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Local Spain
14-05-2025
- Business
- Local Spain
Q&A: What to know about paying your 'comunidad' building fees in Spain
If you own a property in Spain, the chances are you'll form part of a homeowners' association, known as a comunidad or comunidad de vecinos in Spanish. Part of this means that you'll have to pay comunidad (meaning 'community') building fees. What are comunidad fees? The rules on comunidad fees come from Spain's Horizontal Property Law (LPH), which are applied on properties integrated in a building or house on common land that has been split into different plots, forming a 'community of owners.' Specifically, Article 9 states that one of the obligations of the owners of any property within a horizontal property regime is contributing to the general expenses for the 'adequate maintenance of the property, its services, charges and responsibilities that cannot be individualised.' What types of fees are there? According to Spain's premier property site, Idealista, there are generally two types of community fees in Spain: General or ordinary community expenses: Costs to maintain the basic upkeep and functioning of the building. Think expenses like electricity, water, bank charges, gardening fees, doormen, lifts/elevator maintenance, cleaning and maintenance expenses. These are included in the annual budgets and are approved at the meetings. 'Extraordinary' community expenses: There are also 'exceptional' costs that go beyond general upkeep. This is where the so-called derramas come from, which are usually used to meet specific improvement needs in the building like installing a lift, for example, or making alterations or repairs to the façade or terrace. These extra fees are usually approved in an extraordinary comunidad meeting and it is also possible to pay them with the money saved by the community throughout the year - the surplus. Who pays the comunidad fees? Payment of community fees are the responsibility of the homeowners. However, as Idealista notes: 'it is possible to transfer community fees to the rent if the property is rented by agreement with the tenant. In any case, it is always the landlord who is responsible for the payment of the community fees.' Note that it is possible to exclude ground floor commercial premises of a building from payments for stuff like staircase or lift charges. However, in order to be able to exclude one or more owners from paying a specific expense, it's necessary that: It's clearly stated in community statues or by-laws. It's unanimously approved in the owners' meeting. How are fees calculated? Spanish property expert Graham Hunt wrote about la comunidad for The Local, outlining how it works: 'Effectively the vast majority of properties in Spain are sold freehold meaning you own them outright but obviously if you have an apartment in a building then you only hold a percentage of the freehold which is decided on a percentage basis. What percentage of the whole freehold does your apartment make up? It depends on the percentage of the size of the whole building that your apartment comprises." So basically, a proportion of the space you rent depending on the size. "All of the building fees every month are estimated so that the community runs a slight surplus. Let's say the costs for a building, electric, lift, insurance, cleaning etc…come to €900 per month and there are 30 flats in the building," Hunter added. "The community will charge around €1,200 for each month and divide that between the doors in the building and make sure to run a small surplus (This becomes important later). So if we assume every flat is the same size and has the same percentage of the whole building then each door will pay €40 per month. Usually this money will be directly debited from your bank account every three months meaning a quarterly payment of €120.' How much are monthly comunidad fees usually? As Hunter told The Local: 'How long is a piece of string? Community costs have many variables. We have seen community costs from €6 per month, or even zero in a few cases, up to €600 per month in an outlying case.' So, as is so often the case in Spain, the answer is: it depends. The services and facilities are not the same in every building, nor the number of neighbours or the quota that each one has based on their property. All these factors will influence the amount to be paid in community fees. Generally speaking, most communities will use the quota system although there are some in which all neighbours pay a fixed quota that is the same for all of them. This is usually between €100-€110 per month on average, according to Fotocasa. A comunidad fee on the lower end of the scale – roughly €10-20 per month — might cover an apartment with no lift, where neighbours take turns cleaning and/or doing the relevant paperwork or banking. Can comunidad costs be increased? At the annual general meeting of owners, which in most communities is held during the first quarter of the year, the budget for the financial year is outlined taking into account the expenses foreseen for the year as well as the income. As noted, expenses are distributed among neighbours according to their quota. In order to raise the community fee, it must be passed by unanimous vote. The reason for the increase must also be justified, whether it is due to inflation, new maintenance costs or the increase in the cost of energy bills, for example. Where do comunidad fees go? Community fees are usually paid by direct debit to the community president or treasurer. Many buildings set up separate bank accounts for this purpose or have an external property management company to handle the money. Some smaller builders may do it in cash. Can I lodge a complaint if the fees go up? Yes, as a member of the community you are within your rights to complaint against a rise in fees. There's no promise it'll have any effect, however. According to Spanish property management site SuperVecinas, you can complain when 'you disagree with the new residents' association budget, you disagree with reform to comunidad statutes, [or] there is a dispute with the residents' association.' However Idealista notes that although it is possible to claim back the increase in community fee, this is only when it goes against community agreements or statutes. 'In general, the increase of the fee is legal as long as the calculation is done correctly,' it notes. 'The only way to avoid paying the increased fee would be to prove that the increase is illegal or that the proper procedure has not been followed.
