Comunidad de Propietarios
A comunidad de propietarios is the owners association of an apartment building or residential complex in Spain. If you buy an apartment, you automatically become a member. The comunidad manages shared areas (entrance halls, elevators, swimming pools, gardens, building insurance) and collects monthly or quarterly contributions (cuotas) from each owner to cover these costs.
Your obligations as a member
You must pay your share of the community fees. These are calculated based on your coeficiente de participación, a percentage assigned to each property in the original division deed (escritura de división horizontal). A larger apartment pays a higher share. Non payment can lead to legal action, and debts to the comunidad follow the property when it is sold.
The junta
The junta de propietarios is the annual general meeting where owners vote on budgets, approve accounts, elect the presidente (who is typically a rotating role among owners), and decide on major works. Decisions are taken by majority vote, with different majority thresholds for different types of decisions. Important: you have one vote per property, not per person.
Derrama
A derrama is an extraordinary contribution levied on top of regular fees to cover large unexpected expenses: roof repairs, elevator replacement, facade renovation, or legal costs. Derramas can be substantial and are sometimes split over several payments. When buying, always check the minutes (actas) of recent juntas to see if any derramas have been approved or are pending.
The administrador
Many comunidades hire a professional administrador (property manager) to handle day to day management, bookkeeping, contractor coordination, and legal compliance. The administrador is not the presidente. The presidente is an owner who serves a rotating term. The administrador is a paid professional.
