Find your maid

Because the your work is exhausting, it is important that when you get home you can have some time to enjoy it, to keep the whole House clean and tidy, it is essential that you have a maid.
To make the best choice we have in our database, referenced, some of the professionals who have worked on your condo or even in the property that you just rent, because they are already familiar with the equipment and with the property, they can provide a more efficient service.

Permanent Services
If you just install and need a maid, we can help you to find your housekeeper, prepared for:
-Do general cleaning of your property;
-Washing and ironing;
-Cooking;

Exceptional services
If you need to do a general cleaning to your property and your maid needs support, or if you need to do a specific job and your maid, has no means to do so, we can advise some experts.

Because accidents do not choose day and time to happen and can cause very unpleasant, we suggest you solutions that limit your liability, contact us and learn how you can protect your property, your goods and those who work with you.

Housing insurance
Insurance is a service that in most cases only give due weight when accidents happen, because accidents can happen in the most unexpected way, protect yourself, choose the insurance pack that meets your needs.

-Fire insurance, is the minimal risk you should hire.

-Multi-risk Insurance, this insurance it usually includes fire insurance and civil liability insurance, in addition to protect your property against fire risks, protects it from damages caused to third parties, which may happen, a faucet that was open at a time that there was no water, a water pipe that stuck or damaged, etc., this insurance option frees you from enormous responsibilities.

-Secure your furniture and your goods, this option of insurance protects you against theft or accidents, for those who have furnished houses rented, and don’t have the guard of the goods, have a secure to protect you.

-Civil liability insurance, insurance to protect miss that may cause to third parties.

-Because accidents can happen indoors, to who works in your home, for your convenience and safety of your employees, we suggest a work accident insurance, this is the insurance you should hire, ensuring the necessary expenses and the wages during the victim recovery period.

Note: The presented insurance suggestions may not be available in all insurance companies. Before settling any compromise with an insurance company, we suggest a carefully attention to all clauses of the contracts

How to define a condo

1-Definition: To be a condo has to coexist on a building with individual units
and common areas.

2-Witch is the common parts of a building?
-The ground, the foundations, the master walls, as well as all the other parts
that make up the structure of the building;
-The roof and the roof terraces, even though intended for the exclusive use of any fraction;
-The entrances, stairs and corridors of common use for at least two owners;
-General facilities, including water tanks and electrical energy networks, generators and fuel deposits, central air conditioning systems, gas networks, telecommunications, etc.;
-The gardens and public parks attachments to the building;
-The lifts;
-The dependencies for the condominium Administration, including the Porter housing;
-Parking places and garages, as long as they do not form an integral part of
the various fractions.
-In short, all locations and equipment that are not assigned to the exclusive
use of one of the owners.

3-How to set the exclusive property of an owner?
The part belonging to him, is properly described in the Property Certificate.
-Building units (sole proprietorship of several individuals or entities)
-Common parts, which may still be several units (owned by all)
Depending on the property type, the condo assumes the establishment of a property in horizontal property (building with various fractions) or vertical (property with several households sharing the same Property Certificate)
The Constitutive Title of the property can affect determined areas of common parts to a exclusive use of a Owner; example: (a terrace that has access from certainly fraction) not being property of fraction may be exclusive use of that fraction.

Horizontal Property

1-Definition: A property is on horizontal property regime when all fractions are distinct, independent, isolated with output to a common part of the building or road.

2-Constitutive title of horizontal property
The constitutive title of horizontal property is a document, formalized
in a public deed, which proves that a building or set of buildings are in
horizontal property regime. This document must be inserted into the
description of all fractions of the building, the common areas, and set the value of each fraction into a percentage share.
Example: the fraction "A" is an apartment type T4, consisting of 4 bedrooms, lounge/dining room, kitchen and three bathrooms, with 180.00 square meters, with the value of 100.000,000,00 Kwanzas, corresponding to a percentage share of 8/1000.
The constitutive title can still contain:
-Description of the intended uses of the common parts or each of the fractions;
-Condominium Rules;
-Definition of arbitration agreement, for the resolution of disputes arising out
of the relationship between the members.

Internal Condo rules

1-Definition: in accordance with the law, is a document which contains the rules of use, enjoyment and conservation of common parts.

2-Is preparation is mandatory or not?
The regulation of condominium is mandatory when the building has more than
4 owners and if there is no regulation that makes part of the constitutive title.

3-Who should draw up the condo regulation?
House owners will be responsible for the regulation of condominium, if this not having carried out should the Administrator submit a proposal to the House.

4-Who is obliged to the condo rules?
-The owners
-Tenants


Condominium expenses

Are the current costs of conservation and use of the common good.

