Is community insurance mandatory in Spain?

Not strictly mandatory by Spanish national law, but mandatory in practice: most Spanish regions require it indirectly through Ley 49/1960 (Horizontal Property Law), and almost all mortgage lenders require buildings cover for the building. The community AGM must vote in favour annually. Without cover, individual owners can be personally liable for shared-area incidents.

What does community insurance cover?

Four main areas: the building structure itself (roof, exterior walls, foundations, communal pipes/cables); communal areas (corridors, stairs, lifts, garages, gardens, pools, sports facilities, security systems); communal civil liability (third parties injured/damaged in communal areas); and defensa jurídica for community legal disputes. It does NOT cover the inside of individual flats — owners need their own home policies.

What happens if a leak from one flat damages other flats?

Spanish law makes the apartment owner whose pipes leaked responsible for damage caused. Their personal home insurance pays. The community insurance covers leaks originating in COMMUNAL pipes (rising mains, drains in walls between flats). It is essential that all owners hold personal home insurance — a single uninsured neighbour creates a financial mess for everyone affected.

Yes — lifts are a key part of community insurance. Cover includes lift damage, breakdown, accident liability if a person is injured in/by the lift, and increasingly cyber-attack on smart lift systems. Spanish law requires twice-yearly maintenance on residential lifts plus an annual inspection — keeping these current is a condition of insurance cover.

Are squatter (okupas) cover and legal eviction expenses included?

Increasingly yes — many modern Spanish community policies include 'cobertura de okupación' for empty/abandoned units in the community where squatters move in and create damage and liability for the wider community. Legal expenses for forced eviction are typically up to €15,000-€30,000. The policy doesn't cover individual unit owners' issues — that's their personal home insurance.

Who handles claims for the community?

Three parties: the community president and/or administrator initiate the claim, the insurer assesses, and the loss adjuster (perito) visits and evaluates. The community administrator typically deals with day-to-day claims on the community's behalf. Major claims need community AGM approval for repair works and reconstruction methods. We support administrators throughout.

Can owners claim individually for shared-area damage?

No — claims for communal damage must be made by the community as a whole, through the administrator/president. Individual owners cannot bypass this and claim directly. Internal damage to an owner's flat from a communal failure (leaking communal pipe damaging your flat) is paid by the community to you, then any community deductible/excess is borne collectively.

How does the community handle a claim if the cause is disputed?

Defensa jurídica cover funds legal assessment, expert witnesses and proceedings to determine cause and liability. This is one of the most useful community insurance features. For example: a leak that could be from communal pipes or from a specific flat — the legal cover funds an expert assessment to determine which, and pursues the responsible party.

How is the policy renewed and reviewed?

Annually at the AGM. The community president presents the renewal terms; owners vote. Premium changes, claims experience, and recommended cover updates (e.g. higher liability limits, extra perils) are debated. We attend AGMs by request to present renewal terms and answer owner questions in English.

What if individual owners want different cover levels?

Community insurance is a collective contract — single uniform cover terms. Individual owners with concerns about specific items can either take extra personal cover for items they consider undervalued, raise the matter at AGM for community vote, or in extreme cases propose a special assessment for specific upgrades. We advise individual owners on personal top-up cover as needed.

Community Insurance Spain. Comunidades de Propietarios

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Multi-risk community insurance for apartment communities, residential buildings and car parks. Generali Comunidad — civil liability up to €1,000,000, 24-hour assistance, fully tailored to your community.

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Quick Answer. Community of Owners Insurance in Spain

Mandatory?Effectively yes (Ley 49/1960 LPH)

Typical premium€200–€1,500+ / year

Civil liability€1M–€3M typical

Pool coverAvailable — public liability

ProviderGenerali Comunidad

Spanish Insurance Law: Community of Owners Insurance. Key Facts, Limits & Exclusions

The legal framework, waiting periods, exclusions and sources every buyer should know. We link the sources inline to the BOE (Boletín Oficial del Estado) and to the Spanish regulators.

