Note
Community fees in Spain: what they cover and how to check them
Quick answer
Community fees pay for the running and upkeep of the common parts: cleaning, lift, insurance, gardens, pool, caretaker, administrator and works. Each owner pays a share set by the unit’s quota. The law requires a reserve fund. Ask for the budget, last accounts and minutes to see if the fees are realistic.
Applies toBuyers comparing flats and houses in shared buildings and wanting to understand the running costs.
On this page: 9 sections
§ 1What fees pay for
Community fees, gastos de comunidad, cover the common expenses of the building. Typical items are cleaning, lift maintenance, building insurance, water and electricity for common parts, gardens, a pool, a caretaker or doorman, the administrator’s fee and small repairs. Larger works may be paid from the reserve fund or by a special assessment. This page is part of the chapter in what to know about communities of owners.
§ 2How your share is set
Each unit has a quota, a percentage of the building, set in the title deed of the building. Your share of the common expenses follows your quota, unless the statutes or an agreement provide otherwise for particular services, such as a lift for upper floors. Check your quota in the registry extract and the statutes. The effect of the quota on votes and on costs is the same, but the rules for special expenses can differ.
§ 3The budget and the accounts
The owners’ meeting approves the budget each year, normally in an ordinary meeting. Ask for the budget and the previous accounts. Compare income and costs: does the community spend what it collects, does it have arrears owed by owners, does it carry deficits. The administrator can explain. Poor accounts are a warning.
§ 4The reserve fund
The law sets a floor for the reserve fund, as a share of the last ordinary budget. It exists to cover repairs and unforeseen costs. Ask how much is in the fund and what it is meant for. A building with a thin fund and visible problems will probably call a derrama. See derramas explained.
§ 5Special quotas
Special quotas, or an increase in a unit’s share of common expenses of up to a set limit, can also be agreed by three fifths, without retroactive effect. This matters if you buy a unit with a terrace, a garage or other features that might attract different shares. Ask whether any special quota applies to your unit.
§ 6Fees and the sale
Who pays the fees in the year of the sale is a matter for the contract. The usual practice is explained in who pays community fees explained. The debts that can attach to the property are covered in more on debts to the community when buying.
§ 7Fees and tourist rental
If the building allows tourist rental, the community may charge more for wear on the common parts, or the owners may vote to restrict it. Check the statutes and the minutes, since a vote needs the favourable votes of three fifths of all owners, which is a high bar but not an impossible one.
§ 8Practical checks
Ask for the current fee, the last three budgets, the reserve fund balance, the list of services and the administrator’s contact. Compare with similar buildings nearby. A fee that is very low can mean neglected maintenance, and one that is very high can mean costly services you may not need.
§ 9More on this topic
Statutes and meetings explained explains how the community decides.
FAQRelated questions
How much are community fees?
They vary greatly with the services of the building, the age, the size and the place. A building with a pool, lift and caretaker costs more than a small block without. Ask for the actual fee and the budget, not an estimate from the listing.
Is there a reserve fund?
Yes, the law requires one with a minimum size tied to the budget. It covers repairs and surprises. Ask for the current balance, since a thin fund often precedes a special assessment.
Can the fees go up?
Yes. The owners vote the budget each year, and fees follow costs and works. A building that has postponed repairs may raise them. Ask for the last three budgets and the minutes to see the trend.
Sources
- Boletín Oficial del Estado: Ley de Propiedad Horizontal (Ley 49/1960, BOE-A-1960-10906) (official source, opens in a new window), Arts. 7, 9, 10, 13, 16 and 17 (consolidated text of 3 October 2026)Last checked 26 October 2026
Legal note. How the process works in general. It is not legal advice, and it never replaces an independent Spanish lawyer acting for you.