1-What is the principle of condominium expenses division?
Those relating to the condo must be paid by owners, according to the value
of a percentage share of their fractions, however there may be exceptions, if:
-If the title determine other otherwise;
-If the condo rules of procedure provide otherwise;

2-Condo current expenses, payment method
Each owner pays a share, according to the frequency that the House has defined, normally payments must be made one month in advance.
The value of the fee is calculated, taking into account the planned spending for the year management, approved in house owners, held normally in the first half of the month following the end of the period of one year.

3-Who manages the money of the condo?
Is the administrator of condominium, racing financial management fees, paid by the owners.


Condo bank accounts

The condo must have at least two bank accounts

1-Order Account, to pay the condominium bills during the normal operation.

2-Term Account, where the reserve fund is deposit.

3-The condominium House can still deliberate, to created an account in the long term to be used in repairs of great amounts, this account is optional.


Condo insurance

Insurance against risk of fire is of the condominium is mandatory, (buildings and common parts).

1- What is the value to assign to the property for the purposes of Insurance? The building reconstruction value.

2- Insurance update is required? Yes, the insured amount should be updated in accordance with the value calculated for the reconstruction of the year.

3- Who is obliged to contract insurance against risk of fire? Os condóminos individualmente, segurando assim, de acordo com a permilagem que foi atribuída ao seu imóvel. Contudo para melhor gestão de conflitos quando existam acidentes e para que todos os condóminos possam obter uma apólice mais barata, aconselha-se que o seguro seja efectuado pela administração do condomínio e que inclua todas as fracções e zonas comuns. The property owners individually, holding according to the percentage share that was assigned to the individual property. However for better management of conflicts when there are accidents and that all owners can get a cheaper deal, it is recommended that insurance is contracted by the administration of condominium and that includes all the fractions and common areas.


Lease of a autonomous fraction

1- What are the obligations of the owner of the property?
- Inform the condo administration that the property is rent out, in particular identifying the tenant;
- Rent the fraction for the destination that the Constitution of the property provides;
-Inform the tenant of condo rules, and attach to the lease, the rules of procedure of the condominium.
-The owner of the leased fraction is always accountable to the condominium administration, of acts which the tenant can commit and which go against the laws and regulations of the condominium;

2-Who is obliged to pay the condo expenses?
The owner is obliged to pay the expenses corresponding to is condo tranche. He can delegate the cost of ownership for its property portion to the tenant. If the tenant don`t make the payments, the property owner have the full responsibility to pay the condominium fee.

3 - House owners
Definition: The house owners is the most important meeting of the condominium, it is competent to take decisions on the various issues which you are placed. The house owners is limited by law and by the constitutive title, has full power to decide on all matters relating to the common parts, provided that they are not contrary to the law.

4- Number of condo Assembly meetings per year.
At the end of each period of 12 months management, until the last 15 days, a house owners meeting is mandatory. The Assembly shall be booked by the condo administrator, mention the main points, the year ended accounts approval and the discussion and adoption of the budget for the current year.
Under the law, there may be extraordinary meetings order by the administrator or by a set of owners representing at least 25% of the total percentage share of the property.

5- The calls have to be complied with the following rules:
Must be send by registered letter with acknowledgement of receipt, or, otherwise with certifying receipt with ten days’ notice.

6- Contents of notice
The notice must indicate:
-Date and time of the meeting;
-The place where the meeting will take place;
-Debating Matters;

7-Lack of quorum
If the owners do not attend the appointment, minimum owners who represent the equivalent of 50% of the capital of the building and if the call has not been mentioned immediately set another date, it is called a new meeting for a week later, in the same location and the same time, and in this case the Assembly shall act by a majority of the votes of the owners present, since these represent at least 25% of the building.

8- How many votes represent each fraction?
The property is considered a whole with 1000 units (one thousand votes). Each fraction is a part of the whole, in the constitutive title of horizontal property comes the percentage share of each fraction, example: a fraction with 150.00 square meters has a higher percentage share then a fraction with 99.00 m2, having the owner entitled more votes, depending on the proportion of the percentage share.


Condominium administrator

1-What are the administrator functions?
The administrator functions, as well as others that may be assigned by the Assembly:
-Call the house owners;
-Draw up the budget of revenue and expenses for each year;
-Check for the existence of insurance certificate against risk of fire;
-Charge revenues and require owners their share approved;
-Carry out the payment of common expenses;
-Control use of common parts and the provision of services to the condo;
-Run the deliberations of the Assembly;
-Represent the owners upfront the administrative authorities;
-Be accountable to the Assembly;
-Ensure the implementation of the condo regulation, the legal and administrative provisions of the condominium;
-Protect, save and keep all documents relating to the condo.

2-Who can be administrator?
The administrator can be one of the owners or by a third party.

