Spanish community of owners: new owner's rights and obligations
Guide for new property owners on community of owners: fees, special levies, meetings, voting, rules, and rights. How to avoid problems and fines in your new building.
Just bought a property. Initial excitement soon meets reality: the community of owners.
First when buying: what to request
1. Administrator’s certificate confirming seller is current on payments. 2. Latest ordinary general meeting minutes. Shows financial state, pending levies, planned works. 3. Statutes and internal rules. Building-specific rules: music hours, pets, tourist rental, common-area use. 4. Annual budget and expense breakdown. 5. Current monthly fee (varies by coefficient).
Participation coefficient
Each property has assigned a participation coefficient on building total. Found in the deed. Basis for:
- Your monthly fee
- Your special levies
- Your voting weight in some cases
Typical coefficient: 1.5%-5% by size and floor.
Types of expenses: ordinary vs special
Ordinary: covered by monthly fee (cleaning, normal maintenance, supplies).
Extraordinary special levies:
- Façade renovation: €1,500-6,000 per neighbour
- Lift replacement: €1,000-4,000 per neighbour
- Roof renovation: €800-3,000 per neighbour
- Thermal insulation improvement: €2,000-8,000 per neighbour
Always ask before buying if there are approved levies not yet paid — they’re your problem from day 1.
Owner’s rights
1. Attend and vote in meetings. 2. Access documentation: minutes, budgets, accounts. 3. Convene extraordinary meeting with 25% of owners. 4. Object to works lacking legal majority.
Owner’s obligations
1. Pay your fee and levies on time. 2. Respect internal rules. 3. Notify significant renovations. 4. Allow access for common-element repairs (with notice). 5. Insure your home. Community only covers building structure.
Five golden rules
1. Attend meetings. Even as new owner, show up. 2. Read the minutes. Decisions in your absence bind you. 3. Pay punctually. Direct debit avoids forgetfulness. 4. Communicate renovations. Before starting, notify administrator. 5. Respect hours and rules. Loud music, barking pets, smoking in common areas — typical conflicts.