When you buy a property in Spain that shares any communal space—like a staircase, a lift, a swimming pool, or a garden- you’ll likely have to pay something called community fees. These are recurring costs shared between all building or residential complex owners. They help cover the maintenance and upkeep of shared areas.

Community fees can vary depending on the type of property, its location, and the facilities it offers. They are an essential part of owning property in Spain and must be considered before making a purchase decision.

Let’s break down what they are, how they’re calculated, who manages them, and what happens if you don’t pay.

Purpose of community fees in Spain

Community fees (gastos de comunidad) are payments made by property owners in shared buildings or urbanisations to fund the maintenance of communal areas. These might include corridors, lifts, roofs, entrances, car parks, gardens, and pools.

Community fees aim to ensure that all shared spaces are safe, functional, and properly maintained. They are legally binding once you purchase a property part of a shared structure governed by a community of owners.

Legal obligation for property owners

In Spain, the payment of community fees is regulated by the Ley de Propiedad Horizontal (Horizontal Property Law). This law applies to any building or complex divided into individually owned units with shared facilities.

Once you buy a property under this law, you automatically become part of the community of owners (comunidad de propietarios) and must pay your share of the community fees. Even if you don’t live there full-time or use the shared areas, you are still legally obliged to contribute.

How community fees are calculated

Community fees are not divided equally among owners. Instead, they are calculated using a formula based on each owner’s participation coefficient. This percentage is assigned to each property in the building’s title deeds.

Factors that influence the coefficient include:

• Size of the property (floor area in square metres)
• Location within the building (corner units, ground floor, penthouse)
• Use of shared facilities (e.g., private terrace or garage)

This means two apartments in the same building could pay different amounts depending on their assigned share.

Services and maintenance are covered by the fees

Community fees usually cover regular maintenance and services required for the building’s shared zones. These typically include:

• Cleaning and lighting of staircases and hallways
• Lift servicing and inspections
• Garden and swimming pool maintenance
• Minor repairs in shared areas
• Building insurance (sometimes included)

In higher-end buildings or resort-style communities, they may also include:

• Security guards or CCTV monitoring
• Concierge services
• Shared internet in communal areas
• Gym or club access

Always ask for a detailed breakdown before you buy, as inclusions can vary widely.

Who manages the funds, and how decisions are made

The community of owners is the official body that oversees all matters related to shared ownership. Every owner is automatically a member. Key decisions—like approving budgets or arranging repairs- are made through majority votes at general meetings.

The group appoints:

• A president (usually an owner) to represent the community
• An administrator (often a professional) to handle finances, service contracts, and legal issues

Budgets are reviewed annually and shared with owners. Participation in meetings gives you a say in how your fees are spent.

Typical cost ranges across Spain

Community fees can range from €30 to over €300 per month, depending on:

• Property size and coefficient
• Location (city centre, coastal resort, rural village)
• On-site services and shared facilities

Here are rough averages:

• Small city flats with no lift: €30–€50/month
• Coastal flats with pool and garden: €80–€150/month
• Luxury complexes with 24/7 security and amenities: €200+/month

It’s important to factor these into your total ownership costs. Costs are often higher in resort towns and coastal areas with more extensive communal facilities. Buyers working with experienced property finders can request detailed fee estimates in advance to avoid surprises post-purchase.

One-off contributions and special levies (derrama)

Sometimes, the regular budget isn’t enough to cover unexpected costs like:

• Roof repairs
• Major plumbing or electrical upgrades
• Exterior painting
• Installing solar panels or energy-efficient systems

In such cases, a special levy (derrama) may be approved by vote at a community meeting. Each owner must then contribute an additional amount, based on their ownership share.

These levies can be significant, so always check if any are pending before you buy a property.

Consequences of non-payment

Failing to pay your community fees can have serious consequences. If you fall behind, the community can:

• Charge late payment interest
• Add legal or admin fees
• File a claim in court

Before agreeing to pay a derrama, you can request documents explaining the purpose, cost, and voting outcome. It’s wise to have property & real estate lawyers review these details, especially when buying a resale property with pending charges.

Difference between community fees and other property-related costs

Many foreign buyers confuse community fees with other homeownership costs. 

Here’s how they differ: The owners’ group controls only community fees, which can include special levies.

How to review, dispute, or lower your community fees

If you feel your monthly cost is too high or you’re paying for services you don’t use, you’re not alone. Many owners, especially in larger apartment complexes, often question how everyday expenses are managed. Whether you live in a studio or a bedroom apartment, your share of fees depends on the percentage of ownership and the services provided to the individual community. 

Steps to follow:

• Request a detailed breakdown of annual expenses, including insurance costs, maintenance contracts, and hidden fees.
• Attend the general meeting and question any unusual charges for communal spaces, communal elements, or underused services like pool cleaners or lift servicing.
• Propose cheaper quotes for routine maintenance costs and suggest preventive measures to avoid future emergency repairs.
• Speak up if there’s an additional cost added without discussion, especially for extraordinary expenses or upgrades to the communal swimming pools, gardens, or rooftop areas.
• Remember, every owner has legal responsibilities and a right to vote on how shared funds are spent.

All changes must be approved through proper legal procedures, and if unresolved, disputes may lead to a legal process involving external resolution or even court orders.

Conclusion:

Community fees are a crucial part of owning a property in an apartment building or shared complex. They cover the upkeep of common spaces and help manage day-to-day services. Knowing how costs are set, what they cover, and your rights as an owner protects you from unexpected charges and keeps your shared living space well-managed.

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