How does a condomínio work in Portugal — fees, meetings, debts, and can they stop short-term rental (AL)?

If you buy or rent an apartment in Portugal, you are part of a condomínio — the community of owners that shares and pays for the building's common parts (stairs, roof, lift, façade). It is governed by the propriedade horizontal rules of the Civil Code, reformed by Lei 8/2022. Here is how it works in 2026.

What you pay

• Ordinary quota — routine running costs (cleaning, lift maintenance, shared electricity, insurance), split by permilagem.
• Reserve fund (fundo comum de reserva) — mandatory, at least 10% of your ordinary quota, kept in a bank account for building conservation.
• Extraordinary quotas — one-off charges for major works (roof, façade, lift replacement), approved at the assembly.

Meetings and voting

The assembleia de condóminos meets at least once a year to approve accounts, set the budget and the quotas, and elect or renew the administrador. Decisions are generally taken by a majority of those present, counted by permilagem, and recorded in the ata (minutes). Owners who disagree can challenge a resolution in court within the legal deadline.

If you don't pay your quota

The ata that approves the contributions is an enforceable title (título executivo). The condomínio does not need a separate lawsuit to establish the debt — it can move directly to an injunção or execução, plus interest. As a buyer, always ask for a declaração de não dívida ao condomínio before completing, because unpaid quotas can follow the fraction.

Short-term rental (Alojamento Local / AL) in a condomínio

The rules changed with Decreto-Lei 76/2024 (in force since 1 November 2024), which rolled back several "Mais Habitação" restrictions:

• A condominium authorization is no longer required to run AL in a normal building (hostels are the exception).
• The assembly can still oppose AL through a reasoned deliberation approved by more than 50% of the building's permilagem, based on proven, repeated acts that disturb normal use or residents' rest.
• The condomínio can no longer cancel an AL registration itself — it must ask the câmara municipal (mayor) to decide on cancellation.

House rules (regulamento do condomínio)

Buildings with more than a few fractions usually have a regulamento covering noise, use of common areas, pets and short-term guests. It binds all owners and tenants — read it before you sign, and ask the administrador for a copy.