Templates · owning property in Spain · LPH
Neighbour and community disputes in Spain: put it in writing
For owners in a Spanish comunidad, many of whom live abroad. The administrador isn’t answering, a neighbour’s noise hasn’t stopped, or the community has to chase an owner for unpaid fees. Three Spanish letters, each with an English gloss.
In Spain, the owners of a block of flats share its running costs through the comunidad de propietarios, and each pays community fees (cuotas) in proportion to their share of the building. If an owner doesn’t pay, the community can claim the debt through a court order-for-payment procedure, once it can show it notified the owner (Horizontal Property Act, LPH, art. 21). For noise and other nuisance, the community president can formally require the neighbour to stop (art. 7.2). A burofax gives you proof of what your letter said and when it arrived, and you can send one online from abroad.
The comunidad in a few words
Most blocks of flats in Spain, and many developments with shared gardens or a pool, are run as a comunidad de propietarios, a community of owners. You join it when you buy. These are the Spanish words you’ll meet in its letters and minutes:
- Junta de propietarios. The owners’ meeting. It meets at least once a year to approve the budget and the accounts (art. 16.1), and it takes the decisions.
- Presidente. The president, always one of the owners, chosen by election or, failing that, by rota or by drawing lots. The president represents the community, in court and out of it (art. 13.2 and 13.3).
- Administrador de fincas. The property manager, who drafts the budget, looks after upkeep and urgent repairs, collects the fees and keeps the community’s documents (art. 20). The job can go to an owner or to a qualified professional, who often also acts as secretary and keeps the minutes (actas). Where nobody is appointed, the president does both jobs (art. 13.5 and 13.6).
- Cuotas. The community fees, usually charged monthly or quarterly. Each flat pays according to its cuota de participación, the percentage share of the building fixed when the community was set up (art. 9.1.e).
- Derrama. A one-off levy on top of the usual fees, typically for building work the meeting has approved.
Which letter you need
- You own a flat in Spain, live elsewhere, and the administrador doesn’t reply. You want the accounts or the minutes, or a matter decided at the next meeting. Template 1.
- A neighbour’s noise, or another nuisance, carries on after you’ve asked them nicely. Template 2.
- You run the community, or help to, and an owner who lives abroad has stopped paying. Template 3. If you’re the owner who has received a demand like this, see the FAQ and “What usually happens next”.
What the Horizontal Property Act says
The Ley de Propiedad Horizontal (LPH) governs every comunidad. These are the parts that matter for these letters, given as general information and checked against the consolidated text in the BOE, Spain’s official gazette, on 22 October 2026.
- Paying the fees. Each owner contributes to the general expenses according to their share. The community’s claims for the part of the current year already due and the three years before it are preferential debts (créditos preferentes), and a buyer is liable, with the flat itself, for the previous owner’s unpaid fees for that period (art. 9.1.e).
- Where notices go. Each owner gives whoever acts as secretary an address in Spain for notices, «por cualquier medio que permita tener constancia de su recepción», by any means that leaves a record of receipt. Without one, the flat counts as the address, and notices handed to whoever lives there are valid. If delivery there fails, a notice on the community noticeboard takes effect after three calendar days (art. 9.1.h).
- Interest and the court claim. Debts to the community earn interest from the date they were due. The community can claim them through the proceso monitorio, Spain’s order-for-payment procedure. With the claim it files a certificate of the meeting’s resolution approving the statement of the debt, with the amount and its breakdown, issued by whoever acts as secretary, normally with the president’s approval (visto bueno). It also files the document showing that the owner was notified or, failing that, proof of a notice on the noticeboard for at least three days. The claim can also go to mediation or arbitration (art. 21).
- Time limit. Payments due yearly or at shorter intervals have to be claimed within five years (Civil Code, art. 1966.3). A claim the creditor makes out of court interrupts that period (art. 1973).
- Noise and nuisance. Owners and occupants may not carry on activities in the flat or the building that the community’s rules (estatutos) forbid, that damage the building, or that break the general rules on activities that are a nuisance, unhealthy, harmful, dangerous or unlawful. The president, on their own initiative or at the request of any owner or occupant, requires whoever is responsible to stop at once, warning that legal action may follow. If it carries on, the president can go to court with the meeting’s authorisation. The claim has to include proof of that formal requirement (requerimiento fehaciente) and the meeting’s resolution (art. 7.2).
- Agenda items and documents. Any owner can ask the president in writing to put a matter on the agenda of the next meeting (art. 16.2). The administrador keeps the community’s documents available to the owners (art. 20.1.e).
Why the letters go in Spanish
The president, the administrador, your neighbour and, if it ever gets that far, a Spanish court all need to read the letter. Send the Spanish on its own, or the Spanish first with your English version underneath. The English gloss under each template shows what you’re signing. The placeholders are in English; replace them with your details, and sign with your NIE, the identity number Spain gives foreigners, or your passport number.
Template 1: an owner writes to the administrador or the president
Three paragraphs you can use together or apart: asking for documents, putting a matter on the agenda, and giving the community your address for notices. Delete the ones you don’t need. The law asks for an address in Spain (art. 9.1.h). If you don’t give one, notices go to the flat.
