Community fees in Spain: what owners actually pay the Comunidad de Propietarios in 2026

Every apartment, penthouse or townhouse in a shared building in Spain belongs to a comunidad de propietarios, and every owner pays a monthly fee to keep the communal parts running. The legal framework is Ley 49/1960, de 21 de julio, sobre Propiedad Horizontal, the statute that governs horizontal ownership across Spain. This guide explains what community fees are, how the law sets them, what they cover, how voting works, the new tourist-let voting rules that took effect in April 2025, and what every buyer should check before signing.

What are community fees in Spain?

Community fees, known as gastos de comunidad, are the regular contributions each owner makes to the shared costs of maintaining a building or urbanisation. Article 9.1.e of Ley 49/1960 makes this obligation explicit: every owner must contribute, in proportion to their cuota de participacion, to the general expenses needed for the adequate upkeep of the building, its services, charges and shared responsibilities.

The cuota de participacion is the percentage figure assigned to each unit in the building’s constitutive title, expressed in hundredths of the total property value. Article 3 of the law fixes it as the module for determining each owner’s share of both costs and benefits. It is set when the building is first divided for sale, based on usable floor area, interior or exterior position, floor level, and the presumed use of common elements. Once set, improvements or deterioration to an individual unit do not change the cuota, and only a unanimous agreement of all owners can alter it.

A key rule in article 9.2: non-use of a service does not exempt an owner from paying. If you own a flat but never use the communal pool, you still contribute to its maintenance. The only exception is for services that can be individually metered and charged, such as a specific lift serving only certain floors. Our Horizontal Property Law guide sets out the full statute, and the property owner obligations page covers what each owner must and cannot do in a community.

How much are community fees on the Costa del Sol?

There is no single statutory fee amount. The comunidad approves its own annual budget at the ordinary junta (owners’ meeting), and each owner’s monthly share is their cuota de participacion applied to that budget. The figure depends entirely on what the building has and what it costs to run.

A basic apartment block with no lift, no pool and minimal communal areas might have fees of EUR 30 to 60 per month. A mid-range urbanisation with a pool, gardens, lift and 24-hour reception typically runs EUR 80 to 200 per month. A luxury gated community with landscaped grounds, security, concierge, gym and heated pool can charge EUR 200 to 600 or more per month. Penthouses and large units pay proportionally more because their cuota is higher.

Property type	Typical communal facilities	Indicative monthly fee range
Basic apartment block	Entrance, stairwell, minimal cleaning	EUR 30 to 60
Mid-range urbanisation	Pool, gardens, lift, parking	EUR 80 to 200
Luxury gated community	Pool, gym, security, concierge, gardens	EUR 200 to 600+
Penthouses in luxury developments	Same facilities, higher cuota	Top of each band

These ranges are illustrative, drawn from typical Costa del Sol property listings that disclose annual community costs. They are not closing-price data. Always request the actual community budget and the last two years of approved accounts from the administrator before buying.

What do community fees cover?

The annual budget the junta approves covers the ordinary running costs of the shared building. Article 9.1.e frames these as general expenses for the adequate sostenimiento (sustaining) of the inmueble, its services, charges and responsibilities that cannot be individualised.

Typical line items include:

• Cleaning and maintenance of communal areas (stairwells, corridors, entrances)
• Lift servicing and inspection certificates
• Pool maintenance, chemicals and seasonal opening
• Garden upkeep, irrigation and landscaping
• Security: concierge, CCTV, gate automation
• Building insurance (seguro de incendios y responsabilidad civil)
• Electricity for communal lighting and pumps
• Water for communal irrigation and pool top-up
• Administrator fees (administrador de fincas)
• Repairs to shared infrastructure (roof, facades, drains)

Article 9.1.f adds one more compulsory item: the reserve fund. Every comunidad must maintain a fondo de reserva of at least 10 per cent of its last ordinary annual budget, as updated by Ley 10/2022 to also cover accessibility and energy-efficiency works. Our dedicated reserve fund guide explains how the fund accumulates and what it can pay for.