Legal framework

Communities of Owners (Comunidades de Propietarios) are governed by Ley 49/1960 de Propiedad Horizontal (LPH). Article 9.f recommends community insurance but does not force it under national law. But several regions have made it the law. The clearest examples are Catalonia (Llei 5/2015) and Galicia. In Valencia and the rest of Spain, the community statutes usually require it. Most town councils also need proof of cover before they license a communal pool.

What community insurance covers

A community policy covers the communal areas only:

Roof, façades and foundations
The lift
Communal staircase and corridors
Communal pool and garden
Electrical and plumbing mains
The building's structural envelope

It does not cover the inside of each flat. Each owner needs their own home insurance for everything inside their door. The community's civil liability cover is typically €1,000,000–€3,000,000. It protects against claims from visitors, contractors and other people injured in the communal areas.

Decision-making and majority rules

Under LPH Article 17, you need a simple majority of owners to take out, switch or change community insurance. The vote must happen at a properly-convened junta. Major changes follow the same rule, such as a big rise in the sum insured or adding new cover types. The president and administrator are legally responsible for keeping cover in place. If it lapses, the community is directly liable.

Lift insurance and the IPE

Lifts (ascensores) have specific rules under Real Decreto 88/2013. They need a periodic Inspección Periódica. This is every 2 years in standard residential and every 4 years in low-traffic. The insurer usually asks for a current lift service contract and IPE certificate. Most community policies bundle lift cover with general civil liability. Check this on your policy schedule. If it is not there, you need a separate lift policy.

Pool, garden and the okupa risk

Communal pools need specific civil liability, typically up to €600,000–€1,000,000. It comes with conditions: a trained lifeguard during opening hours (regional rules vary; Valencia under Decreto 84/2018), depth markings and safety equipment. The community is liable for injuries if it does not comply. Squatters (okupas) in a vacant flat can affect the community in two ways. First, they can damage communal areas during or after eviction. Second, they raise the risk for the building generally. Specific okupa cover is available as an add-on.

Community Insurance Spain. Generali Comunidad

Community insurance Spain (Seguro de Comunidades de Propietarios) is a multi-risk policy. It protects the shared assets of an apartment community. These include the building's common areas, communal systems, lifts, communal gardens, car parks and shared facilities. Generali Comunidad is a broad, flexible policy. Apartment communities use it across the Costa Blanca and throughout Spain. It protects both the community and individual owners against the most common risks to residential buildings.

Is community insurance compulsory in Spain? Under the Ley de Propiedad Horizontal (Horizontal Property Law), it is strongly recommended. In many regions it is required in practice for residential communities. Lenders also ask for proof of community insurance before they approve mortgages on apartments in the building. Get a community quote →

What Generali Comunidad Covers. Standard Covers

Fire, explosion and lightning: Full rebuild cost of all common areas damaged by fire, explosion, smoke or lightning strike
Water damage from communal pipes: Damage caused by leaks or bursts in communal water supply and drainage systems — including the cost of locating and repairing the source pipe
Civil liability — community: Payment to third parties for bodily injury or property damage caused by the common areas — up to €1,000,000 per claim
Board members' liability: Civil liability of the community president, vice-president and other board members arising from their duties — included as standard (not offered by all Spanish insurers)
Employer's liability: Cover for injury or damage sustained by employees of the community (concierge, cleaners, gardeners) while working in the building
24-hour emergency assistance: Immediate dispatch of plumbers, electricians, glaziers, carpenters and locksmiths for emergencies affecting communal services (water supply, electricity, access, security)
Legal assistance: Phone legal advice; legal claims against third parties for rights relating to the building; claims against owners for non-payment of community fees; defence in municipal administrative matters
Urgent plumbing without damage: Emergency repair of communal plumbing and drainage even where no material damage has resulted — unique to Generali, not standard in most policies

Want to read the full policy wording? We have translated the complete Generali Comunidad policy conditions into English — every guarantee, limit and exclusion, article by article. (A guide only; the original Spanish version is the binding text.)

