The building manager doesn't have to decide alone

PRACTICE AREAS

A condominium's routine is legal all the time: every collection, fine, assembly and poorly handled contract can become a lawsuit against the condominium. Doing it right from the start costs less than defending yourself later.

Collection from defaulters

Penalties and assemblies

Documents and contracts

Litigation and defense

• Friendly notice and installment agreements

• Court enforcement of condominium fees

• Seizure of funds and of the unit itself

• Collection of fines imposed

• Notices, warnings and fines with a valid procedure

• Responses to owners' defenses and appeals

• Assembly notices and minutes

• Quorum and proxy verification

• Bylaws and internal rules (drafting and updating)

• Concierge, security, custodial and maintenance contracts

• Audit of current contracts

• Condominium compliance with the LGPD (cameras, biometrics, data)

• Defense in actions to annul fines and assemblies

• Defense in labor claims by service providers and employees

• Disputes with suppliers and builders

• Appeals, including in the higher courts (STJ and STF)

The first step is to understand the condominium's real situation: defaults, documents, contracts and pending lawsuits.

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Condominium assessment

Written plan and proposal

Enforcement and accountability

In a meeting with the building manager or the management company, we map the defaults, the state of the bylaws and internal rules, current contracts and open risks.

We present the priorities and a fee proposal in the right format: one-off matter, organized collection or a monthly retainer for the building manager.

We handle the matters and report results in periodic reports that the building manager can take ready-made to the assembly and the board.

Founding attorney · Master's candidate in Law

The firm is led by attorney Sidnei Pedro Dias, with more than ten years of practice in condominium law, including ongoing advice to residential condominiums: collections, penalties, assemblies, service provider contracts and court defense of the condominium.

OAB/GO 48.603 · OAB/DF 68.207 · OAB/SP 501.693

Headquartered in Anápolis-GO with fully digital service, SPD Advocacia serves condominiums and associations throughout Brazil. The team follows every step, from day-to-day questions to oral argument in court.

Sidnei Pedro Dias Sociedade Individual de Advocacia · registered with OAB/GO under no. 3,123

Common examples, described in general terms. Each case depends on its own facts and documents.

High default rate

Fine annulled

The law allows condominium fees to be collected directly at the enforcement stage (art. 784, X, of the Code of Civil Procedure), without a long prior lawsuit, reaching funds in accounts and the debtor's own unit. Organized collection, starting with a conversation, recovers cash and preserves good relations.

Fines imposed without prior notice, without an opportunity to defend or outside the bylaws can be annulled by the courts, and the condominium still bears the costs. Validating the procedure before imposing the penalty avoids that loss.

Assembly challenged

Service provider contract

A notice with a vague agenda, a miscounted quorum or irregular proxies can lead to important decisions being annulled, such as fee increases and works. Legal review of the notice and minutes protects the assembly's decisions.

Poorly drafted concierge, security and maintenance contracts create disputes over termination penalties, price adjustments and labor liability that end up with the condominium. Auditing the current contracts identifies these risks before they become costly.

Do you serve homeowners' associations and lot condominiums?

Yes. Subdivisions, lot condominiums and associations have their own rules, including on collecting contributions, which we analyze case by case according to the association's documents, the registry and the law.

Doesn't court collection sour the atmosphere in the condominium?

When well handled, no. Collection starts with a conversation, with a respectful notice and an installment offer; enforcement is the next step for those who don't respond. Technical, impersonal collection by the firm removes the strain from relations between neighbors and the building manager.

How does the monthly support for the building manager work?

The condominium can count on the firm for day-to-day questions: opinions on penalties, review of notices and minutes, contract analysis and guidance to the manager and the board, with periodic reports. Terms come in a written proposal, according to the size of the condominium.

Our condominium is not in Goiás. Is that a problem?

Not at all. Service is fully digital: video meetings with the building manager and the management company, documents by email and cases handled throughout Brazil, with the responsible attorney admitted to the Bar in Goiás, the Federal District and São Paulo.

Who hires: the building manager or the assembly?

It depends on the bylaws. As a rule, the manager can hire services in the condominium's interest within their administrative powers, and certain engagements go through the board or the assembly. We guide the right path so the engagement itself is beyond challenge.

Tell us on WhatsApp what the condominium needs to solve. The team replies with an initial review, an action plan and a written proposal to take to the board.

If you prefer, write to dias@spd.adv.br

Informational content, in line with OAB rules (Provision 205/2021). Each case needs its own analysis, and we do not promise results. Sidnei Pedro Dias Sociedade Individual de Advocacia · OAB/GO 3,123 · CNPJ 32.614.440/0001-25