Homeowners' Associations 2026: Legal Updates and Efficient Management

At Asif Grup, with over 17 years of experience in the Spanish real estate sector, we understand the importance of keeping property owners well-informed. Homeowners' associations are at the heart of many homes, and their smooth operation is essential for harmonious living and the appreciation of properties. In recent months and looking ahead to 2026, significant changes have been introduced in the regulations that directly affect the management and daily life of these associations.

From the regulation of tourist rentals to the fight against delinquency and the promotion of energy efficiency, these new developments aim to modernise and improve building administration. Below, we break down the key points that every property owner should know to adapt to this new legal framework and ensure efficient and harmonious management.

Managing Tourist Rentals: A New Scenario

One of the most relevant changes recently introduced in the Horizontal Property Law (LPH), fully applicable in 2026, directly affects the possibility of using dwellings for tourist rentals. Now, homeowners' associations have greater decision-making power in this regard.

• For a dwelling to be used as a tourist rental, the consent of three-fifths (3/5) of the property owners is required, who, in turn, must represent three-fifths of the participation quotas. This measure gives the association stricter control over the use of the properties.
• Furthermore, associations can choose to apply a surcharge of up to 20% on common expense fees for dwellings used for tourist rentals. This surcharge aims to compensate for the possible increased use of common areas and services. It is important to note that this measure is not retroactive.

Strengthening Coexistence: Delinquency and Digitalisation

Delinquency continues to be a challenge in many associations. The new measures aim to strengthen mechanisms to combat it, ensuring greater fluidity in economic management and fairer coexistence. Simultaneously, digitalisation is positioned as a key tool.

• Measures have been established to strengthen the fight against delinquency, making it easier for associations to recover unpaid fees and streamlining legal processes for this purpose.
• Digitalisation in the management of associations is a growing trend and is actively promoted. Digital tools can simplify communication, accounting, and decision-making, improving transparency and administrative efficiency. This includes electronic minutes, virtual notice boards, and online voting systems.

Towards More Efficient Buildings: Energy Audits

In line with European and national commitment to sustainability, current regulations place a special emphasis on the energy efficiency of buildings. A key aspect is mandatory audits.

Buildings over 20 years old are now obliged to undergo periodic energy audits. These audits not only identify areas for improvement to reduce energy consumption but can also be the first step to accessing grants and subsidies aimed at energy rehabilitation. Investment in efficiency not only reduces long-term costs but also increases property value.

Beyond the Law: Tips for a Cohesive Association

Beyond legal obligations, a well-managed association is based on communication, respect, and proactivity. At Asif Grup, we believe that good coexistence is the pillar of a happy home and a valued property.

• Foster open communication: Clear and regular communication between residents and with the administration is fundamental for resolving conflicts and making effective decisions.
• Participate actively: Attending residents' meetings and expressing your opinion contributes to collective well-being and ensures your interests are considered.
• Stay informed: Regulations can change. Keeping up to date with laws and regulations is crucial to avoid problems and take advantage of opportunities.
• Seek professional advice: For legal, tax, or management queries, having the support of real estate professionals or property managers can make a difference.

The new developments in the management of homeowners' associations for 2026 represent an evolution towards a more regulated, efficient, and sustainable administration. Adapting to these changes is not only a legal obligation but also an opportunity to improve the quality of life in our associations and the value of our properties.

At Asif Grup, we are at your disposal for any query or advice you may need regarding the management of your association. Remember that, for any complex legal or tax matter, it is always advisable to consult with a specialised professional.