Optional Extras. Community Insurance Spain

Weather damage: Rain, wind (gusts above 80 km/h), hail, snow — roof damage, facade damage, flooding from exterior causes
Water damage extension: Expanded coverage including roof leaks, infiltrations and external flooding; extended limits on pipe localisation and repair costs
Breakage in common areas: Repair or replacement of glass, mirrors, plexiglass, sanitary ware, marble countertops and solar panels in communal areas
Theft from common areas: Theft of communal furniture, equipment and fittings from gardens, patios and terraces. Minimum cover for petty theft also included
Machinery breakdown: Mechanical and electrical failure of communal systems — lifts, communal boilers, pumps, intercom systems, automated gates
Pool, garden and sports facilities: Specialist cover for communal swimming pool, garden furniture and fixtures, and shared sports courts or facilities
Pest control: Professional pest control services for communal areas — cockroaches, ants, rodents and other infestations
Malversation of community funds: Financial protection against fraudulent misappropriation of community funds by officials — up to €3,000 per year
Aesthetic restoration: Restoration of aesthetic damage to communal furnishings and fixtures following an insured event, beyond simple structural repair
Exclusive Community Pack: Enhanced assistance including maintenance help (small repairs, plumbing, painting, locksmith) and extra premium communal services — available for larger residential communities
Liability for water leaks from private pipes: Optional extension covering the community's liability for damage to other owners' properties caused by leaks from private (individual apartment) pipes

Who Needs Community Insurance?

Many expats in Spain benefit from this cover.

Residential apartment communities (Comunidades de Propietarios) of all sizes
Mixed residential and commercial buildings (community areas can be insured separately from commercial units)
Urbanisations with shared communal areas, gardens, pools and roads
Rows of terraced houses constituted as a community (adosados)
Underground communal car parks and private parking areas
Community presidents and administrators who want comprehensive protection for their board responsibilities

How to Get a Quote

We make getting a quote simple and fast.

Call or email us — ring 966 461 625 or email info@turnerinsurance.es. Our English-speaking team is available Monday to Friday, 09:30–15:00.
Tell us your situation — we will ask a few quick questions about what you need to cover, your age, location, and any existing policies you hold.
We compare options — as authorised Generali agents, we present the plans that match your needs and budget. No pressure, no obligation.
Your policy is set up — once you are happy, we arrange everything and send your certificate and English-language policy documents promptly.

Community Insurance Cover Levels

Cover level	What is included	Best for
Estándar	Full building, common areas, civil liability €600,000, water damage, fire	Medium urbanisations of 10–50 properties
Plus	All Estándar risks plus civil liability €1,000,000, subsidence, glass, garden	Large complexes with pools, lifts and gardens
Premium	All-risks cover, civil liability €3,000,000, loss of rent, equipment breakdown	High-value communities and luxury developments

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Community Insurance Spain. What Every Apartment Owner Needs to Know About Comunidad Cover

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Approximate Community Insurance Pricing

Annual premiums for residents' communities (comunidades de propietarios) on the Costa Blanca:

Small community (8-20 units)

from €450/yr

Communal areas insured
RC up to €600,000
Lift cover
Defensa Jurídica included
Emergency repair service

Frequently Asked Questions. Community Insurance in Spain

These are the most common questions we receive.

Community of owners (comunidad de propietarios) insurance covers the shared parts of a Spanish residential complex. This means the building structure, communal areas, lifts, pools and gardens. These are the common questions from community presidents and administrators.

It is not strictly required by Spanish national law, but it is required in practice. Most Spanish regions require it indirectly through Ley 49/1960 (Horizontal Property Law). Almost all mortgage lenders require buildings cover for the building. The community AGM must vote in favour each year. Without cover, individual owners can be personally liable for shared-area incidents.