Asunto: Solicitud de un propietario a la comunidad
A la atención de [name, «presidente/a» (president) or «administrador/a de fincas»], comunidad de propietarios [building address]
Yo, [full name], con [«NIE» or «pasaporte»] [number], propietario/a de [flat, e.g. 3.º B], resido en [country] y les escribo para lo siguiente:
1. Solicito consultar o recibir copia de [e.g. las actas de las juntas de (dates), las cuentas del ejercicio (year), el presupuesto de la derrama de (work)]. Les ruego que me indiquen cómo y cuándo puedo consultarlos, o que me los envíen a [email].
2. Conforme al artículo 16.2 de la Ley de Propiedad Horizontal, pido que se incluya en el orden del día de la próxima junta el asunto siguiente: [the matter, and what you want the meeting to decide].
3. A los efectos del artículo 9.1.h) de la Ley de Propiedad Horizontal, les comunico que mi domicilio en España para citaciones y notificaciones relacionadas con la comunidad es [full address in Spain]. Para comunicaciones ordinarias, pueden escribirme a [email] o llamarme al [phone, with country code].
Atentamente,
[full name, NIE or passport number]
English gloss of this letter
Subject: Request from an owner to the community
For the attention of [name, president or administrador], community of owners [building address]
I, [full name], holder of [NIE or passport] [number], owner of [flat], live in [country] and am writing to you about the following:
1. I ask to see, or to receive a copy of, [the minutes of the meetings of (dates), the accounts for (year), the budget for the levy for (work)]. Please tell me how and when I can see them, or send them to [email].
2. Under article 16.2 of the Horizontal Property Act, I ask that the following matter be included on the agenda of the next meeting: [matter and the decision you want].
3. For the purposes of article 9.1.h of the Horizontal Property Act, my address in Spain for summonses and notices about the community is [address]. For everyday matters you can email me at [email] or call me on [phone].
Yours sincerely, [name, NIE or passport number]
Send this letter (the Spanish subject line is filled in; paste your text once you’ve adapted it).
Template 2: noise or nuisance, to the president
Under art. 7.2 it is the president who formally requires a neighbour to stop, so this letter asks them to do it. Give dates and times, so the president can check what you describe. If the flat is let, the article covers the tenant as well as the owner. If you’d rather write to the neighbour first, the shorter letter below is for that.
Asunto: Solicitud de requerimiento de cese de actividades molestas
A la atención de [name], presidente/a de la comunidad de propietarios [building address]
Yo, [full name], con [«NIE» or «pasaporte»] [number], [«propietario/a» (owner) or «ocupante» (occupant)] de [flat], me dirijo a usted en su condición de presidente/a de la comunidad.
Desde el [date], en [flat or shared area] se viene produciendo [what happens, e.g. música a alto volumen de madrugada, ladridos continuos, obras fuera del horario permitido]. Ha ocurrido, entre otras ocasiones, en las siguientes fechas y horas: [dates and times].
[optional: El (date) se lo comuniqué a (name or flat) (en persona / por escrito), sin que la situación haya cambiado.]
Conforme al artículo 7.2 de la Ley de Propiedad Horizontal, le pido que requiera a quien realiza esta actividad su inmediato cese y, si persiste, que someta a la junta de propietarios la autorización para ejercitar la acción de cesación.
Puedo aportar [e.g. el registro de fechas y horas, grabaciones, fotografías]. Puede contactarme en [email] o en el [phone, with country code].
Atentamente,
[full name, NIE or passport number]
English gloss of this letter
Subject: Request for a requirement to stop a nuisance
For the attention of [name], president of the community of owners [building address]
I, [full name], holder of [NIE or passport] [number], [owner / occupant] of [flat], am writing to you in your capacity as president of the community.
Since [date], [what happens] has been going on in [flat or shared area]. It has happened on these dates and at these times, among others: [dates and times].
[On (date) I raised it with (name or flat) (in person / in writing), and nothing has changed.]
Under article 7.2 of the Horizontal Property Act, I ask you to require whoever is responsible to stop at once and, if it continues, to put to the owners’ meeting the authorisation to bring a claim to stop it.
I can provide [the log of dates and times, recordings, photographs]. You can contact me at [email] or on [phone].
Yours sincerely, [name, NIE or passport number]
Send this letter (the Spanish subject line is filled in; paste your text once you’ve adapted it).
The shorter letter, to the neighbour
A first written request. It isn’t the president’s formal requirement under art. 7.2; it tells the neighbour you’ll ask the president for one if nothing changes.
Asunto: Molestias procedentes de su vivienda
Estimado/a [neighbour’s name, or «vecino/a de» and the flat]:
Le escribo como [«propietario/a» or «ocupante»] de [your flat]. Desde el [date], de su vivienda proceden [what happens], entre otras ocasiones en las siguientes fechas y horas: [dates and times].
Le pido que ponga fin a estas molestias. Si continúan, pediré al presidente de la comunidad que le requiera su cese conforme al artículo 7.2 de la Ley de Propiedad Horizontal.
