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Guide · Due diligence

How to check hidden community debt.

A nota simple shows debts registered against a property — but not the one that catches buyers most often: unpaid community-of-owners fees. In Spain part of that debt follows the home to you. Here is how to find it before it becomes your problem.

Why community debt becomes your problem

Every flat in a building shares the running costs through the comunidad de propietarios. When the previous owner left fees unpaid, the Ley de Propiedad Horizontal makes the property itself answer for the current year plus the three preceding years. That liability passes with the keys — which is why it must be checked before completion, not after.

How to check it

  1. Request the debt certificate. The certificado de estar al corriente de pago, issued by the community administrator and signed off by the president, states exactly what is owed on the flat.
  2. Check the IBI is paid. Ask for the latest IBI receipt and confirm no arrears with the council — like community fees, it can attach to the property.
  3. Read the minutes. The last actas (meeting minutes) reveal looming special levies — a new roof or lift — that aren’t yet a debt but soon will be.

At the notary

The notary will normally require the zero-debt certificate to complete the sale, unless you expressly waive it. Don’t waive it. If there is a debt, have it cleared from the seller’s proceeds at the deed — not left for you to chase afterwards.

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Does community debt transfer to the buyer in Spain?+

Partly, yes. Under the Ley de Propiedad Horizontal, the property itself answers for the previous owner's unpaid community fees for the current year and the three preceding years — so an unchecked purchase can leave you liable.

How do I prove a property has no community debt?+

Ask for a certificate of zero debt (certificado de estar al corriente de pago) issued by the community's secretary/administrator with the president's approval. The notary will normally require it at completion unless you expressly waive it.

What about unpaid IBI?+

IBI (the annual property tax) can also attach to the property. Ask for the latest paid IBI receipt and check there are no arrears with the local council.

Related: how to check property debts · reading a nota simple · the full buying guide