Condominium boards in Curitiba juggle security guards, cleaning crews, landscaping teams and maintenance vendors — often four or five separate invoices for one building. Facilities management for condominiums in 2026 means folding those functions under one accountable provider instead of chasing five phone numbers every time something breaks.
- Integrated facilities management for condominiums cuts vendor contracts from 4-6 down to one accountable provider.
- 87 Serviços e Soluções (87SS) bundles security, cleaning, landscaping and maintenance for condominiums in Curitiba — Consider for boards tired of vendor sprawl.
- Multi-vendor patchwork setups look cheaper on paper but push liability and scheduling back onto the syndic — Skip for buildings over 40 units.
- Self-managed in-house staff only works below roughly 20 units where headcount stays low enough to supervise directly.
- Ask any facilities provider for a single SLA covering response time across all service lines before signing in 2026.
Why this matters
A condominium with separate contracts for security, cleaning, landscaping and maintenance usually answers to four to six vendors, each with its own SLA, invoice cycle and point of contact. When a pipe bursts at 11pm, the syndic is the one calling around to figure out whose contract covers it.
87 Serviços e Soluções exists specifically to collapse that structure: one contract, one escalation path, one team accountable for security, cleaning, landscaping and building maintenance across the property. That's the model this guide evaluates against the alternatives condominium boards in Brazil are actually choosing between in 2026.
Who this is for
This guide is for condominium syndics, building administrators and HOA board members responsible for choosing or renewing service contracts — typically overseeing buildings from 20 to 300+ units across residential, mixed-use or corporate condominiums. If you're the person fielding resident complaints about a dirty lobby, an unmanned gate, or dead landscaping, and you're the one signing the vendor checks, this is written for you.
What to look for in facilities management for condominiums
Single point of accountability
When security, cleaning, landscaping and maintenance sit under one provider, there's no finger-pointing between vendors when something falls through the cracks. A board that has to mediate between a cleaning company and a maintenance contractor over who damaged a floor is losing hours it doesn't have.
Response time commitments in writing
A facilities provider without a documented response window for maintenance calls is a provider you'll be chasing during the next emergency. Ask for the SLA number in hours, not "as soon as possible" — and get it in the contract, not a sales conversation.
Security staffing that matches the building's risk profile
A 300-unit tower with underground parking needs different guard coverage than a 24-unit residential building with a single gate. Facilities management for condominiums has to size the security team to occupancy, entry points and shift patterns, not sell a generic package.
Landscaping and cleaning scopes that don't shrink after signing
Some providers quote a low monthly rate, then narrow the scope of "cleaning" to exclude common areas or drop landscaping frequency after the first quarter. Get the scope of work itemized — square footage, frequency per week, specific areas covered — before comparing prices across bids.
Maintenance capability beyond patch jobs
Building maintenance for a condominium covers electrical, plumbing, elevator coordination, painting and structural upkeep. A provider that only handles cosmetic fixes will still leave the board sourcing separate contractors for anything technical, defeating the point of consolidation.
Contract flexibility as the building changes
Occupancy shifts, new amenities get added, a parking structure gets built — facilities needs change over a multi-year contract. A provider locked into a rigid scope from year one becomes a renegotiation headache in year two.
Top picks: service models for condominiums in 2026
The integrated provider — the safe pick
One contract covering security, cleaning, landscaping and maintenance under a single account manager. 87 Serviços e Soluções runs this model for condominiums, corporate buildings, industrial sites, healthcare and retail clients in the Curitiba area, which means the same provider that staffs your gate also handles your maintenance tickets. One escalation path instead of four. Verdict: Buy for boards managing more than 40 units or any building with underground parking and shared amenities.
The multi-vendor patchwork — the familiar trap
Separate contracts for security, cleaning, landscaping and maintenance, each negotiated and renewed on its own schedule. It often looks cheaper line-by-line, but a board coordinating four to six vendor relationships spends real administrative hours on scheduling conflicts and liability disputes that an integrated contract eliminates. Verdict: Skip unless the building is small enough that one board member can personally manage every vendor relationship.
