01
The administrator never answers
Messages go unanswered and decisions stall. In the end you are the one who has to face your neighbours over something that is not your responsibility.
Managing alone wears you out. Quoting blind costs you dearly. We sort it out for you: receive your executive summary with the solutions, then choose.
Coverage
01Home
Condominium and building management in the Santiago Metropolitan Region and the central coast
Tired of being the only one who actually runs your condominium?
The days of chasing the administrator and guessing who authorised each expense are over. Here we apply genuine written governance: every role with clearly defined responsibilities, backed by civil engineers, with transparent accounts every month and maintenance carried out before the infrastructure fails.
4.9 · 11 verified Google reviews
Data protected · Law 21.719
Official partner of www.buscatuadministrador.cl
Reply within 24 business hours
The problem
What you pay for today and should not keep paying for
If any of this sounds familiar, it is not normal — it is a management service that is not working. Almost everyone advertises years of experience; very few prevent that disorder from eroding the value of your property.
02
The committee managing alone
The whole operational burden falls on neighbours with neither the time nor the tools: that means evenings and weekends taken away from your family.
03
Maintenance that arrives late
Faults are only dealt with once they have already escalated, and the emergency is paid for out of the community's common funds at emergency call-out rates.
04
Expenses that do not add up
Accounts with no real breakdown that nobody audits month by month — and at the assembly it is you who is asked to explain, not the administrator.
05
Quotations with no technical scope
Vague budgets that end up costing more than promised, with the committee's signature already on the contract.
Your money. Your rules. With proper backing.
Request a free assessment
It does not have to stay like this.
Serving on the committee should not be a second job!
If you already have to justify yourself at work, why do you keep explaining things on behalf of someone who should be explaining them to you?
Request a free assessment
Why civil engineers
What a traditional administrator cannot offer you
Who is checking today whether your building is genuinely safe, well maintained and under the right contracts — rather than merely looking that way? This is how a civil engineer runs your community, week after week:
Sets up the operation from scratch
Manages every supplier contract
Reviews quotations on technical merit, not on price alone
Defines the scope of work before any expense is approved
Optimises costs so that nobody has to audit after the fact
Your infrastructure lasts longer
A Master Maintenance Plan with an annual Gantt chart, named owners and indicators. Your building is looked after before it fails, not afterwards.
Every peso auditable
Item-by-item accounts with full documentary traceability, visible to all co-owners — not only to the Committee. Check it yourself whenever you wish.
Cero multas
Current MINVU registration, general meetings held on time and a reserve fund backed by regulation: no fine you would later have to explain at a general meeting.
See how much you could be losing with your current administrator
Free assessment, with no obligation. The detailed comparison is set out in writing below.
| Aspect | Traditional administrator | Patrimonio Vivo |
|---|---|---|
| Professional profile | Administrator with no technical training in infrastructure | Civil engineers with experience in property development, mining and public works |
| Supplier oversight | Relies on whatever the supplier reports | On-site supervision: we check that the work is done properly |
| Preventive maintenance | Reactive: responds only when there is an emergency | Annual Gantt chart with dates, owners and indicators, presented at the Assembly |
| After-sales claims against the developer | Does not detect or pursue construction defects | We identify defects and claim for them within the legal time limits (3, 5 and 10 years) |
| Financial transparency | General accounts with no detailed breakdown | Item-by-item traceability available to everyone on a digital platform |
| MINVU register | Not always verified: legal risk for the community | Individual administrators with current registration (Law 21.442); the company's own registration is in progress |
| Energy planning | Not included in the service | Energy-efficiency assessment and coordination of energy-saving projects |
| Climate resilience | Reacts after a water cut, power cut or heavy rain has already hit the community | Preventive protocols for water cuts, power cuts and heavy rain, ready before every season |
“But Patrimonio Vivo is different: they are professional engineers.”
Marcelo Morales M. · Co-owner · Review verified on Google
Our model
We do not manage from the paperwork. We manage from the foundations.
The Assembly, not the isolated co-owner
Anyone can persuade one person over a coffee. Persuading 100 co-owners with differing views and money at stake takes material that withstands questions, not a pretty slide.
The Argument, not the slide
A generic slide does not survive the first question. A programme built on technical reasoning, with the relevant article of Law 21.442 cited where it applies, does. If anyone asks why, you have the answer.