It covers four main areas. First, the building structure itself (roof, exterior walls, foundations, communal pipes and cables). Second, the communal areas (corridors, stairs, lifts, garages, gardens, pools, sports facilities, security systems). Third, communal civil liability (people injured or whose property is damaged in communal areas). Fourth, defensa jurídica for community legal disputes. It does NOT cover the inside of individual flats. Owners need their own home policies.

All owners share the premium by their cuota (ownership share), as recorded in the building's deed. The cuota usually reflects the apartment's surface area and any usage rights (parking, terrace). The premium is part of the monthly community fee (cuota de comunidad). This is paid to the administrator, who manages the insurance contract.

The buildings sum should equal the rebuild cost (valor de reconstrucción). This is the cost to fully rebuild the structure if it were demolished. It excludes the land value. For Costa Blanca communities, rebuild costs are typically €800-€1,400 per square metre of total covered area. We recommend an insurance valuation every 3-5 years. Many communities are badly under-insured because rebuild costs have risen.

Spanish law makes the owner whose pipes leaked responsible for the damage caused. Their personal home insurance pays. The community insurance only covers leaks from COMMUNAL pipes (rising mains, drains in walls between flats). It is vital that all owners hold personal home insurance. A single uninsured neighbour creates a financial mess for everyone affected.

Yes. Lifts are a key part of community insurance. Cover includes lift damage, breakdown, and accident liability if a person is injured in or by the lift. It increasingly covers cyber-attack on smart lift systems too. Spanish law requires twice-yearly maintenance on residential lifts, plus an annual inspection. Keeping these up to date is a condition of insurance cover.

Yes. Pool damage from storms, vandalism or accidents is covered. Personal injury at the pool (a slip on tiles, drowning, diving injuries) is covered under communal liability. Pool cover requires compliance with Spanish pool safety rules. These include a lifeguard if required, signage, depth markings and water testing logs. If the pool does not comply, liability may be void at claim time.

Increasingly, yes. Many modern Spanish community policies include 'cobertura de okupación'. This applies to empty or abandoned units where squatters move in. They can cause damage and create liability for the wider community. Legal expenses for forced eviction are typically up to €15,000-€30,000. The policy does not cover individual unit owners' issues. That is their personal home insurance.

Catastrophic natural events (atypical storms, DANA floods, earthquakes) are covered by the Consorcio de Compensación de Seguros. This works through the community policy at no extra premium. Routine storm damage (broken roof tiles in normal weather, garden debris) is covered by the standard community policy. The Consorcio paid out billions for the November 2024 Valencia DANA, including community claims.

Three parties are involved. The community president or administrator starts the claim. The insurer assesses it. The loss adjuster (perito) then visits and evaluates the damage. The community administrator usually deals with day-to-day claims for the community. Major claims need community AGM approval for the repair works and reconstruction methods. We support administrators throughout.

No. Claims for communal damage must be made by the community as a whole, through the administrator or president. Individual owners cannot bypass this and claim directly. Sometimes a communal failure damages an owner's flat, for example a leaking communal pipe. The community then pays the owner. Any community deductible or excess is shared by everyone.

Defensa jurídica cover funds legal assessment, expert witnesses and proceedings to settle the cause and liability. This is one of the most useful community insurance features. Take a leak that could be from communal pipes or from a specific flat. The legal cover funds an expert assessment to work out which it is, and then pursues the responsible party.

Yes. Entry gates (electric, manual, pedestrian), CCTV systems, intercoms, lighting and security barriers are all within the standard cover. It includes damage from accidents and vandalism, breakdown of automated systems, and theft of removable equipment. Cyber-attack on smart security systems is increasingly an insurable peril on modern policies.

It is renewed each year at the AGM. The community president presents the renewal terms and owners vote. They debate premium changes, claims experience, and recommended cover updates (for example, higher liability limits or extra perils). We attend AGMs by request to present renewal terms and answer owner questions in English.

Community insurance is a collective contract with single, uniform cover terms. An owner who is worried about specific items has a few options. They can take extra personal cover for items they think are undervalued. They can raise the matter at the AGM for a community vote. In extreme cases, they can propose a special assessment for specific upgrades. We advise individual owners on personal top-up cover as needed.

