01
Condition survey and report
Photographic record of the actual defect, with the cause identified rather than the symptom.
Comunidad · BarcelonaFree site visit
Communal areas renovation in Barcelona
The work you do not choose alone. Understanding how the junta decides it is what stops a non-resident owner being surprised by a bill.
- 48 h
- Fixed written quote within 48 h
- 0 €
- Free site visit
- 1
- How we work
- ★ 5,0
- Google · 13
Short answer
How communal works get decided and paid for
Communal works are approved by the junta de propietarios, not by any single owner, and are paid through a derrama — a levy split between flats according to the coeficiente de participacion written in your deeds, not equally per door. Routine maintenance and anything legally compulsory, such as correcting defects found by the ITE building inspection, can be approved by simple majority and binds every owner including those who voted against. A full entrance hall and stairwell in a five-storey building runs €15,000–€35,000 over two to five weeks, or from €6,000 for paintwork and lighting alone; a facade or roof programme takes six to twelve weeks.
If you own a flat in Barcelona and live elsewhere, this is the mechanism that decides several thousand euros of your costs while you are not in the room. It is worth understanding before the notice arrives, not after.
| Work | Typical programme | Who normally pays |
|---|---|---|
| Entrance hall and stairwell | 2–5 weeks | All owners, by coeficiente |
| Light well and exposed services | 3–6 weeks | All owners, by coeficiente |
| Roof waterproofing | 4–8 weeks | Comunidad, as a structural element |
| Facade after a failed ITE | 6–12 weeks | Comunidad, works are compulsory |
| Installing a lift | Months, plus permits | Comunidad, qualified majority |
The vocabulary you will meet
- Comunidad de propietarios: the legal body of all owners in the building
- Junta: the owners meeting where works are voted
- Derrama: a one-off levy raised to pay for approved works
- Coeficiente de participacion: your share, set in the deeds, that sets your part of the derrama
- Administrador de fincas: the managing agent who convenes the junta and collects the money
- ITE: the compulsory technical inspection of the building; a bad report obliges the comunidad to act
What gets renovated
The works that come round most often
Entrance hall and stairwell
The building’s calling card and the single item with most effect on perceived value, which matters directly if you are letting or reselling. New flooring, paint, LED lighting on presence detection and new letterboxes. Two to five weeks without cutting off access.
Light wells
Usually carrying decades of superimposed cabling and loose render. They are stripped, the exposed services are ordered and the base is waterproofed. This is a frequent entry on an ITE report as a defect to correct, which turns it from optional into compulsory.
Roof and terrat
Waterproofing, forming falls and insulation. Most of the damp that appears in a top-floor flat starts here, and a top-floor owner arguing for the works usually needs the report before the junta will vote.
Installing a lift
The most transformative work possible in a building without one, and the most complex: it affects structure, needs a project and generally a qualified majority at the junta. We assess feasibility before the comunidad spends money on a project that the light well cannot physically accommodate.
For non-resident owners
Voting, paying and checking from abroad
You do not have to fly in for a junta, and you do not have to accept a quote nobody explained to you. Both of those are avoidable with the right paperwork.
What you can do without being there
- Grant a written proxy so another owner or your agent votes your share
- Ask the administrador for the quotes and the technical report before the meeting, not at it
- Request the minutes, which are what legally bind you, in writing afterwards
- Check whether the levy is a compulsory item or a discretionary improvement — the majority required differs
How we present a quote to a junta
A quote written for professionals is useless in a room of owners who are not in construction and have to vote on it. We supply a report on the current condition with photographs of the actual defect, the scope explained without jargon including what it does not solve, the cost broken down by item and per dwelling, the programme with the real disruption to access, and the alternatives where they exist with their price differences.
If you are the one pushing for the works
Top-floor owners with damp and ground-floor owners with a failing light well are usually the ones who need the comunidad to move. A documented condition report costs little and changes the conversation at the junta from one owner’s complaint into a building defect with a price on it.