Judgement, not good intentions
Faced with an inspection by the regional ministry office (SEREMI), a failure in the condominium or building and its critical assets, or a supplier making excuses, goodwill is not enough. That is when a civil engineer gives the management its technical backing, on your behalf — with the professional judgement each situation demands, not the best intentions available.
The Warranty, not “fingers crossed”
A new development carries statutory warranties of 3, 5 and 10 years against the developer. Almost nobody enforces them in time — we log them, track the deadlines and demand the repair in writing.
Service life, not the quick fix
We manage contracts and suppliers on technical criteria — every intervention is supervised and validated on site, because we know your building's infrastructure from the foundations up. A well-executed maintenance plan extends the building's service life and protects the value of every apartment: it does not merely solve today's problem, it safeguards tomorrow's asset.
Request a free assessment
Free assessment, with no obligation.
Climate resilience
Water cuts, power cuts and heavy rain do not give advance warning
Would you rather be the committee that already has a plan before the next cut, or find out when your neighbour on the 20th floor has already come down the stairs, torch in hand, to fetch water from the corner? Water cuts, blackouts and flooding are no longer the exception — they are becoming more frequent every year. Hardly any administrator today thinks about a climate-emergency protocol: we do. Law 21.442 requires, in Article 40, an Emergency Plan that includes an Evacuation Plan, the latter updated at least once a year.
Request a free assessment
Source: Superintendencia de Servicios Sanitarios (SISS) and Coordinador Eléctrico Nacional (CEN).
How we work
Phased set-up, not a generic promise: saves up to 15 hours a month for you and your family
First we put in order what the previous administration left behind; then we settle into a regular routine, following the working cycle you can see below, step by step, without anyone on the committee having to chase anything up.
15ha month
Get your evenings back. We chase the quotations.On average, a committee saves 15 hours a month once the service is up and running: those are the hours that used to go on chasing quotations, sorting paperwork and answering neighbours' queries with no support.
1
Request from the committee or issue identified by our technical team
2
Quotation from at least 2 suppliers
3
Technical validation of the scope
4
Committee approval
5
Supervised execution
6
Completion check
7
Documentary record and payment
What does your community need?
Every committee arrives at this point for a different reason. Choose the route that fits yours — there is no single recipe for every community.
We need a management service
We start with a technical visit and a formal proposal, at no cost and with no obligation.
Request an assessment →
We want to change administrator
An orderly legal process, with a documented handover, step by step.
See the procedure step by step →
We want to put our finances in order
Item-by-item accounts and arrears control, visible to the whole community.
Let's put your accounts in order →
Technical advice for the Management Committee
Technical works inspection (ITO), expert reports, audits, after-sales management and 3-5-10-year warranties claimed on time.
See the technical advisory services →
Active coverage in 54 municipalities across the Santiago Metropolitan Region and the central coast. This is what you can verify for yourself before deciding:
★ 4.9 · 11 Google reviews
Administrators registered with the MINVU national register
54 municipalities in the Santiago Metropolitan Region and central coast
Led by civil engineers
Our services
Technical management services for communities in the Santiago Metropolitan Region
We do not manage from the paperwork, but from the foundations: ten technical workstreams, each with its own methodology, deadlines and documentary traceability. We do not make promises: we plan, deliver and document.
Every peso supported and reported item by item, visible to all.
Financial control with documentary traceability: rigorous monitoring of cash flow, service charges and current accounts. Every peso is supported by documents. Monthly accounts with an item-by-item breakdown, available to every co-owner on a digital platform.
- Monthly accounts with no small print
- Digital platform accessible from your mobile phone
- Immediate alert to the Committee in the event of irregularities
Gas, lifts and fire safety: never again an expired certificate.
Mandatory technical certifications kept current: we coordinate the certifications that the law requires for your building — gas, lifts and fire-protection systems — tracking expiry dates so that none ever lapses.
- Gas installation certification
- Lift certification and maintenance
- Fire-protection system certification
- Expiry calendar with advance alerts
The right cover for the budget approved at the Assembly.
Management of the community's insurance — handled from start to finish: we coordinate the taking out and renewal of the policies your community needs, with the best cover for the budget approved at the Assembly.
