each owner has 24/7 access to the Gecond Cloud portal. Consult balances, payments, minutes, expense ledgers, contractual documentation, budget statement. No dependency on phone calls to obtain operational information about your own building.
Assemblies by video-conference
Article 1.º-A of Portuguese Decree-Law 268/94 (added by Law 8/2022) expressly permits condominium assemblies to be held through means of remote communication — preferably video-conference. Formal convocation with proof of receipt, meeting chair, deliberations with vote results, minutes drafted and communicated to absent owners within the statutory window.
Continuous bilingual communication
Correspondence, convocations, minutes and reports in Portuguese and English. Designed for condominiums with a significant mix of international owners, who need to receive comprehensible documentation in their own language to validate decisions properly.
Regular operational component
In Portimão, Lagos and Lagoa we deliver directly the Annual Verification Plan for common areas, technical assistance and the emergency line. Elsewhere in Portugal, the regular operational component is assessed case by case. Extraordinary interventions — inspections, supervision of contracted works, mandatory verifications — are activated as required, regardless of geography.
What is included. What is case-by-case.
Included in the monthly fee
- — Annual ordinary assembly via video-conference
- — Formal convocations to owners, in EN and PT
- — Minutes drafted and communicated to absent owners under statutory terms
- — Annual budget and accounts (presentation + approval)
- — Regular collection of quotas, interest and arrears
- — Statutory reserve fund held in autonomous bank account
- — Gecond Cloud platform access for all owners
- — Recurrent payments (water, electricity, insurance, services)
- — Compliance with Law 8/2022 duties (judicial action for arrears above the IAS index, debt declaration in unit transfers)
Case-by-case, outside the monthly fee
Additional Condoarade fees
- — Supervision of rehabilitation works
- — Tender management for extraordinary conservation works
- — Extraordinary assemblies via video-conference
- — Legal proceedings management
- — Physical visits to the building's location (outside the three municipalities of direct coverage)
Third-party costs (paid by the condominium)
- — On-demand technical inspections
- — Mandatory inspections (gas, lifts, fire safety)
- — Specialised technical reports
- — Lawyer fees
Final terms agreed in the diagnostic call, adjusted to the specific building, number of units, owner profile and condominium history. The initial assessment is on us.
The model is already operating
Condoarade Digital Administration is not a theoretical proposal. Alongside the condominiums we serve directly in Portimão, Lagos and Lagoa, the digital model is active in buildings outside the Barlavento Algarvio, with owner profiles aligned with the persona described above.
Case 1 · Vilamoura
Building of 6 units
Predominantly international owners, absent presence. Annual assembly via video-conference. Accounts and minutes distributed via platform and email in PT and EN. Operational component assessed case by case through a local partner when required.
Case 2 · Faro
Building of 6 units
Similar absent-owner profile. Same model: digital administrative, financial and legal management; operational interventions activated through the partner network case by case.
A tailored proposal following a free assessment of your building
A single rate per condominium, scaled to the building — number of units, common areas, ongoing contracts and operational complexity. We present the proposal after the diagnostic call, with no commitment and no hidden fees.
The regular operational component included in the three municipalities of direct coverage (Annual Verification Plan and emergency line) has specific pricing, presented in the tailored proposal. Extraordinary operations, on-demand inspections, mandatory verifications and rehabilitation works are invoiced separately, based on the work actually carried out.
Understand the rules before you decide
Plain-English, factual guides — the parts of Portuguese horizontal-property law that most affect owners, and how we keep the building in good order. No legal advice — the groundwork for an informed conversation.
Changing your administrator
Notice of meeting, quorum, minutes, deadlines — and the five mistakes that can void the decision.
Reading the annual accounts
The four documents to ask for, the warning signs in each, and a 12-point checklist before the annual general meeting.
Recovering overdue fees
Enforceable title, the injunção order-for-payment procedure, enforcement — the path and the deadlines.
Common fund vs reserve fund
In Portugal there is only one — the common reserve fund. What the law requires, and where to check it.
Resolving resident disputes
The types, the internal rules, the routes open to owners — and the administrator's limited role.
Roof & gutter inspection
Why we clear roofs, gutters and drains before the autumn rains — a field case from the Annual Verification Plan.
Electrical-panel inspection
The annual check by a DGEG-accredited technician that catches silent faults before they become bills.
Refurbishment works method
Three technical documents before the tender, a comparative table at the assembly, independent supervision.
Three steps to your first conversation
No commercial intermediary — you speak directly with Amílcar, and the initial assessment is on us.
Does your building fit this model?
Request a written proposal in English or schedule a 30-minute diagnostic call. No fee, no commitment.
Response in English within 48 working hours.