In Spain, every apartment building belongs to a ‘Comunidad de Propietarios’. This means that you are essentially a co-owner of the roof, stairs and lift. This system is governed by the Horizontal Property Law (LPH). You must pay regular monthly fees, as well as occasional extraordinary charges known as derramas. Understanding the roles of the rotating president and the professional administrator is key to navigating these rules. Ultimately, it is as important to check the community’s financial health as it is to inspect the apartment itself.
1. What is a ‘comunidad de propietarios’?
When you buy an apartment in Valencia, you don’t just own the walls of your own property. Instead, you own a percentage (cuota) of the entire building. This legal entity is responsible for managing the shared infrastructure. Specifically, the ‘Community’ is responsible for everything from the front door lock to the structural integrity of the terrace.
- The budget: The owners approve an annual budget for maintenance and insurance every year.
- The fees: Your monthly fee is determined by your share of this budget. Therefore, larger penthouses typically pay more than small studios.
2. Regular fees vs. the dreaded ‘derramas’
It is vital to understand the difference between these two costs when planning your budget for 2026.
Regular monthly fees (Cuotas)
These cover standard operations such as cleaning the hallway, maintaining the lift and providing electricity for the stairs.
- Average cost 2026: For a standard building with a lift in Valencia, expect to pay between €50 and €100 per month.
- Luxury cost: The monthly cost of buildings with a swimming pool, gym or 24/7 doorman can easily exceed €250.
Extraordinary payments (Derramas)
A derrama is an additional payment for unforeseen or major works. For instance, if the façade needs painting or the lift breaks, the community votes on an additional fee.
- The rule: Once a Derrama has been approved by the majority, payment is mandatory for all owners. Therefore, you should always check the ‘Minutes of the Last Meeting’ before purchasing a property.
3. The ‘President’ role: Duty and drama
In Spain, the role of president is compulsory and usually changes every year. You will therefore eventually have to take your turn.
- Responsibilities: The President is responsible for representing the building in legal matters and for signing contracts with providers. They are also the primary mediator for neighbour disputes.
- The “drama”: Conflicts often arise over issues such as noise, illegal rentals or unpaid fees. Specifically, the president often has to confront ‘morosos’ (non-payers). However, a professional Administrador de Fincas usually handles the heavy paperwork to minimise personal friction.
4. The rules: What you can and cannot do
The community’s ‘Statutes’ set out the daily rules. Therefore, you should read them before signing your purchase contract.
- Renovations: You can renovate the interior as you wish. However, you cannot alter structural walls or the appearance of the windows without permission.
- Tourist entals: By 2026, many communities in Valencia had voted to ban new tourist apartments. Therefore, if you are planning to use Airbnb, you must first verify the building’s specific stance.
- Pets and patios: There are often rules regarding pets in communal areas and what you can put on your balcony.
5. Essential due diligence for buyers
Never buy an apartment without investigating the community’s ‘hidden’ life. Specifically, we carry out three essential checks for our clients.
- Debt certificate: We ensure that the seller provides a Certificado de estar al corriente de pago. This document proves that they owe the community nothing.
- The minutes (Actas): We review meeting notes from the last two years. Specifically, we look for references to upcoming ‘Derramas’ or structural issues.
- The reserve fund: We verify that the building has a healthy ‘cushion’ for emergencies. This ultimately prevents you from receiving an enormous bill two months after moving in.
❓ Frequently Asked Questions (FAQ)
Yes, this role is mandatory by law. However, your professional administrator will handle the technical tasks. Your main responsibilities are providing the official signature and representing the owners.
Generally, no. However, if the work is for maintenance, safety or accessibility purposes, you must pay. However, only ‘unnecessary’ luxury improvements can sometimes be contested.
You should check the community statutes. Many buildings in Valencia updated their rules to explicitly prohibit short-term holiday lets in 2026.
The community can take legal action to seize the property. Unpaid community debt is legally tied to the property itself, which makes it a serious liability.
