Interview with ANPAC

SolidSoft interviewed ANPAC – National Association of Condominium Management Professionals, with the goal of better understanding the mission, challenges, and future perspectives of the association that represents professionals in the sector.

1. Introduction and Mission

Could you briefly introduce ANPAC?

ANPAC – National Association of Condominium Management Professionals – is a nationwide organization that represents and supports professionals and companies in the condominium management sector. Founded with the purpose of dignifying the profession and promoting best practices, ANPAC plays an active role in defending the interests of its members and in building a more transparent, professional, and credible sector.

What are the main objectives and mission of the Association in the condominium management sector?

ANPAC’s mission focuses on enhancing the value of the profession, ensuring the continuous development of its members, and promoting a regulatory framework that effectively responds to the real needs of the activity. Its main objectives include:

• Institutional representation of the sector before public and private entities;
• Technical support and practical guidance for its members;
• Promotion of specialized and certified training;
• Sharing of knowledge and best practices;
• And, most importantly, advocating for legal regulation of the condominium management activity, as an essential condition for the credibility and professionalization of the sector.

2. Context and Industry

How do you currently assess the condominium management sector in Portugal?

The sector has been growing and gaining visibility, keeping pace with the increasing complexity of urban buildings and their needs, as well as the rising demands of residents. However, it continues to face structural obstacles, particularly the lack of regulation, the prevalence of informal practices, and the lack of institutional recognition of the profession.

What are the main challenges condominium management companies face on a daily basis?

The main challenges include:

• The absence of legal regulation of the activity, which allows entities to operate without any technical qualification or professional ethics;
• A lack of legal and technical knowledge regarding the many obligations imposed on condominium management, from accounting and taxation to contractual and legal responsibilities towards third parties;
• Insufficient technical knowledge to meet these often complex obligations, which are also subject to frequent legislative changes;
• The growing need to adopt technological solutions;
• Managing conflicts and expectations among residents, which requires mediation skills;
• Unfair competition from operators without training or commitment to service quality.

Are there significant differences between small and large condominium management companies?

Naturally, there are differences. Larger companies tend to have more human and technological resources, allowing for a more structured operation, although sometimes less adaptable to the specific needs of each condominium/resident. Smaller companies, often family-run, can provide a more personalized service but face greater difficulties in handling the legal and administrative complexity of the sector. In both cases, the lack of training and, above all, regulation and qualification requirements negatively affects the entire market, penalizing serious professionals.

3. ANPAC’s Role

How does ANPAC support its member companies?

ANPAC provides technical support, ongoing training, guidance materials, updated content, and a unique space for sharing experiences and daily challenges among sector professionals, promoting a true sense of community. The association also acts as a representative before public entities, advocating for the sector’s interests in a coordinated manner.

What services or initiatives have most benefited members?

Among the most valued are:

• Regular specialized training and workshops on practical topics;
• Access to support materials and standardized, useful document templates;
• The facilitation of discussion groups among professionals, sharing solutions to common challenges;
• Institutional representation of the profession and recognition by society and authorities;
• Negotiation of partnerships with service providers useful to condominiums and residents, offering preferential conditions for members.

Could you share an example where ANPAC has positively influenced the sector?

A significant example was ANPAC’s active participation in the review of the legal framework of horizontal property, by presenting well-founded proposals and technical opinions.

ANPAC has also promoted the recognition of professional condominium management as essential to the maintenance of urban buildings, particularly with municipalities and regulatory bodies.

Additionally, with the Bank of Portugal, ANPAC has sought meetings and contacts to highlight the growing needs of its members in dealing with the increasingly complex banking system.

4. Innovation and Technology

What role do you see technology playing in the future of condominium management?

Technology is indispensable for the modernization of the activity. It enables greater efficiency, transparency, and closeness with residents. Automating processes, digitizing communications, and integrating real-time information are all factors that enhance the credibility of the service provided. The use of technology in recurring processes and routine tasks is increasingly important, as it reduces human error in these procedures.

What tools or technological solutions are indispensable for efficient management today?

Indispensable tools include:

• Integrated management platforms tailored for condominiums;
• Accounting and billing software adapted to the sector;
• Mobile apps for communication with residents and document sharing;
• Digital archiving systems;
• Tools for remote voting and online meeting management.

Does ANPAC have any specific initiatives or recommendations in this area?

Yes. ANPAC strongly recommends the gradual adoption of technological tools and promotes training actions on these solutions. It has also established partnerships with technology companies to facilitate members’ access to innovative platforms under advantageous conditions. The development of dedicated software for building maintenance and daily task management is absolutely critical, making processes less error-prone and more efficient.

5. Legislation and Regulation

Does the current legislation effectively meet the needs of condominium management companies?

In addition to being very fragmented, existing legislation remains misaligned with the reality of building management, therefore responding insufficiently. The horizontal property regime regulates certain aspects of condominium life (though still falling short of today’s reality), but there is no legislation that recognizes, defines, or regulates professional condominium management. This gap directly impacts service quality and resident protection.

What changes or measures does ANPAC consider a priority to improve the sector?

Among many suggested solutions, ANPAC considers the following priorities:

• Creating a specific legal framework for condominium management;
• Defining entry requirements for the profession, including minimum training;
• Professional certification or accreditation;
• Regulating extrajudicial conflict resolution mechanisms;
• Clarifying legal obligations of management companies, especially regarding civil, fiscal, and contractual liability;
• Standardizing banking procedures for condominium bank accounts.

How do you view the role of courts and conflict mediation between residents and management companies?

The horizontal property regime is rarely debated in courts, resulting in limited case law of relevance. In reality, many issues reach the courts beyond overdue fee collection. That said, court action should always be the last resort. ANPAC advocates for the creation of specialized mediation and arbitration mechanisms for condominium-related disputes, handled by professionals capable of resolving these situations quickly, fairly, and affordably.

6. Future Perspectives

What main trends can we expect in the coming years for condominium management in Portugal?

The most visible trends include:

• A greater demand for professionalism and technical qualifications;
• Full digitalization of administrative processes;
• Market consolidation and scaling;
• Increased focus on preventive maintenance, energy efficiency, and sustainability;
• Growing pressure for the activity to finally be regulated.

What message would you like to leave for companies that are not yet members of ANPAC?

Joining ANPAC means becoming part of an active, informed community committed to enhancing the profession. It means access to resources, training, and knowledge-sharing that make a difference in daily performance. It also means contributing to building a stronger, more respected sector. Lastly, it is worth highlighting that ANPAC membership includes business liability and operations insurance, effectively protecting condominium managers in their professional activity.

What advice would you give to those just starting in this profession?

Do not underestimate the complexity of the activity. Being a condominium manager is far more than paying bills and issuing receipts. It is essential to invest early in proper training, learn the applicable legislation, and seek the support of associations like ANPAC. Condominium management requires professionalism, ethics, organization, and the ability to handle people and conflicts.

Interview conducted by SolidSoft. Published in partnership with ANPAC.