3-Is the administrator paid?
The position of administrator is liable to compensation, confirmed by the house owners.

4-What is the duration of is functions?
The period of functions, is usually one year, renewable, however the house owners can establish other periods.
The administrator remains in Office until elected or appointed his successor

5-Lack of appointment of Administrator
-If the House does not elect an administrator, any owner may request the competent court to appoint an administrator.
-If the Court fails to appoint a administrator, the administrator functions are performed, on a provisional basis, by the owners with fraction or fractions represent the highest percentage of capital invested, unless other owner express willingness to hold the post and notified is intention to the other owners.
-When there is more than one owner on equal terms, the functions will be exerted on those that correspond to the first letter in the alphabetical order used in the description of the fractions in the land registry.

6-Dismissal of the administrator in the course of its mandate
At the request of any owner, and show that the administrator acted with negligence or committed irregularities in the exercise of its mandate, the administrator may be exonerated by the Court.

7-Bringing actions in court by the administrator
The administrator has the legitimacy to act in court, either against any owner or third-party, in the discharge of functions that belong to or when authorized by the Assembly.


Works in the condominium

1-Optional Works
Are considered optional, the works with innovations, since they are not essential to the maintenance of the property.

2-Mandatory and priority Works
Are considered mandatory and priority works, the indispensable and urgent, example:
-Gas leakage in the conduct of the building;
-Water pipe broken;
-Sewer-clogging,
- etc.

3-Who is responsible for these works?
The danger or the unavailability of use of the services, requires quick decisions, they are taken by the administrator, if it does not act, any owner can be responsible for the repair.
Later must be convened an Assembly of owners to be analyzed, approved the decision of the owner, and proceeding to reckoning with the owner that bore the costs.

4-Who is the responsibility of the conservation and renovation works?
The conservation of the building is the responsibility of all joint-owners.

5-When should be performed such works?
Whenever is necessary
-The general regulation of urban buildings determines a certain time interval, to make conservation and renovation works in the buildings, nevertheless the owners can make them whenever they deem convenient, since approved in house owners.
-The local government or the Government of the province, the entity that holds the power to do so, can make surveys to the building and determine which works should be made, since health conditions, strength and safety are insufficient.


Current practices and issues

1-Does the title of incorporation can be modified?
Solely by public deed and as long as all owners agree. The public deed must be signed by all owners, the administrator on behalf of all owners can sign the public deed, in this case the agreement must be included in the minutes of the general meeting, signed by all owners.

2-If the Constitution is silent as to the intended use in one or several fractions, it is possible to change the use?
Yes, after compliance with the following conditions:
–Deliberação da assembleia de condóminos que aprove a alteração por uma maioria de pelo menos 2/3.
-Deliberation of the owners Assembly to approve the amendment by a majority of at least 2/3.
–Licença de alteração de utilização emitida pela entidade competente, (Administração Municipal / Governo da Província)
-Change of use, issued by the competent authority (local Government/Government)

3-Does the title of incorporation can be declared invalid?
Yes, provided that you assign the fractions to the different purposes that were mentioned in the draft approved by the competent authorities, or if do not do the individualization of fractions or never been assigned value.

4-Does the constitutive title of horizontal property can establish rules contrary to law?
The constitutive title standards can complement law, without disregarding. In situations not provided in the law, the owners can decide how to run and manage the condominium.

5-The House of the Administration staff, a vulgar fraction, can be leased to others?
Yes, it can, provided that continue to be a vulgar fraction. However, the Administration Staff house rental with limited duration, standing before an act of ordinary administration, requires the approval of the majority of owners.

6-Who shall comply with the rules of the constitutive title?
All owners


Practical issues

1-If a owner doesn't use his property and keeps the same closed, is obliged to pay the cost of the condo?
Yes, although not dwell or not to use its property, is obliged to contribute to the running costs of the building.

2-A owner who lives on the 2nd or 3rd floor, can refuse to pay the elevator service, justifying that he always use the stairs?
No, the obligation to bear the expenses necessary for the conservation and enjoyment of the common parts, in particular the elevators, the exception, is only for those who cannot in any way take advantage of shared common parts, example: (a person who has his apartment on the ground floor in a building that does not have a garage in the basement and that goes directly to the street). Since objectively may make use, and whether or not her wanting to serve, are bound to the corresponding contribution. So, what is important is the possibility of use and not its objective use.

3-If a roof terrace, with exclusive use of a owner need works, who should bear the costs?
If the need is result of facts unrelated to the good use of space by the owner, the responsibility belongs to all of the owners.
If the works required were caused by misuse of the owner, for example: (the construction of a flower bed, hole in the ground that spoiled the proofing, etc.) factors that may cause infiltrations, the responsibility is from the owner.