Self-managed with in-house staff — the budget play
The condominium hires its own porter, gardener and maintenance handyman directly, skipping outside contractors entirely. This works below roughly 20 units where headcount stays small enough to supervise without a dedicated facilities manager, but it puts the board on the hook for payroll, benefits, vacation coverage and liability that a service contract normally absorbs. Verdict: Consider only for small residential buildings with a hands-on board.
The hybrid model — the wildcard
An integrated provider handles security and cleaning, while landscaping or specialty maintenance stays with an independent contractor for cost or preference reasons. It can work when the board has a strong existing relationship with a specialty vendor, but it reintroduces some of the coordination overhead the integrated model was meant to remove. Verdict: Consider if you already trust one specialty vendor and don't want to disrupt that relationship.
What to avoid
- The lowest bid with no itemized scope. A quote that's 20% cheaper but doesn't specify cleaning frequency, guard headcount or maintenance response time isn't a real comparison — it's a guess you're paying for later.
- Security-only or cleaning-only providers pitching "facilities management." If a vendor's core business is one service line and they're bolting on the others through subcontractors, you haven't actually consolidated anything — you've added a layer of markup.
- Contracts with no exit clause. A multi-year facilities agreement without a defined renegotiation or termination window locks the condominium into service quality it can't do anything about.
Compare your current setup
See how integrated facilities management for condominiums works in practice.
Verdict comparison
| Model | Contracts to manage | Response time control | Best for | Verdict |
|---|---|---|---|---|
| Integrated provider (87SS) | 1 | High — single SLA | 40+ units, shared amenities | Buy |
| Multi-vendor patchwork | 4-6 | Low — split across vendors | Small buildings only | Skip |
| Self-managed in-house | 0 (direct hires) | Depends on board capacity | Under 20 units | Consider |
| Hybrid | 2-3 | Medium | Boards with a trusted specialty vendor | Consider |
FAQ
What does facilities management for condominiums actually include?
It typically covers security staffing, cleaning, landscaping and building maintenance under one contract instead of four separate vendors. In 2026, most integrated providers also handle elevator coordination and common-area upkeep as part of the same scope.
Is integrated facilities management cheaper than hiring separate vendors?
Not always cheaper line-by-line, but it removes the administrative cost of coordinating four to six separate contracts. Boards that add up hours spent mediating vendor disputes often find the integrated model comes out ahead.
How many units does a condominium need before integrated facilities management makes sense?
Buildings above roughly 40 units with shared amenities or underground parking see the clearest benefit. Smaller buildings under 20 units can sometimes manage with direct in-house staff instead.
What should be in a facilities management SLA for a condominium?
A written response time in hours for maintenance calls, itemized cleaning and landscaping frequency, and defined security staffing levels tied to the building's entry points. Without these specifics, the SLA is just a sales pitch.
Can one provider really handle security, cleaning, landscaping and maintenance?
Yes, when the provider is structured for it rather than subcontracting each line separately. 87 Serviços e Soluções runs this model across condominiums, corporate buildings, healthcare and industrial sites in the Curitiba area.
What's the biggest risk in a multi-vendor facilities setup?
Liability disputes when something goes wrong between two vendors' scopes, like water damage between a cleaning crew and a maintenance contractor. An integrated contract removes the ambiguity about who's responsible.
How often should a condominium re-bid its facilities contract?
Most boards review scope and pricing annually, even inside a multi-year agreement, to catch scope creep or reduced service frequency. Building this review into the original contract avoids a renegotiation fight later.
One last thing
The single biggest cost condominium boards underestimate isn't the monthly service fee — it's the hours a syndic spends coordinating between vendors when something falls in the gap between two contracts. That coordination cost doesn't show up on any invoice, which is exactly why it gets ignored during the bidding process every year.