ES🧉 Neighborly guide
Frequently asked questions about expensas
The questions every neighbor asks sooner or later, answered straight and backed by the law.
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Why did my expensas go up so much from one month to the next?
The most common causes: staff salary increases (union wage talks), higher utility rates (electricity, water, gas), a one-off repair, or the start of a special assessment installment. Compare the line items on the current statement with the previous one: the difference is almost always concentrated in one or two items. If the reason isn’t clear, ask the manager for a written explanation.
Can I stop paying expensas if I disagree with an expense?
It’s not advisable. The debt accrues late-payment interest, and the building can start an expedited collection lawsuit, which is a fast process favoring the creditor. The right path is to pay and dispute separately: request written explanations, bring the issue to the assembly, or take legal action if warranted.
Who pays the special expensas if I’m renting?
The owner. The law assigns tenants the costs arising from use of the property (the ordinary ones) and owners the costs levied on the property itself (the special ones). The only exception: if the lease says in writing that the tenant assumes them.
What is the second due date?
It’s the second payment date shown on the statement. If you miss the first due date, you can pay on the second, usually with a surcharge or interest. Once the second date has passed too, the debt starts accruing late-payment interest.
What happens if I don’t pay my expensas?
The debt piles up with late-payment interest per the bylaws, and the building can start an expedited lawsuit with the debt certificate, which can end in seizure of assets. Plus, one neighbor’s arrears end up being paid by everyone else through increases.
Can I ask for receipts for the building’s expenses?
Yes. Owners have the right to free access to the building’s documentation. The manager’s duty to render accounts includes showing proof of what was spent.
What is the reserve fund and what is it for?
It’s a portion of what’s collected that’s set aside for surprises or big repairs (a pump that breaks, an urgent leak). It’s not money down the drain: it’s the building’s cushion. If it’s at zero, any surprise becomes a special assessment.
How do I know if my unit has a debt?
It shows on your personal account within the statement: what you owe from previous months plus any interest. If you can’t find it, request it in writing from the manager.
If I don’t use the pool or the party room, do I still have to pay full expensas?
Yes. Expensas are paid for owning (or living in) the unit, not for using the amenities. The CĂłdigo Civil y Comercial (Civil and Commercial Code) requires contributing to common-area expenses, whether you use them or not.
Can expensas be paid in installments?
Each statement must be paid in full by its due date. If you have accumulated debt, you can agree on a payment plan with the manager, but late-payment interest keeps accruing per the bylaws until it’s settled.