The context every manager knows
Between 2022 and 2025, Spanish communities of owners suffered an average increase of 34% in energy costs, 22% in insurance premiums, and 18% in maintenance services. Most community fees had not been reviewed since 2019. The result: reserve funds below the legal minimum and emergency special assessments that could have been avoided.
The most difficult conversation a manager has is not explaining a breakdown. It is telling 40 owners they are going to pay more each month.
The legal basis: who approves the fee and with what quorum
The community's annual budget, which includes the ordinary fee, is approved at a meeting pursuant to Art. 16.1 LPH. Only a simple majority of owners present and represented is required, provided they represent the majority of participation shares (Art. 17.7 LPH).
This means that at a meeting with sufficient quorum, a simple majority can approve a fee increase. The manager does not need unanimity. What the manager does need is preparation.
The most common mistake: announcing the number without context
Many managers go to the meeting and say: "The fee is going up from €87 to €102 per month." Silence. Then protests. Then a tight or failed vote.
The correct structure is the reverse: first the costs, then the gap, then the proposal.
"This year the building's insurance premium went up 27%. The cleaning contract went up 12%. Elevator maintenance went up 9%. At the current fee, we close the year with a €4,320 deficit. There are two options: either we approve a special assessment of €360 per owner now, or we raise the fee by €15 per month and avoid special assessments for three years."
Communication template before the meeting
Sending a written communication before the meeting reduces shock and filters objections in advance. Template:
"Dear owner: At the next ordinary meeting on [date], the budget for the [year] financial year will be presented for approval. We attach the detailed breakdown of expenses from the previous year and the projection for the next year. The main cost-increase factors are [list]. The management proposes a fee revision from [current amount] to [proposed amount], representing an increase of [percentage]%. We are available for any query before the meeting at [contact]."
How to prepare answers to the most common objections
"We are paying too much for what we get"
Prepared answer with data: "The maintenance cost per square meter in our community is €X/m2/year. The sector average for comparable buildings in this city is €Y/m2/year according to the [association] report. We are below average."
"What would happen if we don't raise the fee?"
Prepared scenario: "The reserve fund is currently at [percentage]% of the legal minimum established in Art. 9.1.f LPH, which requires maintaining a fund equivalent to 10% of the annual budget. If we don't update the fee, within [timeframe] months we will not be able to handle an urgent repair without resorting to an extraordinary special assessment."
"The neighbor on the first floor hasn't paid in six months — why are the rest of us covering their costs?"
This objection is legitimate and deserves an honest response about the state of delinquency and the actions being taken pursuant to Art. 21 LPH.
Frequently asked questions
Can an owner legally challenge a fee increase approved at a meeting?
Yes, pursuant to Art. 18 LPH, within three months if they consider it contrary to law or seriously harmful. However, an increase justified with real cost data has very little chance of being overturned by a court.
Is there a legal limit on how much the fee can increase?
There is no legal percentage limit. The fee is set by the meeting based on the required budget. The practical limit is the quorum: if the majority does not approve the budget, the manager must present an alternative.
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