What Is the Horizontal Property Law?
Spain's Ley de Propiedad Horizontal (LPH) — Law 49/1960, as amended — is the national law that governs the ownership and management of properties within shared buildings: apartments, townhouses in complexes, and any property with common elements.
If you own an apartment or a property in a development with shared areas (pool, gardens, parking, stairways), the LPH directly affects your rights, obligations, and costs.
Key Concepts
The Community of Owners (Comunidad de Propietarios)
Every building or development with shared elements automatically forms a community of owners. This is not optional — it is created by law. The community manages the shared areas, sets budgets, and enforces rules.
Cuota de Participación
Each property within the community is assigned a cuota de participación — a percentage that represents your share of ownership in the common elements. This percentage is set in the escritura de división horizontal (deed of horizontal division) and determines:
- Your share of community expenses (community fees)
- Your voting weight in community decisions
- Your share of any common income (e.g., rental of community spaces)
Community Fees (Cuota de Comunidad)
Every owner must contribute to the community's expenses based on their cuota de participación. Community fees typically cover:
- Maintenance of common areas (gardens, pool, lifts, stairways)
- Building insurance
- Cleaning and security
- Utility costs for common areas (lighting, water for gardens/pool)
- Reserve fund (minimum 10% of the annual budget by law)
Governance — How the Community Works
The Annual General Meeting (Junta General Ordinaria)
The community must hold at least one AGM per year. The agenda typically includes:
- Approval of the previous year's accounts
- Setting the budget and community fees for the coming year
- Election or re-election of the president and administrator
- Any proposed works, rule changes, or special assessments
Key Roles
| Role | Responsibilities |
|---|
| President (Presidente) | Represents the community legally. Chairs meetings. Can be any owner — the role rotates if no one volunteers. |
| Administrator (Administrador) | Manages day-to-day operations, finances, maintenance. Usually a professional administrator (administrador de fincas). |
| Secretary (Secretario) | Keeps minutes and records. Often the administrator also serves as secretary. |
Voting Rules
The LPH sets specific majority requirements depending on the type of decision:
| Decision Type | Required Majority |
|---|
| Structural changes or modifications to common elements | Unanimous (all owners) |
| Changes to community statutes | Unanimous |
| Restricting or banning tourist rentals | 3/5 majority (of owners and cuotas) |
| Installation of lifts, accessibility improvements | Simple majority |
| Ordinary budget approval | Simple majority |
| Appointment of president/administrator | Simple majority |
Tourist Rental Rules in Communities
One of the most significant recent changes to the LPH is the power granted to communities to regulate tourist rentals:
- A 3/5 majority can vote to restrict or prohibit tourist lets (VUT/holiday rentals)
- The community can also vote to increase the community fee contribution of properties used for tourist rental by up to 20%
- These restrictions must be registered in the Land Registry to be enforceable against future buyers
This is particularly relevant on the Costa del Sol, Costa Blanca, and Costa Almería, where tourist rental demand is high but community opposition is growing.
Your Rights as an Owner
- Use your property freely within the limits of the law and community statutes
- Vote at community meetings (in person or by proxy)
- Access community accounts and minutes
- Challenge community decisions in court within 3 months if you believe they are unlawful
- Make improvements to your own property that do not affect the structure or external appearance
Your Obligations as an Owner
- Pay community fees on time — unpaid fees accrue interest and the community can take legal action, including placing a charge on your property
- Contribute to the reserve fund
- Allow access for essential maintenance or repairs to common elements
- Not undertake works that compromise the building's structure or external appearance without community approval
- Respect community rules regarding noise, pets, use of common areas, and rental restrictions
What Happens If You Don't Pay Community Fees?
The community has strong legal tools to pursue unpaid fees:
- The community can obtain a court order for payment through a fast-track process (proceso monitorio)
- Unpaid fees constitute a charge on the property — the debt transfers to the new owner if the property is sold
- When buying, always request a certificado de deuda (debt certificate) from the community to confirm no outstanding fees
Tips for International Buyers
- Read the community statutes before buying — they contain essential rules about usage, rental, and modifications
- Request the minutes of the last 2–3 AGMs — they reveal upcoming costs, disputes, and planned works
- Check the reserve fund — a healthy reserve means the community is well-managed; an empty one signals potential special assessments
- Confirm community fees and whether any derramas (special assessments) are planned
- Ask about tourist rental rules — has the community voted to restrict them?
Buying an Apartment in Spain? Mediter Real Estate Checks Everything
Mediter Real Estate reviews community statutes, fee levels, and rental rules before recommending any property on the Costa Blanca, Costa Cálida, Costa del Sol, and Costa Almería.
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