The Horizontal Property Law is experiencing one of its most active periods of regulatory and judicial activity in recent years. Between legislative reforms and recent Supreme Court rulings, property managers and community presidents face a rapidly changing landscape, especially on three fronts: accessibility, delinquency, and the functioning of meetings. In this article, we review the most relevant legal updates in terms of horizontal property law updates and what they imply for the day-to-day life of your community.
A Supreme Court ruling redefines who pays for accessibility
The debate over who should bear the cost of accessibility works has taken an important turn. The Supreme Court (STS 844/2026) confirms that owners exempt from elevator and portal must pay for the community's accessibility works. That is, even if your property's statutes include a historical exemption from stair or elevator expenses, this clause does not cover the removal of architectural barriers.
The reasoning of the high court is clear: the expense exemption does not extend to the removal of architectural barriers, because accessibility is a legal obligation that revalues the entire building, and exemption clauses are interpreted restrictively. In practice, this forces many communities to review their distribution of assessments and explain to exempt owners why, this time, they must contribute.
When are accessibility works mandatory?
The legal basis remains in article 10.1.b of the LPH. Article 10.1.b of the Horizontal Property Law establishes that the works necessary to ensure reasonable adjustments in terms of accessibility are mandatory for the community. The economic limit remains the same as always: these works are mandatory when their annual cost, after deducting public aids, does not exceed twelve ordinary monthly installments of common expenses, and even in cases where this limit is exceeded, the directly benefited owners can assume the excess for the work to be carried out.
Furthermore, when the request comes from a resident over 70 years old or with a disability, the community has very limited room for maneuver: the community cannot veto them if requested by a neighbor with a disability or over 70 years old, and includes elevators, ramps, mechanical devices, and various adaptations. Having professionals specialized in accessibility and rehabilitation from the outset avoids blockages and errors in cost distribution; in the ForConnect directory you can find teams with experience in these types of projects.
Delinquency: new tools after the latest reform
The reform of the LPH approved in 2025 has also strengthened the arsenal of communities against delinquent owners. One of the most discussed novelties is the requirement for a prior attempt at resolution before going to court: the 2025 reform (LO 1/2025) requires an attempt at prior resolution (ADR) before suing a delinquent and strengthens measures against non-payments.
Additionally, a deterrent measure that some communities already apply: the 2025 reform adds preventive measures: the community can temporarily deprive the delinquent of the use of non-essential services such as pools or gyms. This is a mechanism designed for communities with non-essential common areas, and it coexists with the already known rules: the delinquent owner does not vote, and the community has payment preference and a fast-track process to claim.
It is also worth remembering that the community's solvency largely depends on its financial cushion: the reserve fund is mandatory, with a minimum of 10% of the ordinary budget. Keeping it updated facilitates addressing both punctual delinquency and mandatory accessibility or energy efficiency works.
Owners' meetings: towards total digitization
The other major axis of change is the functioning of meetings. More and more communities are incorporating mixed or completely digital formats: hybrid or 100% online owners' meetings are becoming normalized, as long as the identity of attendees is guaranteed. This facilitates the participation of owners who reside outside the locality or have mobility difficulties and speeds up the adoption of owners' meeting majority agreements that were previously delayed due to lack of in-person quorum.
Digitization also reaches notifications and the control of community activity, especially regarding tourist rentals and self-consumption energy installations, two areas where the required majorities have been relaxed in recent months according to current regulations.
What your community should review right now
Check if there are statutory expense exemption clauses and assess their real scope after the Supreme Court's doctrine on accessibility.
Update the non-payment claim protocol by incorporating the prior resolution attempt before the judicial route.
Review the internal regulations to formally regulate telematic or hybrid meetings.
Verify that the reserve fund covers the legal minimum and the forecasts of mandatory works.
Request updated quotes for accessibility works before a formal request forces action with tight deadlines.
Adapting to these updates is not always easy, especially when it involves coordinating works, budgets, and legal deadlines at the same time.
If your community needs to carry out an accessibility work or simply wants to compare quotes with guarantees, at ForConnect you can request a quote from verified professionals and avoid surprises in execution. Keeping up with the regulations is, today more than ever, part of good community management.