Your condominium reported its accounts.
But did anyone check them?
Brazil's Civil Code requires the property manager to report accounts to the assembly every year. But reporting accounts is not the same as being audited. Vulpini performs that second read — independent, technical, with no ties to the management company or the property manager.
- Art. 1,348legal duty to report accountsCIVIL CODE
- Art. 1,349removal for irregularityCIVIL CODE
- Art. 1,356audit committee (opinion)CIVIL CODE
The gap that allows fraud isn't a lack of law. It's a lack of checking.
Brazilian law already requires transparency from the property manager. The blind spot is in who actually has the technical capacity to verify whether that transparency is real.
Usually a resident, not an accountant
Takes on financial management of collective assets, often with no background in accounting, law or contract management.
Optional and rarely technical
When it exists, it's usually made up of other resident volunteers — with no requirement to have accounting qualifications to evaluate what they're approving.
Often an interested party
Many management companies prepare the very accounts they should be overseeing — a structural conflict of interest, not a personal one.
Four fronts. One single report.
Each legal obligation of a condominium becomes, in our methodology, a checkpoint — not a loose list.
Governance and account reporting
Verification of assembly minutes, approved vs. executed budget, annual account reporting, and compliance of the bylaws and internal regulations with the Civil Code and Law 4,591/64.
Tax, labor and social security obligations
eSocial, EFD-Reinf, DCTFWeb, FGTS, INSS, withholding tax and withholdings on service providers' invoices — the most technical part, and the one most prone to silent errors that lead to fines.
Active contracts
Security, cleaning, elevator maintenance, landscaping, building insurance, management company and various suppliers — checking rates charged, adjustments, terms and whether what was contracted was actually delivered.
Building maintenance and safety documentation
Cross-checking what's being paid under maintenance contracts against the actual existence of reports and documents (fire department certificate, elevator inspection reports, NBR 5674 maintenance plan) — to identify both waste and risk.
A process, not a promise.
From the initial request to the final opinion, the process is designed to be presentable at the assembly.
Document gathering
Formal request for balance sheets, meeting minutes, active contracts and tax receipts from the last 12 to 24 months.
Technical audit
Line-by-line review: revenue, expenses, withholdings, contracts and accessory obligations — flagging every inconsistency found.
Technical opinion
An objective report, in language accessible to non-accountants, ready to be presented to the audit committee and the assembly.
Residents have the right to examine the books. What's usually missing isn't access — it's someone technically prepared to interpret what's being shown.
- Reporting accounts is the manager's duty to the assemblyCC ART. 1,348
- Residents may request access to documentsCC ART. 1,350
- The audit committee may issue a technical opinionCC ART. 1,356