How are community fees approved and voted on?

The junta de propietarios meets at least once a year to approve the budget and accounts, as article 16.1 requires. The voting thresholds for different types of decision are set out in article 17, and they matter directly to what you pay.

Ordinary expenses and the annual budget fall under article 17.7: a simple majority of the total owners, who in turn represent a majority of the cuotas de participacion. In second call, a majority of those present suffices if they represent more than half the cuotas of attendees. This is the threshold that sets your monthly fee.

Accessibility and energy-efficiency works (article 17.2) need a majority of owners representing a majority of cuotas, provided the annual cost per owner does not exceed twelve ordinary monthly payments.

New services or improvements (article 17.3), such as adding a concierge or installing a new lift system, require three-fifths of owners representing three-fifths of cuotas.

Innovations exceeding three monthly fees (article 17.4): if the cost per owner exceeds three ordinary monthly payments, a dissenting owner who voted against is not obliged to pay and their cuota is not modified.

Statute or title changes (article 17.6) require unanimity of all owners and all cuotas.

Decision type	Article	Majority required
Annual budget and ordinary expenses	17.7	Simple majority of owners and cuotas
Accessibility works (under 12 monthly fees)	17.2	Majority of owners and cuotas
New services (concierge, security)	17.3	Three-fifths of owners and cuotas
Improvements over 3 monthly fees	17.4	Three-fifths; dissenters exempt
Statute or title modifications	17.6	Unanimity

Can a community charge tourist-let owners more?

Yes, and this is the most significant change to community fee rules in years. Since 3 April 2025, article 17.12 of the LPH, added by Disposicion Final 4.2 of Ley Organica 1/2025, allows a community to approve, limit, condition or forbid tourist rental activity by a three-fifths majority of owners representing three-fifths of cuotas.

The same provision lets a community establish special fee quotas or increase the community fee share for properties used for tourist lets, by up to 20 per cent. Article 7.3 of the LPH, added by the same law, requires an owner to obtain prior express community approval before starting a tourist rental activity.

This means a comunidad can now vote to charge a short-let owner up to one-fifth more in monthly fees than an equivalent long-term residential unit, reflecting the higher wear and tear, security and administrative burden tourist lets impose on shared services. The decision is not retroactive: it applies from the junta agreement forward. Our Costa del Sol short-let rules guide covers the VFT registration and town-hall approval requirements that sit alongside this community vote.

What is a derrama extraordinaria?

A derrama extraordinaria is a one-off special assessment levied when the community faces a major expense that the reserve fund cannot cover. Typical triggers include roof replacement, facade repainting, lift modernisation, or structural repairs following an inspection.

The legal basis sits in article 10 (mandatory conservation works) and article 17 (the voting thresholds). Article 10.1.a states that works necessary for the adequate maintenance and conservation of the building, including those required to meet basic safety, habitability and accessibility standards, are obligatory and do not require a prior junta vote. The junta’s role is limited to distributing the derrama and setting payment terms.

For non-essential improvements, article 17.4 provides the opt-out mechanism: if the per-owner cost exceeds three ordinary monthly fees and the dissenting owner voted against, they are not obliged to pay. But for conservation works under article 10, there is no opt-out. Every owner must contribute according to their cuota. Our extraordinary works guide covers the supermajority thresholds and reserve fund financing in detail.

What happens if an owner does not pay?

Unpaid community debts are not ordinary unpaid bills. Article 9.1.e grants credits owed to the community preferential status, citing article 1.923 of the Civil Code, for the current year’s accrued quotas and the three preceding years. This means community debts rank ahead of most other unsecured creditors.

