Since the 2021 reform of Spain’s Horizontal Property Law, residential community general meetings may be held remotely and carry full legal validity. LO 1/2025, which came into force on 3 April 2025, has consolidated and strengthened this framework, facilitating the digitalisation of community processes. However, doing it correctly — so that the resolutions adopted cannot be challenged — requires meeting a number of formal requirements that many property managers are not fully aware of.

This article covers everything you need to know to convene and hold an online general meeting in compliance with the LPH.

What does the LPH say about remote general meetings?

Article 16 of the Horizontal Property Law, in its current wording, provides that a general meeting may be held at second call «at any location within the municipality where the property is situated, or outside it if so decided by the meeting». Case law and the 2021 reform have extended this to include remote meetings, provided the following are guaranteed:

The identity of all participants
The ability to intervene in real time
Receipt of the meeting documentation
The casting of votes

Furthermore, unanimous agreement is not required to hold a remote general meeting: a simple majority of owners representing a majority of participation quotas is sufficient, unless the community’s bylaws state otherwise.

Formal requirements for the notice of meeting

1. Notice period

The notice must be sent at least six calendar days in advance for the AGM. For extraordinary general meetings there is no statutory minimum notice period, although best practice is at least 48 to 72 hours.

2. Mandatory content of the notice

The notice must include:

The venue, date, and time of the meeting (in this case, the link or remote platform details)
A full and detailed agenda
A list of owners with outstanding charges (who will not be entitled to vote)
Instructions for accessing the remote meeting

3. Method of notification

Notification may be made by any means that leaves a record of receipt: email with read receipt, a digital platform with delivery confirmation, recorded delivery letter (burofax), or registered post. For remote meetings, email is valid provided the owner has designated it as their notification address.

Verifying the identity of participants

This is the most legally sensitive aspect. The LPH requires that the identity of each participant be verified. The most secure methods are:

Individual access codes: each owner receives a personal link or code that can only be used once.
OTP (one-time password) verification: the platform sends an SMS or email confirmation upon login.
Platform with ID-based authentication: the owner verifies using the details registered with the community.

Avoid hosting meetings on Zoom or Google Meet with a shared link that anyone can join: if the resolutions are challenged, it will be very difficult to demonstrate who was present and who voted.

Conducting the meeting: contributions and voting

During an online general meeting, the secretary-administrator must ensure that:

All participants can hear and speak (or at least send messages in real time)
The chair opens and closes each item on the agenda
Votes are recorded clearly, with counts of votes in favour, against, and abstentions
Owners who are not in attendance are able to delegate their vote in writing before the meeting

Minutes of a remote general meeting

The minutes of an online general meeting are subject to the same requirements as those of an in-person meeting:

Date, time, and format of the meeting (specifying that it was held remotely)
List of attendees and those represented, with their respective participation quotas
Agenda
Resolutions adopted, with the result of each vote
Signatures of the chair and the secretary

We also recommend recording the session, with prior consent from participants, as a precautionary measure against potential challenges.

What if an owner does not have internet access?

The LPH does not require all owners to have internet access. If an owner is unable to connect, they have three options:

Delegate their vote to another owner or to the property manager
Submit a written vote on the agenda items before the meeting
If the community has resolved that meetings will be exclusively remote, an owner with access difficulties may request a reasonable alternative

The key principle is that no owner should be effectively excluded from the decision-making process.

Tools for legally compliant online meetings

Not all video-conferencing platforms are suitable for residential community meetings. Those that are fit for purpose offer:

Individual access codes for each owner
Automatic attendance log with timestamps
Integrated voting system with a full audit trail
Automatic generation of draft minutes
Digital signature of the minutes by the chair and the secretary

FixrOS includes all of these features in its general meetings module, designed specifically to comply with Spanish LPH requirements. The notice is sent from within the platform, access is via individual codes, votes are recorded automatically, and the minutes are generated at the end of the session.

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Reference source: Horizontal Property Law, official text on the BOE

Conclusion

Online general meetings are a legally valid format, more convenient for residents, and more efficient for the property manager. The key is to do it correctly: a formal notice issued with the required notice period, verified access for each owner, a traceable voting record, and complete minutes.

If you would like to see how to manage remote general meetings from start to finish, request a free FixrOS demo.

Tags: administración de fincas administrador de fincas comunidad de propietarios convocatoria de junta gestión inmobiliaria junta de propietarios junta telemática propietarios reunión online videoconferencia