What Are Community Fees in Spain?
If you own a property in Spain that forms part of a development, urbanisation or building with shared areas, you will be required to pay community fees (gastos de comunidad). These fees fund the maintenance of communal areas such as swimming pools, gardens, lifts, stairways, parking areas and security. Understanding community fees is essential for any British buyer considering a property on the Costa Blanca.
At Tomas Ballestero Lawyers, we advise our clients on all aspects of property ownership in Spain, including community obligations and disputes.
How Are Community Fees Calculated?
Each property within a community is assigned a participation quota (cuota de participación), a percentage set out in the horizontal division deed. This quota determines your share of communal expenses. It is typically based on the size of your property relative to the total development. The annual budget is approved at the community’s general meeting (junta de propietarios), and your monthly or quarterly fee is your percentage share of that budget.
What Do Community Fees Cover?
Community fees typically cover maintenance and cleaning of communal areas, building insurance for the structure and common parts, lift maintenance, water and electricity for communal areas, security services, the administrator’s fees, and a reserve fund which must be at least 10% of the annual budget under Spanish law. Fees do not usually cover your individual property’s utilities, contents insurance or internal maintenance.
How Much Are Community Fees on the Costa Blanca?
Fees vary enormously depending on the type of development and facilities. A small apartment with no pool might pay €30-€50 per month. A villa on a large urbanisation with pools, tennis courts and gardens could pay €100-€300 per month. Luxury developments with concierge services can exceed €500 per month. It is essential to check community fees before buying, as they represent a significant ongoing cost.
Special Assessments (Derramas)
In addition to regular fees, owners may face special assessments called derramas. These are one-off charges to fund major works that cannot be covered by the regular budget, such as a new roof, structural repairs or pool renovation. Derramas must be approved at a community meeting and are allocated according to each owner’s participation quota. Before buying, your lawyer should check whether any derramas have been approved or are likely.
Buying a Property with Outstanding Community Debts
Under Spanish law, the buyer of a property inherits responsibility for any unpaid community fees from the current and previous year. Your lawyer must obtain a certificate from the community administrator confirming all fees are up to date before you complete the purchase. At Tomas Ballestero Lawyers, this is a standard part of our conveyancing due diligence.
Community Meetings and Your Voting Rights
As a property owner, you have the right to attend and vote at community meetings. If you cannot attend in person, you can appoint a proxy. Important decisions including the annual budget, appointing the president and authorising major works are taken at these meetings. We recommend all owners, especially non-residents, stay informed about community decisions.
Questions about community fees? Contact Tomas Ballestero Lawyers on +34 607 320 768 (WhatsApp available) for clear advice.
