Accessibility has ceased to be a matter of neighborly goodwill to become a reinforced legal obligation. The mandatory community accessibility works are now one of the issues that generate the most inquiries among property managers and community presidents, especially after the latest update of the Horizontal Property Law (LPH), which tightens deadlines and reduces the boards' leeway to delay such actions.
What Changes in the Horizontal Property Law with the New Accessibility Reform
The legal reform process began with a draft bill from the Government that modifies, among other regulations, the Horizontal Property Law. The Executive, through the Council of Ministers, approved the draft reform of the dependency and disability laws on February 11, which entails the modification of the Horizontal Property Law. After its parliamentary processing, on Wednesday, September 16, 2026, the reform of the disability and dependency laws was definitively approved in the Congress of Deputies, described by the Government itself as a great transformation of the social protection system. The declared objective is clear: that property communities can no longer refuse to carry out works aimed at installing elevators or ramps to improve accessibility.
When Community Accessibility Works Are Mandatory
Article 10.1.b of the LPH remains the key piece to understand when a community is obliged to act. Article 10.1.b of the Horizontal Property Law establishes that the necessary works to ensure reasonable adjustments in accessibility are mandatory for the community, which includes the installation of elevators, the removal of architectural barriers, the installation of ramps, and the adaptation of portals or accesses. The economic condition remains: these works are mandatory when their annual cost, after deducting public aids, does not exceed twelve ordinary monthly payments of common expenses.
One of the most relevant changes in the reform precisely affects that calculation. The works become mandatory if the aids cover at least 70% of the cost, whereas before the limit was 75%, which means that many more actions fall within the obligation. Additionally, the law especially protects two groups: it is enough for a resident over 70 years old or a person with a disability to request it, if the annual cost does not exceed 12 monthly payments of common expenses, for the work to be mandatory. And the obligation does not disappear even if the budget skyrockets: if that limit is exceeded, the work remains mandatory when public aids cover at least 75% of the cost in cases not affected by the threshold reduction. This logic also applies to less common common areas, such as pools or solariums: if a neighbor with recognized disability or over 70 years old formally requests the adaptation of the common areas, including the pool, the community is obliged to carry out the works.
Majorities in the Owners' Meeting: What Article 17.2 of the LPH Says
Outside the cases of automatic obligation, the owners' meeting majority agreements continue to be governed by Article 17.2 of the LPH, which has reinforced the weight of accessibility over other community agreements. This is summarized by a very illustrative case, that of lowering an elevator to ground level: if there are no people with disabilities or over 70 years old in the community, it is necessary to submit the change to a vote, and Article 17.2 of the LPH explains that a simple majority is required for this reform to be carried out. The practical consequence is significant: if that majority is reached, the reform will be mandatory for everyone and no neighbor can refuse to pay.
The law has also reinforced the weight of silence in these votes, something that often surprises many communities. Absent owners in the vote on accessibility works are considered votes in favor according to the LPH, which makes it practically impossible to block an accessibility work when it is supported by the law. For administrators and presidents, this means that the documentary management of the meetings —minutes, calls, and notifications— becomes even more important in legally safeguarding these agreements.
Economic Impact: Special Assessments, Reserve Fund, and Delinquency
The financing of these works is not a minor detail. Accessibility improvements are generally financed through the mandatory reserve fund of the community, although when the fund is not sufficient, extraordinary assessments are usually resorted to. The reform also incorporates a little-known obligation for communities: all property communities will be obliged to apply for aids to carry out accessibility works, such as the installation of elevators or ramps, and if this requirement is not met, a complaint can be filed.
The treatment of non-payment is also reinforced, something that directly connects with the community of owners' delinquency: accessibility costs are considered mandatory community expenses, and if some owners refuse to pay, the community can take legal action, including the seizure of their accounts or the sale of their assets, something supported by the Horizontal Property Law. This makes accessibility works an expense comparable to other essential community expenses for the purpose of claiming unpaid amounts.
What Administrators and Community Presidents Should Do
In this new scenario, the most practical approach is to act preventively and orderly:
- Check if there are owners over 70 years old or with recognized disabilities who can activate the obligation of the works.
- Calculate the annual cost and compare it with the threshold of the twelve monthly payments, taking into account the available public aids.
- Call the meeting with the necessary technical and economic documentation to vote with sufficient information.
- Record in the minutes the result of the vote and the treatment of the absent votes.
- Have professionals specialized in accessibility (elevator installers, technical architects, ramp installers) who present budgets adjusted to the current regulations.
Finding these trusted professionals is precisely one of the biggest challenges for administrators and communities. In the ForConnect professionals directory you can locate verified specialists in accessibility, elevator installation, and community renovations, ready to assess your building.
Conclusion: Anticipating Avoids Conflicts and Overcosts
The reform of the Horizontal Property Law confirms a trend that was already emerging: accessibility no longer depends exclusively on the will of the board, but has become an enforceable right with clear legal mechanisms to enforce it. For property managers and community presidents, understanding these changes —from economic thresholds to the majorities of Article 17.2— is key to avoiding conflicts, sanctions, and unnecessary delays. If your community needs to evaluate an accessibility work or simply compare quotes from qualified professionals, you can request a quote on ForConnect and receive proposals adapted to the real needs of your building.