Local Spain
14-02-2025
- Climate
- Local Spain
What are the rules for wood burners and fireplaces in Spain?
Yes, it definitely gets cold enough in Spain to need a wood burner (estufa de leña) or a fireplace (chiminea), particularly in the northern regions and those at high altitudes where it can get very chilly. And we've already established that Spanish homes in all regions can be freezing in the winter – often colder than it is outside (we're not joking). Although most people in Spain don't have fireplaces because they live in apartment buildings, there are still a significant people who live in houses that do. What's more, there was a boom in the sale of wood burners in 2022 and the use of them grew by 30 percent, according to the Spanish Association of Stove Manufacturers (Aefecc). Having an alternative heat source to boilers and radiators is also a good option when the price of gas skyrockets and many people can't afford to use their central heating. Also, according to Spain's National Institute of Statistics, 30 percent of homes in Spain don't have any type of central heating, so alternative ways of keeping warm in winter are needed. But if you do have the option of installing a fireplace and decide down this route there are several rules and regulations you need to keep in mind, mainly to ensure your safety as well as that of those around you. In urban areas, chimneys must comply with more specific standards, since emissions can affect both the residents themselves and the environment. Although there are less rules for those in the countryside without nearby neighbours safety regulations still apply. Fireplaces Wood burning fireplaces (chimeneas de leña) are regulated through the Royal Decree 919/2006. It states that fireplaces must meet certain characteristics, including minimum height of the smoke outlet and certain distances from the walls and ceilings. These are: Chimneys must protrude at least one metre above any nearby obstacle, such as the roof, to avoid problems with condensation or gases leaking back into the home. This is particularly important in buildings, where chimneys share space with other installations. The minimum safety distance between the smoke outlet and any combustible material on the roof must be at least 1.2 metres. Proper ventilation of a chimney is key to avoiding the accumulation of toxic gases, such as carbon monoxide. You must allow for efficient gas evacuation, especially in areas such as the kitchen. It is advisable to have cross ventilation that facilitates the escape of these gases. The smoke outlet must be located at a minimum distance of two metres from any other opening in the home or building to prevent it from leaking back inside the house. Wood burners If you want to install a wood or pellet burner instead of a full fireplace, there are also several rules. It is also possible to have these types of burners in an apartment, but it will require altering the building. According to Spain's Horizontal Property Law (LPH) if you want to install a pellet stove in an apartment in Spain you need consent from the community of owners because it may affect common areas such as facades and roofs. You must present a technical plan carried out by a qualified professional to your Town Hall (Ayuntamiento) in order to get authorisation to install one too. You may also need additional permits depending on where you live. The location of a pellet stove is crucial to ensuring it's safe and works efficiently. It must be located at a minimum distance of one metre from flammable materials such as furniture, curtains or wooden walls. Adequate ventilation is also essential according to Spain's Technical Building Code. The stove must be located in a well-ventilated space that allows for the entry of fresh air and the escape of gases. Ideally, it should be located in an area with access to direct sunlight, which promotes better air circulation and improves energy efficiency. Smoke evacuation must be taken into consideration. It is essential to have an approved system that allows fumes to be directed outside through the roof or specific ducts. Technicians must also be able to access the roof for regular maintenance. Pellet stoves without a flue/duct are not permitted. Chimneys or ducts must be made of heat resistant materials. You may need to change your flooring as these types of stoves cannot be placed directly on wooden floors. Regular maintenance is need for pellet stoves. This includes periodic cleaning to remove ash, reviewing the combustion system and inspecting the chimneys and ducts to make sure there are no blockages. You can hire professionals to do this for you.
