A Guide To Community Fees In Spain

If you own a property in Spain that is part of a shared building or development, you are legally required to pay community fees. These fees are often overlooked by foreign buyers and can become a major source of confusion or even legal trouble if not properly understood. In this updated guide for 2025, we’ll explain what community fees are, what they cover, how much they cost, and what happens if you don’t pay them — with practical examples, updated rules, and expert tips that matter to expats, landlords, and buyers alike.

What are community fees in Spain?

Community fees are payments made by property owners within shared residential developments — including apartments, villas, and townhouses — to cover the maintenance and management of communal areas. These areas may include swimming pools, gardens, lobbies, elevators, garages, stairwells, security services, and shared infrastructure like lighting and plumbing. The fees also help pay for building insurance, administration, repairs, and any contracted staff or service providers.

How much are community fees in Spain?

As of 2025, community fees typically range from €50 to €250 per month, depending on the location, amenities, and size of the development. Premium resorts or coastal gated communities with full-time staff or 24-hour security may exceed €300/month. Inflation and rising energy prices have pushed average fees higher across most regions.

Typical examples:

• €60/month for a 2-bedroom apartment in Valencia with pool and communal gardens
• €180/month for a villa in Marbella within a gated complex with security and landscaping
• €40/month for a rural townhouse with no amenities, just shared exterior lighting and entrance

Who has to pay community fees?

All property owners in a horizontal property (comunidad de propietarios) are legally obligated to pay community fees, whether they live there or not. Ownership automatically implies participation. Properties with larger surface areas or exclusive features (like private gardens) usually pay a bigger share of the fees, based on their coefficient of participation recorded in the property deeds.

How are community fees calculated?

Each property’s fees are calculated according to its participation coefficient — a percentage based on the property's size, location, and value relative to the rest of the building or complex. This coefficient is fixed when the development is completed and included in the escritura (deeds). Changing it requires unanimous agreement among all owners, which is rare.

How are community fees managed?

Fees are agreed annually at the general assembly of the community of owners. The proposed budget is presented, discussed, and voted on by all present or proxy owners. In 2025, many communities now allow remote participation via digital portals. Expenses are divided proportionally according to each owner's coefficient, and reserve funds must legally equal at least 10% of the approved annual budget (Law 8/2013).

What do community fees cover?

Community fees fund day-to-day operations such as cleaning communal areas, maintaining gardens and pools, lift servicing, lighting of shared spaces, and general building insurance. Many communities also contract pest control, Wi-Fi in communal zones, or concierge services. Larger complexes might include gyms, sports courts, or clubhouses in their fee structures.

Extraordinary Costs vs Regular Fees

Ordinary community fees cover ongoing expenses. Extraordinary costs arise when major works are needed — such as roof repairs, repainting facades, or modernising elevators. These costs are usually approved in a separate vote and invoiced to owners additionally. It's crucial to ask about planned extraordinary expenses before buying a property.

How often can community fees increase?

Community fees can increase every year if approved by majority vote at the general meeting. Some communities automatically adjust fees for inflation (IPC index). Extraordinary expenses can cause temporary surges in fees. It’s important to review past budgets and meeting minutes to anticipate future increases.

Energy Costs and Green Upgrades

With rising electricity costs and new EU climate targets, many communities in 2025 are upgrading lighting, heating, and insulation. These projects can save money long-term but often require upfront investment, impacting community budgets. Solar panels, LED retrofits, and electric vehicle charging stations are becoming common new projects discussed at annual meetings.

Can tenants be charged instead of owners?

No. Legally, only the owner is liable to the community for payment. If a property is rented long-term, landlords may pass community costs to tenants in the rental contract — but communities will always pursue the title holder (owner) if fees go unpaid.

What happens if I do not pay community fees?

Failure to pay community fees leads to:

• Application of late interest and penalties
• Possible legal action by the community
• Embargo (lien) on your property assets
• Forced judicial auction of your home

Owners who fall into arrears also lose their voting rights in community meetings until debts are paid. More details can be found here: Understanding Embargoes In Spain.

Your Right to Audit Community Accounts

All owners have the legal right to inspect the community's annual accounts, contracts, and invoices before and after the general meeting. You can request copies and even challenge discrepancies in court if necessary. Transparency is mandatory under the Horizontal Property Law.

When Can You Challenge a Community Decision?

Owners have up to three months from the date of a meeting to challenge an agreement they consider illegal or seriously detrimental. Challenges must be filed through court proceedings and should be based on breaches of the law or community statutes, not personal disagreements.

Can communities restrict short-term rentals?

Yes. Since legal changes in 2019, a community can vote (3/5 majority required) to limit or prohibit short-term tourist rentals. However, restrictions only apply moving forward and cannot retroactively ban previously registered tourist lets. Always check the community rules before buying if rental income is part of your plan.

What law governs all of this?

Community life is governed by the Spanish Horizontal Property Law (Ley de Propiedad Horizontal). It defines owner obligations, voting rights, debt enforcement procedures, budget rules, and how to amend statutes. Official text here: Horizontal Property Law – BOE.

Final tips for buyers and landlords in 2025

Always request the last three years' community budgets, fee breakdowns, meeting minutes, and confirmation of any planned works before buying. Ask explicitly about delinquent owners, ongoing litigation, or pending extraordinary assessments. Confirm whether rentals (short- or long-term) are allowed. In 2025, digital platforms are making management more transparent — check if your future community uses them.

Owning a home in Spain is rewarding — but understanding your community fee obligations is essential to protect your investment and avoid unnecessary costs.