How we work
From first contact to handover
02
Quote written for the junta
Itemised, with the cost per dwelling and the real disruption stated, in language owners can vote on.
03
Attend the junta if useful
We answer technical questions directly so the vote is not lost to uncertainty.
04
Programme agreed with the administrador
Access, waste removal, lift protection and permitted working hours fixed before the first day.
05
Works with weekly reporting
Progress photographs to the administrador and to any owner who asks, including those abroad.
Frequently asked
What clients ask most
A one-off levy the comunidad raises to pay for approved works, split between flats by the coeficiente de participacion in your deeds rather than equally per flat. It is separate from the monthly community fee.
Yes, for routine maintenance and anything legally compulsory, such as correcting defects found by the ITE. Those pass by simple majority and bind all owners. Discretionary improvements require larger majorities and the rules differ.
Yes, by granting a written proxy to another owner or to your agent. Ask the administrador for the quotes and technical reports before the meeting, and for the minutes afterwards, since the minutes are what legally bind you.
Structural waterproofing of a communal roof is the comunidad’s. Where a terrace is for private use, the statutes decide: as a general rule day-to-day upkeep falls to whoever uses it and the waterproofing to the comunidad.
The comunidad is obliged to correct the defects listed, and the works stop being optional. A failed report is the most common reason a facade or light well programme finally gets voted through.
Next step
Shall we talk about your project?
Free site visit in Barcelona and the metropolitan area. Fixed written quote within 48 hours, no obligation.
Before you decide
Practical guides
Real prices, permits and how a project runs when you live abroad. So you can compare quotes knowing what you are looking at.
Areas
Where we work
Other services
We also do
Layout · BarcelonaRoom dividers in Barcelona→Fixed price · 48-hour quoteBathroom renovation in Barcelona at a fixed price→Complete works · Barcelona and CataloniaFull home renovation in Barcelona with real site control→Outdoor spaces · BarcelonaTerrace and roof terrace renovation→Storage · BarcelonaFitted wardrobes and walk-in closets in Barcelona→Registered installers · BarcelonaElectrician in Barcelona at a fixed price→
Blog
What we learn on site
Real housing problems in Barcelona, explained by the people who fix them.
Small kitchens
Period flats in Barcelona put the kitchen at the back, next to the gallery, with whatever metres were left over. They cannot be stretched — but they can be worked.
Duplex staircases
The staircase is the most expensive piece of furniture in a duplex and the only one you cannot return. It gets decided once — with the regulations and the floor structure in front of you.
Flat storage
Spanish flats are sold with no built-in storage at all — no closets, no basement, no attic. Where it goes instead is a small vocabulary lesson and a planning job.
Clients
What clients say after their renovation
Rated 5.0 from 14 Google reviews. All real, from real projects.
★★★★★
“Doy un 10 la verdad con el servicio que me han prestado en una reforma de un piso en Barcelona capital, gente muy seria y responsable, gracias.”
Araks SahakyanJuly 2026
★★★★★
“Quedé encantada con la atención y la calidad del trabajo. Se nota que cuidan los detalles y cumplen con lo que prometen.”
Ana RiveraApril 2026
★★★★★
“Servicio muy profesional. Me explicaron todo con claridad y el trabajo quedó perfecto.”
Ana AlemanMarch 2026
★★★★★
“Si estas buscando profesionales responsables para hacer tu reforma, es el lugar indicado. Especializados en reformas integrales con la mejor atención personalizada. 100% recomendados.”
Daniel GarganoFebruary 2026
★★★★★
“Muy buen trabajo, ha realizado un trabajo muy profesional, ha cumplido en plazo y en calidad.”
Francisco PiñeirosAugust 2025
★★★★★
“Muy buenos profesionales, con excelente resultado.”
Esther DiezJune 2026
Shall we talk about your project?
Free technical visit in Barcelona and the metropolitan area. Fixed written quote within 48 hours.
+34 615 78 93 41· Carrer de la Diputació, 189, Local 2 · 08011 Barcelona