The consequences of non-payment escalate:

1. Loss of voting rights: article 15.2 strips owners who are behind on all debts due to the community of their vote at the junta. They may still attend and speak, but cannot vote unless they have judicially impugned the debt or consigned the sum.
2. Judicial action: the president, with junta authorisation, can file a declarative court action for collection.
3. Property lien: the community can annotate the debt against the property in the Land Registry, blocking a future sale until it is settled.
4. Buyer liability: the adquirente (buyer) of a unit, even with a registered title, responds with the acquired property for community debts of the current year and the three previous years.

This is why the notary requires a community debt certificate at completion. The Consejo General del Notariado guidance states that the secretary’s certificate, approved by the president, must confirm whether the seller is current with community payments. The seller must also declare outstanding debts in the public deed. Our community debt when buying guide explains the buyer’s liability rule in detail.

How does the reserve fund work?

The fondo de reserva is a mandatory savings account the comunidad holds, separate from the ordinary operating budget. Article 9.1.f sets the statutory floor: the fund must hold at least 10 per cent of the last ordinary annual budget. For a community with an annual budget of EUR 48,000, the reserve must be at least EUR 4,800.

The fund’s purpose, broadened by Ley 10/2022, is to cover conservation, repair and rehabilitation works, accessibility works under article 10.1.b, and energy-efficiency improvements. The community may also use the reserve for building insurance or a permanent maintenance contract.

In practice, many communities hold more than the 10 per cent minimum, especially older buildings where major works are foreseeable. A well-funded reserve reduces the frequency and size of derramas.

What should a buyer check before purchasing?

Before completing on any property in a comunidad de propietarios, request these documents from the community administrator or your lawyer:

1. Current annual budget and approved accounts: shows what the comunidad spends and whether the reserve is funded.
2. Community debt certificate (certificado de deuda): confirms the seller’s payment status. The notary will require this at completion per notarial practice guidance.
3. Approved derramas: check whether any special assessments have been approved but not yet fully collected. You inherit the unpaid balance.
4. Community statutes (estatutos): may contain rules on use, rental restrictions, pet policies, or renovation works that affect your plans.
5. Minutes of the last two juntas: reveals pending disputes, planned works, or recurring maintenance issues.
6. Reserve fund balance: a fund below the 10 per cent statutory minimum is a red flag, suggesting deferred maintenance and likely derramas.

Can you challenge a community agreement?

Yes, article 18 of Ley 49/1960 gives owners the right to impugn junta agreements they believe are contrary to the law or the community statutes. The rules are precise:

• Who can challenge: owners who saved their vote (voted against), were absent, or were wrongly deprived of their vote.
• Standing requirement: the owner must be current with all community debts due, or have judicially consigned the amount. This does not apply to challenges of cuota de participacion modifications under article 9.
• Deadline: three months from the junta agreement for ordinary cases, extended to one year if the agreement violates the law or the statutes.
• Effect: impugnation does not suspend the agreement’s execution unless a judge orders a cautelar (injunction) at the owner’s request, having heard the community.

How do community fees compare to other holding costs?

Community fees are one component of the ongoing cost of owning property in Spain. The annual property taxes for non-residents guide covers IBI (council rates), Modelo 210 (imputed income tax), and wealth tax. Community fees sit alongside these as a building-level cost that cannot be avoided.

Cost item	Annual estimate	Legal basis
Community fees	EUR 1,200 to 3,600	Ley 49/1960 art. 9.1.e
IBI (council tax)	EUR 800 to 1,500	Local town hall ordinance
Modelo 210 (imputed income)	EUR 500 to 1,000	AEAT / Ley 35/2006
Building insurance (if not in community)	EUR 200 to 500	Private contract
Utilities (individual)	EUR 1,200 to 2,400	Private contract

Community fees are the most variable line item because they depend on the building’s facilities. When budgeting for a purchase, ask the administrator for the last three years of fees to see the trend and any derramas charged.

This guide is general information, not legal or tax advice. Rules change and individual circumstances differ. Verify current requirements with an independent lawyer (abogado) or tax advisor (gestor/asesor fiscal) before acting.