More questions? Contact us for free English-speaking advice — or call 966 461 625.

How This Compares to the Competition

Honest comparisons help you make an informed choice. These figures are typical Spanish-market starting points and depend on age, area, cover level and individual circumstances.

Generali Comunidad vs Mapfre Comunidades and Mutua de Propietarios

How Generali's Comunidades de Propietarios insurance compares to the specialist Mutua de Propietarios and Mapfre.

Feature	Generali Comunidad	Mapfre Comunidades	Mutua de Propietarios
Civil liability standard	€1,000,000 (€3M optional)	€600,000 (€3M optional)	€600,000 (€3M optional)
Pool / garden cover	Optional add-on	Optional add-on	Optional add-on
Lift insurance integration	Yes — combined policy	Yes — combined policy	Yes — combined policy
Board / president liability	Optional add-on €100,000	Optional add-on €100,000	Specialist cover up to €300,000
24-hour emergency response	Yes. Generali home assistance	Yes. Mapfre Asistencia	Yes
Building reconstruction cost basis	Yes — at insured value	Yes — at insured value	Yes — at insured value
Premium per door (12 dwellings)	~€140–€180/year	~€160–€200/year	~€150–€190/year

Comparisons are based on publicly available product literature and our experience placing policies across the Spanish market. Premium estimates assume a healthy applicant on the Costa Blanca with no significant claims history. Contact us for a personalised, like-for-like quote.

Sources & References

This page references the following official Spanish regulatory and legal sources. These are the authoritative bodies and laws governing insurance products in Spain:

Dirección General de Seguros y Fondos de Pensiones (DGS). Spanish insurance regulator. Confirms registration of insurance brokers (Andrew Turner: Registry C0467B54657010) and authorises all insurance products distributed in Spain.
Ley 50/1980. Ley de Contrato de Seguro (BOE). Spanish Insurance Contract Law. The primary legal framework governing all insurance contracts in Spain — defines duties, claims, cancellation rights and disclosure obligations.
Ley 49/1960, de 21 de julio, sobre Propiedad Horizontal (BOE). Spanish Horizontal Property Law (LPH). Governs Comunidades de Propietarios obligations and insurance requirements.
Generali Comunidad — Policy Conditions (English translation). Our plain-English translation of the full Generali Comunidad general conditions (ref. G50918/GEN) — the underlying policy wording for the cover described on this page. A guide only; the Spanish original is binding.

Frequently Asked Questions

These are the most common questions we receive.

Get a Community Insurance Quote →

Community Insurance Quote. In A Few Days

GENERALI COMUNIDAD · AUTHORISED AGENTS · FREE ENGLISH-SPEAKING ADVICE

Get a Free Quote →📞 966 461 625 Get a Quote

🔗 Need to make a claim? See our community insurance claims guide → — or call 966 461 625 and we will guide you through it in English.

Cancellation rights. Annual contracts auto-renew under Ley 50/1980 Article 22. Cancellation requires at least one month's written notice before renewal.

Community Insurance Spain. Comunidades de Propietarios

Spanish Insurance Law: Community of Owners Insurance. Key Facts, Limits & Exclusions

Legal framework

What community insurance covers

Decision-making and majority rules

Lift insurance and the IPE

Pool, garden and the okupa risk

Community Insurance Spain. Generali Comunidad

What Generali Comunidad Covers. Standard Covers

Optional Extras. Community Insurance Spain

Who Needs Community Insurance?

How to Get a Quote

Community Insurance Cover Levels

📰 Related articles from our blog

Approximate Community Insurance Pricing

Frequently Asked Questions. Community Insurance in Spain

How This Compares to the Competition

Generali Comunidad vs Mapfre Comunidades and Mutua de Propietarios

Sources & References

Frequently Asked Questions

Community Insurance Quote. In A Few Days

Community Insurance Across Spain