Artigos Escritos por Adriano Ladislau
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分贝之战：当家变成战场
深入了解“静音法”以及公寓楼内的噪音规定。这是一篇关于法律条文、空气传播噪音与撞击噪音的区别、物业经理的角色以及礼仪和邻里关系如何解决噪音冲突的深度报道。
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xingzheng
什么是公寓物业管理？为什么它至关重要？
如果把公寓生活比作一个鲜活的有机体，每个单元就是一颗细胞，需要协调运作才能保证整体和谐。谁在确保这台机器顺畅运转？那就是物业管理。它在维护秩序、保障安全、保持房产价值方面扮演着不可或缺的角色，直接关系到每位住户的生活质量。没有专业的管理，楼宇的价值与居住体验都会迅速下降，而优秀的物业管理能让社区长期和谐稳定。
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Condomínios: O que são e como funcionam
Condomínio é uma forma de propriedade compartilhada, onde várias pessoas possuem partes de uma propriedade comum. Isso pode ser um prédio de apartamentos, uma casa em um loteamento fechado ou uma área de lazer em um complexo residencial. A importância do condomínio na vida das pessoas reside em proporcionar segurança, conforto e praticidade, pois as áreas comuns são mantidas pelos moradores e há uma divisão de responsabilidades na administração do espaço. Além disso, a vida em condomínio oferece a oportunidade de socialização e integração com os vizinhos, criando um senso de comunidade e pertencimento.
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xiaoqu-anquan
小区安保：居民应得的安心与宁静
如今，居住在小区内的居民享受着诸多便利，如隐私、舒适和便捷。许多小区还提供丰富的配套设施，如娱乐区、游泳池、健身房等。然而，或许最让居民在选择这类住所时看重的是安全，毕竟每个人都希望在家中感到安全和宁静。因此，小区会投入各种安保措施，从聘请门卫和保安到安装监控摄像头和警报系统。
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xiaoqu-anquan
住宅小区：科技保障居民安全与隐私
住宅小区提供了许多优势，其中安全是家庭最看重的方面之一。随着科技的进步，小区安全通过新设备和软件得到了提升。除了监控摄像头和门禁控制，还有其他项目进一步增强了安全性。例如，能够探测宠物和物体的传感器，以及车辆和入侵者控制。摄像头也是一个重要工具，因为图像会实时传输到监控中心，以便在紧急情况或需要警方介入时采取即时行动。
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gongcheng
guanli
为何要为公寓大楼制定规章制度
公寓大楼的管理日益专业化，不容许任何业余行为。许多公寓大楼虽然不聘请专业物业经理，但仍由住户担任管理职务。然而，无论住户认为哪种管理方式最合适，都需要一套专业的管理方法。如今，管理公寓大楼...
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公寓楼会议中委托书的使用
委托书是一种法律文件，允许一个人代表另一个人进行特定行为或管理利益。它在公寓楼生活中非常普遍，尤其是在会议中（但不仅限于此）。委托书的使用受到巴西法律的支持，如《民法典》第653条及后续条款所述。在会议中，这种文件被广泛使用，因为它允许业主在不亲自到场的情况下进行投票甚至被投票。一些业主在参加会议时遇到困难，因此会寻求通过此文件获得代表。然而，问题在于委托书的滥用和误用。在公寓楼会议中使用委托书可能会导致许多问题，甚至导致会议无效，因此，物业经理和公寓楼管理部门在使用此文件时必须保持警惕。最近，圣保罗一个大型公寓楼（约12,000户）在选举物业经理期间发生的集体斗殴事件被广泛报道，当时试图连任的物业经理收到了约500份委托书。法律允许一个人授予另一个人代表其进行行为或管理利益的权力，因此公寓楼不能禁止使用委托书。但是，公寓楼可以在其章程中规范委托书的使用，例如规定每人可持有的委托书数量，是否需要公证签名，以及其他旨在防止欺诈和滥用权利的规定。即使章程中没有规定，根据《民法典》第654条第2款，会议通知也可以要求委托书必须经过公证签名。委托书应在代表到达会议时提交，以便代表在签到表上签名，并将委托书附在签到表上供日后查阅。
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公寓审计的重要性
无论规模大小，公寓日常事务的复杂性都要求对采用的管理方法实行专业化。管理者面临的法律问题要求业主委员会主任和管理团队的所有行动都以专业性、诚信以及与会议决定的一致性为准则，…
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Condominium Arrears
This column debuts on Condomínios e Vizinhança magazine, focusing on condominium law. Each month, we'll tackle current legal issues relevant to condominium life. Your input is crucial! Send suggestions, critiques, and praise to condominio@pw.adv.br. In this edition, we address a major challenge for condo managers: arrears. Non-payment leads to reduced revenue, impacting basic services, increasing costs for other residents, and straining relationships within the community and with management. Article 1.348, VII of the Civil Code mandates the condo manager to collect contributions and fines. But how to do this effectively? While managers often delegate extrajudicial collection to administrators or accountants, a lack of supervision can let debts snowball. Research shows that earlier collection increases recovery chances. However, effective collection requires skill. We recommend managers hire specialized collection agencies to avoid personal exposure to residents. Contrary to popular belief, collection actions can be initiated sooner than 30 days after the due date, and lawsuits can be filed before 90 days. Establishing a clear collection policy with the administrator and agency, defining grace periods and actions for each stage, is vital. Managers must also enforce fines and interest, and refrain from offering discounts on condo fees. Debtors must not be harassed, whether judicially or extrajudicially. Their names cannot be publicly displayed on arrears lists in common areas. Utility services like gas and water cannot be cut off, nor can access to common facilities such as party rooms, pools, and sports courts be denied. Dialogue is always the best first step, but if it fails, the condominium should pursue legal action, as the property itself guarantees execution. Marcio Panno Waknin is a lawyer specializing in Condominium Law and a partner at Panno Waknin Sociedade de Advocacia.
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