Condominium and service charges in Andorra: what you really pay
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The short answer
In a condominium, the charges cover maintenance of the common areas, often shared heating, the lift and snow clearing. They can weigh heavily and should be requested before any offer or lease signature.
What the charges cover
- Maintenance and cleaning of the common areas.
- Shared heating in many buildings.
- Lift, building insurance.
- Snow clearing and maintenance of access routes.
Before buying
Ask for: the amount of the charges, works already voted, the state of the fund, minutes of the owners' meetings.
Before renting
Ask what is included in the rent and what is re-invoiced.
The legal framework
Condominiums are governed by Llei 12/2004 on horizontal property, amended by Llei 25/2008, which in particular reformed the majorities needed to amend the constitutive deed and the statutes of the community and dealt with unpaid charges. The law recognises exclusive ownership of the private parts and a situation of co-ownership over the common parts. A consolidated text exists: consult the consolidated version currently in force.
What you ask for before buying
| Document | What it reveals |
|---|---|
| Statutes and constitutive deed | Rules of the condominium, private and common parts |
| Minutes of the latest meetings | Disputes, works, major decisions |
| Amount of charges and call notices | Real cost, including shared heating |
| State of the works fund | Ability to finance major works |
| Works voted or planned | Future charges that will fall on you |
| Unpaid amounts owed to the condominium | Financial health of the building |
Charges at altitude
Shared heating, the lift, snow clearing and maintenance of access routes weigh more than in the lowlands. Compare the cost per square metre across several buildings, not only the purchase price.
Letting and condominium rules
Some rules restrict short-term letting: read them before buying to let. See long-term or seasonal letting and the viewing checklist.
What we do not confirm
We have not reviewed the articles on voting majorities at meetings or on remedies in case of unpaid charges: have a lawyer confirm them before committing to works or taking action.
Frequently asked questions
Are the charges stable?
They vary with energy costs and works.
Who pays for the works?
The condominium, according to the decisions voted.
Going further
Official sources
This information is general and is not personalised legal, tax or financial advice. It is verified as of the date shown and may change.