Atentamente,
[full name]
English gloss of the shorter letter
Subject: Nuisance coming from your home
Dear [name or neighbour in (flat)],
I am writing as [owner / occupant] of [flat]. Since [date], [what happens] has come from your home, on these dates and at these times, among others: [dates and times].
I ask you to put an end to it. If it continues, I will ask the community president to require you to stop, under article 7.2 of the Horizontal Property Act.
Yours sincerely, [name]
Send this letter (the Spanish subject line is filled in; paste your text once you’ve adapted it).
Template 3: the community’s demand for unpaid fees
For a president, secretary or administrador chasing an owner, often one who lives abroad. It states the amount the meeting approved and its breakdown, the same figures the certificate under art. 21.3 has to contain. Send it to the address in Spain the owner gave for notices or, if they never gave one, to the flat (art. 9.1.h). We only deliver to addresses in Spain. If the owner doesn’t read Spanish, you can add the English gloss under the Spanish text.
Asunto: Requerimiento de pago de cuotas de la comunidad
Comunidad de propietarios [building address], CIF [community’s tax number]
A la atención de [owner’s name], propietario/a de [flat]
La junta de propietarios celebrada el [date] aprobó la liquidación de la deuda de su [«vivienda» (home) or «local» (commercial unit)] con la comunidad, que asciende a [amount] €, con el siguiente desglose:
[ordinary fees for (months), levy for (work), reserve fund: the amount of each]
Por medio de este burofax se le notifica dicho acuerdo y se le requiere para que pague esa cantidad en el plazo de [number] días naturales desde su recepción, mediante transferencia a la cuenta de la comunidad [IBAN], indicando en el concepto [flat].
Si no se paga en ese plazo, la comunidad podrá reclamarla judicialmente por el proceso monitorio previsto en el artículo 21 de la Ley 49/1960, de 21 de julio, sobre propiedad horizontal, junto con los intereses que correspondan.
Si ya ha realizado el pago, le rogamos que nos envíe el justificante. Para cualquier aclaración o para proponer un calendario de pagos, puede dirigirse a [administrador or secretary: name, email, phone].
[signature of whoever acts as secretary or administrador, with the president’s visto bueno]
English gloss of this letter
Subject: Demand for payment of community fees
Community of owners [building address], tax number [number]
For the attention of [owner’s name], owner of [flat]
The owners’ meeting held on [date] approved the statement of the debt owed by your [home / commercial unit] to the community, which comes to €[amount], broken down as follows:
[ordinary fees for (months), levy for (work), reserve fund: the amount of each]
By this burofax you are notified of that resolution and required to pay that amount within [number] calendar days of receiving it, by transfer to the community’s account [IBAN], quoting [flat] as the reference.
If it is not paid within that time, the community may claim it in court through the order-for-payment procedure in article 21 of Law 49/1960 of 21 July on horizontal property, together with any interest due.
If you have already paid, please send us proof of payment. For any questions, or to propose a payment plan, please contact [administrador or secretary: name, email, phone].
[Signature of whoever acts as secretary or administrador, with the president’s approval]
Send this letter (the Spanish subject line is filled in; paste your text once you’ve adapted it).
What to attach, and what to keep
- For template 1: your escritura (title deed) or a nota simple from the Land Registry showing you own the flat, and any emails to the administrador that went unanswered.
- For template 2: a log of dates and times, and any recordings, photos or sound readings you have.
- For template 3: the minutes of the meeting that approved the statement of the debt and its breakdown, any returned direct debits, and the resolution approving any levy.
- Afterwards, keep the proof of delivery and the certified copy. A community can use them as the proof that the owner was notified, which art. 21.3 asks for. If the burofax couldn’t be delivered, keep the noticeboard record signed by the secretary with the president’s approval (art. 9.1.h).
Attaching documents is optional, and attached pages count towards the page total.
What usually happens next
- The owner pays, or proposes a payment plan that the community accepts or turns down.
- With no payment and no reply, the community can apply for the monitorio with the certificate of the debt and the proof of notification.
- If you’re the owner on the receiving end, the amount comes from a resolution of the owners’ meeting. The minutes are among the documents the administrador keeps for owners, and template 1 asks for them.
- The president puts the matter you asked for on the agenda of the next meeting, and the meeting decides.
- If a nuisance carries on after the president’s requirement, a court claim to stop it needs the meeting’s authorisation (art. 7.2).
- If the burofax isn’t collected, the delivery record shows that.
Sending it with proof
You can send it from the UK or anywhere else. Only the recipient’s address has to be in Spain: the administrador’s office, the president’s address, the neighbour’s flat, or the owner’s address for notices.
Through us, a Correos burofax with proof of delivery (acuse de recibo) and certified content (certificación de contenido) costs €49.90 for up to 3 pages. A certified notification from Notificados costs €29.90. Notificados is a trusted third party, and that option is not a Correos burofax. You see the exact PDF before you pay, nothing is sent or charged until you approve it, and if we can’t send it you get a full refund.
The templates and legal references on this page are general information, not an assessment of your case. We are a sending service, not a law firm, and we don’t check whether a letter is enough for what you want to achieve. You decide what to write and what to ask for. A legal professional can assess your case.