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Owning a property in Spain is a dream come true for many Bulgarians, but with the joy of ownership comes the responsibility of maintaining it. When you’re a homeowner abroad and can’t permanently reside on site, maintaining a property in Spain remotely can be a real challenge. From routine inspections and emergency repairs to managing utilities and paying fees, it all requires careful planning and a reliable support network. Here’s how to manage your property effectively, even when you’re away.
Why is it important to maintain your property regularly, even remotely?
- Preserving property value: regular maintenance protects property from depreciation and preserves its market value. Neglect can lead to costly problems in the future.
- Preventing damage: Timely repairs and inspections can prevent serious damage (e.g. from leaks, moisture, pests) that can lead to huge costs.
- Investment protection: especially if the property is rented out, good condition is key to attracting quality tenants and maintaining a high rating.
- Peace of mind: knowing your property is in good hands gives you peace of mind no matter where you are.
Types of maintenance you should anticipate
Property maintenance in Spain can be divided into several main categories:
- Routine maintenance and preventive measures:
- Inspections: Periodic inspections of the property for leaks, moisture, cracks, condition of roof, windows and doors.
- Cleaning: regular cleaning, especially if the property is unoccupied or rented on a short-term basis.
- Garden and pool: If you have a garden or pool, they require regular maintenance (watering, mowing, pool cleaning, chemicals).
- Systems: air conditioning and heating system check, plumbing and electrical systems.
- Seasonal maintenance:
- Preparing the property for the summer or winter season (e.g. opening/closing plumbing, air conditioning, checking roof before rains).
- Emergency repairs and breakdowns:
- Burst pipes, electrical faults, problems with locks. Need quick response.
- Administrative support:
- Payment of utilities (electricity, water, gas, internet).
- Payment of annual taxes (IBI, IRNR) and fees (garbage).
- Payment of fees to the condominium (Gastos de Comunidad).
- Correspondence Management.
How to manage maintenance remotely?
To ensure efficient property maintenance Spain from a distance, you have several options:
- Reliable local contact:
- Friend/Neighbour: If you have a trusted friend or neighbour who lives nearby, they can be your first contact for routine checks or emergency response. This is the most affordable option, but relies on a personal relationship.
- Private maintenance person: you can hire a local person for a monthly fee or on call to do inspections, receive mail, coordinate minor repairs.
- Technology:
- Smart systems: invest in “smart home” systems that allow you to remotely monitor the property (cameras), control lighting, heating/air conditioning, detect leaks or smoke.
- Virtual viewings: use video calls with your contact or agent for periodic virtual viewings of the property.
- Professional Property Management Agency:
- This is the most recommended and comprehensive option for most foreign owners looking for management from abroad. An estate agency that specialises in property management will undertake all aspects.
Property management agency services and costs
Professional agencies offer a full range of services for property in Spain:
- Routine inspections and maintenance:
- Periodic visits to the property (monthly/bi-weekly).
- Ventilation of the property, check for moisture, pests.
- Mail collection and forwarding.
- Coordination of garden and pool services (if available).
- Utility Verification.
- Utility and account management:
- Transfer of subscriptions (electricity, water, gas, internet) in your name.
- Payment of monthly bills and annual fees (IBI, garbage fee, Gastos de Comunidad).
- Sending expense reports to you.
- Repairs and emergencies:
- Organize and oversee all necessary repairs (minor and major).
- 24/7 emergency response.
- Use a network of trusted and licensed companies.
- Providing quotes for major repairs.
- Rent management (if the property is rented out):
- Marketing the property, finding and vetting tenants.
- Preparation of lease agreements and registration.
- Collection of rents.
- Communication with tenants.
- Cleaning between rentals (for short term).
Maintenance and management costs:
Agency property management costs vary depending on the scope of services and property type:
- Basic package for an “empty” property (no rental):
- A monthly fee ranging from €50 to €150, which covers routine checks, mail collection and basic coordination.
- Full long-term rental management package:
- Typically 5% to 10% of monthly rental income.
- Full short term/vacation rental management package:
- Typically 15% to 25% of gross rental income, as the service is much more intensive (includes marketing, reservations, welcoming guests, cleaning, supplies).
Additional maintenance costs:
Regardless of the management fee, you will also pay the actual maintenance costs:
- Annual taxes: IBI (municipal tax), IRNR (tax for non-residents), garbage fee.
- Condominium fees (Gastos de Comunidad): monthly common area fees (if apartment).
- Utilities: electricity, water, gas, internet.
- Repairs: amounts for actual repairs and replacement of equipment.
- Insurance: annual property insurance.
How to choose the right management agency?
- License and reputation: make sure the agency is licensed and has a good reputation. Check reviews and testimonials.
- Experience: prefer agencies with a proven track record in your area and property type.
- Scope of services: clearly understand what is included in the commission.
- Transparency: the Agency must provide transparent financial reports and regular communication.
- Contract: Read the management contract carefully.
- Language barrier: make sure you can communicate effectively.
Conclusion
Maintaining a property in Spain remotely requires a strategic approach. Although there are maintenance costs involved, hiring a professional property management agency to manage your property from abroad is the safest and most effective way to protect your investment. It gives you peace of mind, ensures the property is in good condition and optimises its earning potential, no matter where you are in the world.
This post is also available in: Български