- Assessment of cover in line with the building's infrastructure
- Coordination of the annual renewal
- Handling of claims with the insurer
- Documentary support for the Assembly
An annual Gantt chart signed at the Assembly, not verbal promises.
Preventive maintenance with an annual Gantt chart: we draw up an annual maintenance plan with named owners, set frequencies and monitoring indicators. Presented and signed at the Assembly: no verbal promises, only commitments that can be traced.
- Full-year schedule with real dates
- On-site supervision of every maintenance task
- Close-out report for every intervention
Every query followed up and closed, with a documented record.
Transparent communication with the Committee: regular reports, active digital channels and prompt replies to queries. Every concern is followed up and closed on the record. An informed community is a community at ease.
- WhatsApp, email and digital platform
- Monthly report to the Committee
- A record of every action taken
Assemblies on time, co-ownership rules and MINVU registration all up to date.
Full compliance with Law 21.442: calling and chairing assemblies, the co-ownership rules (reglamento de copropiedad), and dealings with the regional ministry office (SEREMI) and the municipalities. Current MINVU registration and technical support for the Committee in exercising its legal powers.
- Current registration with the MINVU national register
- Assemblies called within the legal time limits
- Reserve fund managed with regulatory backing
We spot unfavourable clauses and above-market prices.
Technical review of supplier contracts: we analyse the existing cleaning, security, lift and maintenance contracts. We identify unfavourable clauses, above-market prices and missing guarantees.
- Market comparison on technical criteria
- Detection of unsupported clauses
- Assisted negotiation with suppliers
Early warnings on pumps, lifts and façades, before the expensive failure.
Visual and administrative assessment of critical infrastructure: we carry out a visual and administrative survey of critical assets — pumps, lifts, electrical systems, façades and the status of current certifications. We identify early warnings and coordinate with the licensed professionals who issue the official technical reports and accept the corresponding legal responsibility.
- Visual inspection of pump rooms and switchboards
- Administrative control of certifications (gas, lifts, fire extinguishers)
- Detection of construction defects in the after-sales period
- Coordination with licensed experts engaged by the condominium
Four levels of escalation, not a WhatsApp message nobody answers.
Arrears management with a structured procedure: a digital reminder before the due date, a formal notice within the first 15 days of arrears, traceable out-of-court recovery and, where appropriate, a recommendation to the Committee on legal action, with supporting evidence. Every month the Committee knows exactly who owes what, and at which stage the case stands.
- Preventive reminder before the due date
- Formal notice within the first 15 days of arrears
- Monthly report by unit, amount and stage of recovery
Swimming pool, gym, gardens and car parks, each with its own plan by specialism.
We manage a specific maintenance plan for the condominium's common areas and amenities — swimming pools, gyms, function rooms, gardens, barbecue areas and car parks — each with its own frequency, named owner and certified supplier by specialism. It is integrated with the annual Gantt chart of Preventive maintenance and with the Infrastructure under watch survey, so that no common space falls outside the plan or depends on someone reporting that something has failed.
- Maintenance differentiated by type of amenity, not a generic line item
- Certified suppliers by specialism, reviewed under Contracts reviewed
- Integrated with the annual Gantt chart and the rest of the maintenance plan
Types of community we manage in the Santiago Metropolitan Region
Patrimonio Vivo acts as technical administrator. The inspections and assessments we carry out are visual and administrative in nature. Official technical reports, certifications and specific expert opinions (lifts, gas, electrical installations, structures) are issued by independent licensed professionals engaged by the condominium for that purpose, who accept the corresponding legal responsibility. Legal representation in court for legal services is provided by independent licensed lawyers. Our role is to coordinate with them and to ensure that the processes are followed.
Changing administrator · Law 21.442
How do you change the administrator of a building or condominium?
How long has it been since your administrator last rendered an account?
It is simpler than it looks: with 33% of the ownership rights the Assembly can already sit and approve the change.
Every month that passes without putting it right is another month of unaudited expenses and of warranties running out with no one managing them.
Is your administrator registered with the MINVU national register?
An unregistered administrator is barred from acting. Is yours listed? Check it yourself in the public register.
It has been a legal requirement since September 2025, not an option — and it can be checked in the public register in a moment.
