The comunidad de propietarios and why the intercom is a communal element
Every Spanish apartment building is governed by the Horizontal Property Law (Ley de Propiedad Horizontal), which distinguishes between private elements (your flat) and communal elements (the entrance hall, staircase, lift… and also the door entry installation). The community of owners — all flat owners together, usually represented by an elected president and a professional administrator (administrador de fincas) — is responsible for maintaining the communal elements, funded by the monthly fees everyone pays.
In practice, this means:
- Street panel, shared wiring, power supply and door release are communal elements: their upkeep and repair are the community's responsibility, paid from communal funds.
- The handset or monitor inside each flat is more nuanced: depending on the community's statutes and established custom, it may be the owner's responsibility or covered by the community.
- Special levies (derramas) or the reserve fund are the usual way of paying for larger renovations, shared between owners according to each flat's participation quota.
So if the fault affects the whole building (no flat rings, the panel is dead, the door release fails), the right move is to notify the president or the administrator so the community arranges the repair. If only your handset fails while the neighbours' work fine, the problem is probably in your own terminal — and it's worth checking what your building's statutes say.
What votes are needed to repair, renew or install
Not every decision about the intercom needs the same level of agreement at the annual (or extraordinary) owners' meeting. As a general guide:
| Situation | Typical requirement |
|---|---|
| Repairing a fault in the existing system | No vote needed: it's upkeep |
| Renewing the system with an equivalent or modern one | Simple majority |
| Upgrading audio intercom to video (improving an existing service) | Simple majority, case by case |
| Accessibility requested by an owner over 70 or with a disability | Mandatory, with a cost limit |
| Brand-new installation where none existed | Higher majorities, case by case |
The general idea is simple: maintaining and renewing a service that already exists is much easier to approve than creating a new one. Repairs to communal elements don't even need a vote, because the community is legally obliged to keep its installations in working order.
These are orientative criteria: the exact majority regime depends on each specific case, and the property administrator is the right person to confirm it for your community. As a foreign owner you can vote by proxy or in writing if you can't attend the meeting in person.
Accessibility: when a resident needs an adapted system
Accessibility gets special treatment under Spanish law. When a person with a disability or an owner over 70 requests reasonable adjustments to use the communal elements, the community is obliged to carry them out, subject to a cost limit linked to the ordinary community fees (broadly speaking, when the cost passed on to owners doesn't exceed several monthly instalments of common expenses; above that threshold it depends on what the meeting approves or whether public grants cover the difference).
For door entry systems, the most common adaptations we install in Valencia communities are:
- Video intercoms with visual signalling: for residents with hearing loss, the call is accompanied by visual alerts on the monitor, and the image lets them see who's calling without relying on audio.
- Induction loop: Fermax panels and monitors compatible with hearing aids in the "T" position, sending sound directly to the hearing aid without ambient noise.
- Panels at accessible height: large buttons, clear labelling and a height suitable for wheelchair users.
- Monitors with large screens and amplified volume: like the 7" VEO XL, much appreciated by older residents.
If your community is considering a renewal anyway, it's the perfect moment to include these improvements: the extra cost of choosing accessible equipment during a renewal is minimal compared with adapting it later. Our guide on replacing an old intercom with a video intercom explains what the work involves and how much of the existing wiring can be reused.
How to take the proposal to the owners' meeting (and get it approved)
We've supported many Valencia communities through this process, and the proposals that pass first time always share the same pattern: clear information and fixed numbers. Our recommendations:
And once renewed, don't forget upkeep: a maintenance contract with periodic checks extends the system's life and avoids unexpected levies. We explain how it works in our article on door entry maintenance for communities.
Frequently asked questions
As a general rule, faults in communal elements (street panel, power supply, shared wiring, door release) are paid for by the community of owners through the communal funds. The handset or monitor inside each flat is more nuanced: depending on the community's statutes and custom, it may be the owner's responsibility or covered by the community. When in doubt, ask the building's administrador de fincas (property administrator).
Repairing or renewing an existing intercom is considered maintenance of an existing communal service, so a simple majority of owners present at the meeting is usually enough. Brand-new installations that change the nature of the service may be subject to different majority rules. The property administrator can confirm the exact requirement for your community.
Spanish law gives special protection to accessibility: when requested by a person with a disability or an owner over 70, the community is obliged to carry out reasonable accessibility works, subject to a cost limit linked to the ordinary community fees (broadly, when the cost does not exceed several monthly instalments of common expenses). This can include video intercoms with visual signalling or induction loop. Each case should be reviewed with the administrator.
You can ask the president or administrator to include the item on the meeting agenda, send your vote or a proxy in writing, and provide written quotes in advance. We prepare fixed written quotes for community meetings in Valencia, with the cost per flat clearly broken down, and we can liaise with your administrator directly in Spanish on your behalf. You'll find reference prices in our article on door entry system costs in Valencia.
Does your community need to renew its intercom?
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