Reserve Fund Calculator Spain 2026
Every Spanish homeowners community must maintain a reserve fund of at least 10% of the annual budget under the Ley de Propiedad Horizontal. Understand how much your community must hold, what it can be spent on, and what your individual contribution should be.
Minimum reserve fund by annual community budget
Based on the 10% minimum required by LPH Article 9.1.f. The community must hold this amount at all times, not just at year-end.
| Annual community budget | Minimum fund required (10%) | Monthly top-up needed | Typical scenario |
|---|---|---|---|
| €20,000/year | €2,000 | €167/month | Small building (8-12 units), no lift, basic services |
| €35,000/year | €3,500 | €292/month | Medium block with lift (15-20 units) |
| €50,000/year | €5,000 | €417/month | Block with pool and garden (20-30 units) |
| €80,000/year | €8,000 | €667/month | Building with doorman + amenities (30-50 units) |
| €120,000/year | €12,000 | €1,000/month | Large complex with multiple amenities (50-80 units) |
| €200,000/year | €20,000 | €1,667/month | Luxury urbanisation with pool, security, concierge |
Reserve fund contribution per unit by participation coefficient
Estimated monthly reserve fund contribution per property unit. Coefficient shown is illustrative — check your escritura for the exact figure.
| Property coefficient | Budget €30k/year | Budget €60k/year | Budget €120k/year |
|---|---|---|---|
| 0.8% (small studio) | €20/month | €40/month | €80/month |
| 1.2% (one bedroom) | €30/month | €60/month | €120/month |
| 2.0% (two bedroom) | €50/month | €100/month | €200/month |
| 3.0% (three bedroom) | €75/month | €150/month | €300/month |
| 4.5% (large penthouse) | €113/month | €225/month | €450/month |
Frequently asked questions — Reserve fund Spain
What is the reserve fund (fondo de reserva) in Spanish property law?
The fondo de reserva is a mandatory savings fund under LPH Article 9.1.f. Every Spanish homeowners community must maintain it to cover unexpected urgent repairs and major maintenance works. It must hold at least 10% of the last approved annual ordinary budget.
How much must the reserve fund hold under Spanish law?
Since the 2019 LPH reform, the minimum is 10% of the total ordinary annual budget at all times. For a community with a €50,000 budget, the fund must hold at least €5,000. The 10% is a legal floor — communities facing major upcoming works should hold significantly more.
Can the reserve fund be used for any purpose?
No. It can only be used for conservation, repair or extraordinary works on common elements. It cannot cover routine maintenance already in the ordinary budget. If used for major works, it must be replenished to the 10% minimum within the same or the following financial year.
As a foreign owner, do I have to contribute to the reserve fund?
Yes, contributions are mandatory. Under LPH Article 9, every owner must contribute proportionally. Non-payment carries the same consequences as unpaid ordinary fees: loss of voting rights, interest on arrears, and a charge secured against the property for three years.
What happens to the reserve fund when I sell my Spanish property?
The fund stays with the community — you do not receive a refund. The buyer acquires the property with equal participation rights. Spanish law requires the seller to provide a debt certificate signed by the administrator. Any outstanding contributions transfer to the buyer as a charge on the property.
Get clear answers about your community finances
IgeraFincas gives your property administrator an AI assistant that explains reserve fund rules, participation coefficients and budget approvals to owners — in English, Spanish, German or French — citing the exact LPH article.
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