Half the owners do not understand their own meeting
The notice of the meeting comes in Spanish, six days before. The minutes come three weeks later. Nobody explains what point four meant. So your comunidad decides big things with one vote in five.
From Manilva to Benalmadena
You should not have to trust us. You should be able to check
You should not have to trust that your community is being run properly. You should be able to check. We are English speaking community administrators on the Costa del Sol, and we look after your comunidad de propietarios in both languages.
The five proofs you can ask us forAnd that you can ask any other candidate for
The reconciliation between your community's bank balance and its accounting balance, quarter by quarter.
Every quarter
The notice of meeting and the explained voting sheet, in Spanish and in the language of the non resident owners.
15 days before the meeting
The summary of resolutions, with whatever each owner now has to do.
Within 48 hours
The register of the development's warranty periods, counted from the certificate of completion.
Kept current, open to owners
The competing quotes for every contract above 3,000 euros.
Before signing
The three problems that bring a community here
The accounts balance, but nobody has checked them
A balance approved at a meeting is not the same as a balance checked against the bank. If nobody compares the two, your comunidad does not really know what it has. You find out the year it asks you for a special payment.
Warranty periods expire with nobody watching
On a new build, your warranty starts on the day the building was handed over. It does not start when you got your keys. It runs out quietly, on its own, while everyone waits for the developer to reply.
Why we do not tell you we are transparent. Because the whole market says it. There are firms on this coast advertising an owner portal, an app and access to the accounts at any time. It may all be true. The problem is that you cannot tell, and a claim nobody can disprove is not a guarantee.
So every promise we sign carries a deadline, a document that proves it, and a check you can run without trusting us. If we fail, you will see it before anyone else.
One person owns your case
When an insurer, a contractor and the community are all involved, the owner ends up as a switchboard between three companies passing the problem around. Not here. We keep the case until it closes, and we tell you where it stands without you having to chase it.
What we do
- We run the whole community of owners, in both languages. We check the accounts against the bank every three months. One person, with a name, is responsible for you.
- New build warranty and construction defects: we track every warranty date, put the claim to the developer in writing, and organise the surveyor's report.
- If you live abroad: we explain every point you are voting on, call you before the meeting, and send you the decisions within 48 hours.
- Works and special levies: collected, paid, progress and variance, every month, with the minutes that approved the work underneath.
- Problems and repairs: a named owner, a stage and a next action with a date, from day two.
What Veridia does not guarantee
- We do not guarantee that a developer or builder will repair anything. We guarantee the claim is made in time, in writing, with proof of delivery.
- We do not guarantee the outcome of any vote. The general meeting decides, and sometimes it decides against our advice.
- We do not guarantee that a legal deadline survives if the information reaches us too late.
- We do not audit accounts. We reconcile bank statements, which is a different thing, and we call it by its name.
- We give no tax advice and no legal representation. We work with lawyers and surveyors billed directly to the community, with no margin for us.
Questions owners ask before hiring us
How much notice must be given for a community general meeting in Spain?
Article 16.3 of Spanish Law 49/1960 on Horizontal Property requires a minimum of six days for the annual general meeting. Six days is not enough for an owner living outside Spain. Veridia commits in the contract to fifteen days' notice, in both languages.
When do the warranty periods on a new build in Spain start running?
From the signing of the certificate of completion and handover of the works, not from the day keys were handed over for each home. Article 17 of Law 38/1999 sets warranties of one, three and ten years depending on the type of defect. These are warranty periods, not deadlines to bring a claim.
Is a bank reconciliation the same as an audit?
No. An audit in Spain is reserved to auditors registered with the ROAC. A bank reconciliation cross checks the bank statement balance against the community's accounting balance and explains every difference. Veridia does the second and calls it by its name.
Does a Spanish managing agent have to be a member of a professional body?
Article 13.6 of the Horizontal Property Act allows the role to be held by an owner, by a natural person with sufficient and legally recognised professional qualification, or by a company. Membership of a college of administrators is not a legal requirement, though it is a useful reference. Veridia's position is [college and number, or exact status].
Can an owner who lives abroad vote at a Spanish community meeting?
Yes. Article 15.1 of the Horizontal Property Act allows attendance and voting by proxy, with the owner's written authorisation. What decides the outcome is the quality of the voting instruction: if the proxy does not know how to vote on each point, the vote is lost in practice.
What does it cost to change managing agent?
The agent's appointment lasts one year and can be revoked at any time by resolution of the general meeting, under article 13.7 of the Horizontal Property Act. If it is simply allowed to lapse, there is no compensation and no penalty. The real cost of changing is the handover of records, not the contract.
Who we are
You can read who is responsible for your community and our conflicts of interest policy, which we publish before anyone asks for it.
Where we work
We look after communities between Manilva and Benalmadena. Each area has its own page, with what we find there: Estepona, Marbella, Mijas, Fuengirola, Benalmadena and Manilva and Casares.