Dealing with unpaid community fees is one of the most difficult and frustrating aspects of managing a Community of owners. These debts don’t just affect the bottom line—they impact everyone living in the community. From delayed maintenance to reduced services, the consequences are real and tangible. Fortunately, we now have more effective tools at our disposal to hold debtors accountable and protect the financial health of our communities.
One of the most powerful new measures is the ability to register delinquent owners in the Experian delinquency files. This public register affects an individual’s credit rating and can influence their ability to obtain mortgages, loans, credit cards, and even certain service contracts. Once a community approves this measure in a general meeting—just once—it can be applied moving forward to any owner who falls behind. This matter, unlike legal actions, does not need to be voted on at every meeting by owners, we can go ahead and apply the measures once it has the initial approval. In our case, we have implemented this with a minimum threshold of three months’ debt and we always send the owner monthly debt claim emails prior to issuing these actions. The cost for the debtor is €150 plus VAT, a significant figure that serves as both a deterrent and a real consequence and their name will remain on the file for 5 years.
This is a necessary step. Over the last few years, we’ve seen the number of chronic debtors rise, while the cost of essential services—gardening, cleaning, electricity, insurance—continues to increase. When some owners fail to pay their fair share, the burden unfairly shifts to those who do. Worse, it risks the long-term upkeep of the entire community.
Beyond the credit register, our communities are also enforcing existing sanctions such as restricting access to pools, gyms, and other non essential communal facilities. We understand this may feel harsh, but maintaining fairness and collective responsibility is essential.
Additionally, we’ve now streamlined our legal process. Thanks to a new internal protocol, legal action against debtors is guaranteed to commence within one month from the signing of the AGM minutes. This gives our communities the ability to act quickly and decisively. However, it’s important to remember that legal action still requires a fresh vote in each general meeting. Judges will request a signed copy of the minutes along with the certified liquidation of the debt corresponding to each property.
The process is demanding, but the results justify the effort. Communities that actively pursue debtors often see a noticeable improvement in overall payment rates. Debtors who previously ignored reminders and letters often respond quickly when faced with real legal and financial consequences.
The message is clear: non-payment is no longer tolerated or without consequence.
We are aware that discussing fees is never popular, but it’s a conversation that must be had. As the cost of living rises sharply across Spain, so too do the costs of maintaining our communities. From labor to materials, nothing has been spared. If community fees are not adjusted to reflect this new reality, we risk underfunding essential maintenance and repairs. The impact may not be felt immediately, but over time, the value and quality of our shared spaces will decline.
We ask for your understanding and cooperation during this challenging period. The decisions being made are not about penalizing anyone—they are about ensuring fairness, sustainability, and the long-term wellbeing of our homes.
