ES🧉 Neighbor guide
How do you remove a building manager who doesn't do their job?
They don't answer, they fix nothing, the statements are a mystery. The good news: you don't need a lawsuit to replace them.
The building manager is removed by the owners' assembly, with the majorities set by the building bylaws (reglamento de copropiedad). The steps: rally support among neighbors, request the assembly be called (or self-convene it per the bylaws), vote the removal, appoint the replacement, and demand the accounting and handover of the building's documentation. You don't need a lawsuit: it's the owners' decision.
Step by step
1. Document the problem
Before lifting a finger, gather evidence: confusing or undetailed statements, requested repairs that never happened, unanswered complaints, expenses without receipts. Hallway rants carry no weight, so complain in writing (email with read receipt or a note signed by the recipient).
2. Talk to other owners
The removal is voted on, so you need votes. Share the documentation with trusted neighbors and gauge support. Many removals fail from lack of prior organization, not lack of reasons.
3. Call the assembly
The removal must be addressed in an assembly. Check the bylaws: who can call it, how much notice is needed, and what quorum is required. If the manager refuses to call it, the bylaws usually allow the owners to self-convene.
4. Vote the removal and appoint the replacement
At the assembly, the removal is moved, voted on, and — ideally in the same meeting — the new manager is appointed. Leaving without a replacement leaves the building headless: it's better to walk out of the assembly with the change settled.
5. Demand the accounting and the handover of everything
The outgoing manager must render accounts of their management and make the books and documentation available to the building within 15 business days of their departure. Don't accept an "I'll send it later": have it recorded in the minutes.
Common mistakes
- Removing them without a replacement: the building is left with nobody to pay wages and services.
- Leaving no written record: everything agreed goes into the assembly minutes.
- Accepting the resignation without an accounting: the accounting is mandatory even if they resign.
Legal basis
The manager is an agent of the owners: the assembly can remove them. Their duties include preparing the fee statements, collecting funds, keeping documentation, and rendering accounts (art. 2067 of the Código Civil y Comercial). Upon departure — whether resignation or removal — they must hand over the building's books and documentation within 15 business days.
Frequently asked questions
Do I need a lawyer to remove the building manager?
Not required. If the procedure follows the bylaws, owners can do it on their own. A lawyer helps if there's conflict or if the manager resists handing over the documentation.
Can I remove them if the bylaws say nothing?
The Código Civil y Comercial regulates condominium ownership by default: the assembly is the body that decides. Check the bylaws anyway, because they almost always set majorities and procedures.
What if the manager doesn't hand over the documentation?
That's a breach of their legal duties and can be claimed in court. Record it in the minutes and send the complaint in writing.