Complete transparency
A clear channel for every type of query
Every request is logged and, if it is not answered within the agreed time, it escalates automatically to a supervisor. You no longer have to keep pushing for anything to move forward — the system does it for you.
Your community's data, treated with the same seriousness as its funds
Only the data the service needs, with role-restricted access and ARCO rights guaranteed (Law 21.719).
Team
Engineers, not sellers of generic services
The people who manage your community have technical training in infrastructure, not just poorly practised sales experience. Three people with names and surnames — not a switchboard or a ticket that nobody signs.
Raúl Flores Astorga
Civil Engineer · Founding Partner · AdministratorFormer Technical Manager at a property developer: he built buildings before managing them, with experience in mining, public works and engagement with real communities.
MINVU National RegisterCivil engineer and former Technical Manager at a property developer, with a background in mining and public works. He led field teams and administered contracts in large-scale mining, with direct community engagement — negotiating with people, not just signing contracts. Today he applies that same judgement to Patrimonio Vivo's technical outlook: asset management, preventive maintenance and assessment of critical infrastructure.
View LinkedIn profile
Christopher López Aranda
Civil Engineer · Co-founder · AdministratorImplemented ISO-standard management systems in large-scale mining — today he audits every supplier and every certification with the same rigour.
MINVU National RegisterCivil engineer with experience in procurement and contract administration in large-scale copper mining, where he led the implementation of management systems under ISO standards and community engagement. He has acted as arbitrator and expert witness in contractual disputes. Trained in quality management, PMP® and PMI agile methodologies. In charge of day-to-day technical administration: supplier oversight, mandatory certifications and maintenance coordination with an engineer's judgement, not a paper-pusher's.
View LinkedIn profileMJ
María José Undurraga
Business Administration · Community Management and SupportThe point of contact who answers, rather than passing you on.
MINVU National RegisterBusiness administration professional in charge of the direct relationship with committees and co-owners: every request, every meeting and the status of every action, with a financial eye on the community's accounts. If the Committee asks, she has the answer — not a “let me check”.
Supplier network
A network of vetted suppliers, not a list of contacts
For your committee this means one thing: money the building does not lose. No more quotations without a technical scope — every job passes through the same filter before a single peso is paid.
At least 2 quotations comparedNo job is awarded with only one offer on the table.
On-site supervisionWe verify that the work is done properly, not what the supplier reports.
Payment on verified completionThe supplier is paid when the work is finished and verified.
Are you a reliable supplier? Work with communities that pay on time.
We do not publish data about the communities we manage
For the safety of its residents, we do not show addresses, building names or internal information about our clients. Confidentiality is part of the service — and a commitment we also make under Law 21.719 on data protection. Our public reference is the verified reviews on Google.
What our communities say
Verified Google reviews
Genuine opinions from co-owners and committees in the Santiago Metropolitan Region (translated from the original Spanish).
Google Business Profile
11 verified reviews
11 verified reviews
O
Oscar
Co-owner · Google Business
One day, the neighbour from the 4th floor sent me the link to the MINVU register and — surprise! — our administrator was not even listed. We started looking and contacted several firms, but the people at Patrimonio Vivo were the only ones who went to the trouble of coming to the building before giving us a quote. And mind you, they did not send just anybody: a proper engineer came. He checked the plant room, the electrical switchboard, the fire extinguishers… a full inspection. Honestly, we had never seen that level of commitment.
MrM
Marcelo Morales M.
Co-owner · Google Business
I never thought I would write a review of a management company, because I have had bad experiences. But Patrimonio Vivo is different: they are professional engineers. They explained Law 21.442, the MINVU register and the warranty deadlines with the developer, which we had never reviewed. If you are looking for an administrator in the Santiago Metropolitan Region, call them first.
FC
Felipe Cifuentes
Co-owner · Google Business
We are a relatively new building, and through Patrimonio Vivo we found out that there are after-sales warranty periods (3, 5 and 10 years) that have to be actively pursued with the developer. They helped us put the relevant claims in order before the cover expired.
FC
Fabian Cardoza
Co-owner · Google Business
Excellent service and very good advice. They helped us identify problems in our building and handle the claims with the developer clearly, in an orderly way and on time. They were always available to answer our questions. Highly recommended for their professionalism and commitment.
