If you own a property in a residential complex, urbanisation, or building in Mallorca or the Balearic Islands, you are automatically a member of a Community of Owners — known in Spanish as a Comunidad de Propietarios. Understanding how your community works, what your obligations are, and how decisions are made is essential for any non-resident owner. This guide explains everything you need to know.

What Is a Community of Owners in Spain?

A Community of Owners is a legal entity formed automatically when a building or urbanisation contains more than one privately owned unit. It is governed by Spain’s Horizontal Property Law (Ley de Propiedad Horizontal) and manages all shared elements of the property — including communal gardens, swimming pools, lifts, entrance areas, roofs, and structural elements.

Every owner is a member by default and shares both the rights and the financial obligations of the community in proportion to their ownership quota — a percentage assigned to each unit based on its size relative to the whole building.

Community Fees — What You Pay and Why

What Are Community Fees?

Community fees (cuotas de comunidad) are regular payments made by all owners to cover the shared costs of maintaining and operating the communal areas and services. They are typically paid monthly or quarterly.

What Do Community Fees Cover?

Fees typically cover building insurance, cleaning of common areas, garden and pool maintenance, lift servicing, communal utility bills, the community administrator’s fees, and contributions to a reserve fund for future major repairs.

How Are Fees Calculated?

Each owner’s fee is based on their ownership quota. A larger apartment or villa with a higher quota pays more than a smaller unit. The total budget is approved annually at the General Meeting by a majority vote of owners.

What Happens If You Don’t Pay?

Unpaid community fees accumulate interest and can result in legal action against the owner. Importantly, outstanding community debts are attached to the property itself, not just the individual owner — meaning a new buyer inherits any unpaid debts from the previous owner up to a maximum of three years. Always request a certificate of no community debts before purchasing any property in Spain.

The Annual General Meeting (Junta de Propietarios)

Every community must hold at least one General Meeting per year. This is where the annual budget is approved, maintenance decisions are made, and community officers are elected. Extraordinary meetings can be called at any time for urgent matters.

Can Non-Residents Participate?

Yes — and it is important that you do. If you cannot attend in person, you can delegate your vote to a proxy, either another owner or a representative such as your property manager. At Business ONE Group, we attend community meetings on behalf of our managed property clients, ensuring your interests are represented and you receive a full summary of all decisions taken.

How Are Decisions Made?

Different decisions require different levels of majority. Routine budget approvals require a simple majority. Significant changes to common areas or the building require a three-fifths majority. Changes to the property’s foundational structure require unanimous agreement.

The Community Administrator (Administrador de Fincas)

Most communities in Mallorca appoint a professional administrator — an Administrador de Fincas — to manage the day-to-day running of the community. They handle accounting, collect fees, coordinate maintenance, manage suppliers, and organise general meetings. They are the primary point of contact for all community matters.

As a non-resident owner, building a good working relationship with your community administrator is important. We facilitate this on behalf of our clients, ensuring communication is clear, timely, and documented.

Common Issues in Balearic Communities

Noise and Neighbour Disputes

Communities have internal regulations (Estatutos) that govern acceptable use of properties, noise levels, use of communal pools, and rental activity. Violations can result in fines imposed by the community.

Short-Term Rental Restrictions

Some communities in Mallorca have voted to prohibit short-term tourist rentals within the complex. If you are purchasing with rental income in mind, always check the community statutes before completing a purchase.

Special Assessments (Derramas)

When major unexpected repairs are required — roof replacement, lift overhaul, structural work — the community may issue a special assessment to all owners. These can be significant. A healthy reserve fund reduces the need for special assessments, so always review community accounts before buying.

Frequently Asked Questions

Do I need to attend community meetings in person?

No. You can assign a proxy to vote and participate on your behalf. We handle this for all our managed property clients.

Can the community make decisions that affect my property without my consent?

For routine decisions yes, by majority vote. For changes that directly affect your private property, unanimous consent is required.

How do I find out what my community fees are before buying?

Request a copy of the most recent approved annual budget from the seller, along with a certificate confirming no outstanding debts. Your lawyer should obtain these as part of the due diligence process.

What if I disagree with a community decision?

You have the right to challenge community decisions in court within three months if you believe they were taken unlawfully or against your interests as an owner.

Can Business ONE Group represent me at community meetings?

Yes. For all properties we manage, we attend or monitor community meetings, vote by proxy on your behalf, and keep you fully informed of all decisions.

Let Us Handle Your Community Obligations

For non-resident owners, staying on top of community obligations from abroad is one of the most common sources of stress and unexpected costs. At Business ONE Group, we manage this entirely on your behalf — tracking fee payments, attending meetings, liaising with the community administrator, and flagging any issues that require your attention.

Get in touch to find out how we can simplify your property ownership experience in Mallorca.