DC
Diego Cerón
Co-owner · Google Business
We are a small building and thought nobody would take the time to explain things to us properly. With Patrimonio Vivo it was the opposite: they put together a clear presentation, with easy-to-read charts, and answered every question without hurrying, as if we were a large tower.
MM
María Carolina Mombiela
Co-owner · Google Business
One of our main dilemmas was seeing how, at every assembly, expenses appeared without a clear diagnosis. At the meeting with this new firm it became clear that we had been paying an administrator who barely meets the basics: they showed us an example of a prioritised expenditure plan and of construction defects that are no longer covered because they were not claimed in time. The difference in standard is striking.
M
Macarena
Co-owner · Google Business
After so many years of not properly understanding the service charges, I am grateful that they arrived with a genuinely clear explanation, with infographics you understand at first glance. That changes your relationship with the management of the building.
CV
Carlos Valdivia
Co-owner · Google Business
Along with other neighbours I was asked to listen to proposals for managing the condominium, and this firm was by far the one we liked most: very professional and willing to answer every question that came up, as well as quickly adapting to the particularities of our condominium. It is clear that they know the subject.
Frequently asked questions
Frequently asked questions about condominium management in Chile
Straight answers, with no small print, to what committees and co-owners actually ask before deciding.
There is no single figure: it depends on the number of units and the technical infrastructure of the property. Fees usually come to between 8% and 15% of the monthly service charge, and more for rural subdivisions. The first conversation is free of charge.
Yes. Since September 2025, Law 21.442 requires all administrators to be registered with the MINVU national register. Check it at condominios.minvu.cl. Patrimonio Vivo's administrators hold current individual registration under Article 84; the company, as a legal entity, is in the formal process of registering with the MINVU Executive Secretariat for Condominiums.
It is a matter for an Ordinary Assembly. It takes 33% of the ownership rights for the assembly to sit and an absolute majority of those attending (50% + 1) to approve. The outgoing administrator is then notified and a documented handover takes place.
Rendering accounts is a legal obligation, not a favour. Request it in writing and keep a record. If there is no reply, the Committee can call an extraordinary assembly and begin the change, request an external audit or file a complaint with the Local Police Court (Juzgado de Policía Local).
Monthly accounts item by item with full documentary support, available on a digital platform to every co-owner — not only to the Committee. Every peso is traceable and can be audited at any time.
Article 7 of Law 21.442 sets 10 days from the payment notice to pay; once in arrears, the debt accrues interest of up to 50% of the bank's current interest rate. The administrator may offer instalment agreements, with the Committee's prior approval (Article 6), and if the debt is not regularised, recovery proceeds by executive proceedings (juicio ejecutivo) before the relevant civil court.
It is a mandatory fund for extraordinary, urgent or unforeseen expenses (Article 39 of Law 21.442). It is built up with a surcharge on the service charge set by the co-ownership rules or by the assembly, and the law provides that this percentage may not be lower than 5% of the monthly service charge.
There is no legal vacuum. Article 18 of Law 21.442 states, verbatim: “In the absence of the administrator, the chairperson of the management committee shall act as such” (our translation). While the assembly appoints a replacement, the chairperson of the Committee takes on those duties.
Get in touch with the basic details: the name of the building, the municipality, the number of units and the type of property. We arrange a first conversation and provide a formal technical proposal setting out scope, methodology and fees. No cost and no obligation.
We do not ask you to take it on trust
In writing. In the contract.- Full traceability of funds
- A technical proposal, not a template
- Documented handover
- No lock-in — leave whenever you wish
Contact
Get a quotation for managing your building or condominium in the Santiago Metropolitan Region and the central coast
Five details are enough to get started. We reply on WhatsApp with an indication of fees and arrange a first conversation at no cost and with no obligation. Every month that passes without reviewing the current management is another month of unaudited expenses.
Telephone
+56 9 4260 0161
Email
contacto@patrimonio-vivo.cl
Regular opening hours
Monday to Friday · 09:00 – 18:00 (Chile time)
Area of operation
Santiago Metropolitan Region and central coast · Buildings, condominiums and rural subdivisions
Official partner of www.buscatuadministrador.cl
Request your free assessment
Management platforms
ComuniOS
Quila
GastoClaro