What is Verifactu and why should you pay attention?
Verifactu for residents’ associations and property management firms is the topic of the moment. If you manage a community or run a practice, you have probably heard of Verifactu. But amid the avalanche of contradictory information and repeatedly shifting deadlines, it is perfectly normal to have more questions than answers.
In this article we explain it plainly: what it is, who is required to comply, what you need to do, and — above all — what happens if you do not act in time.
Verifactu in a nutshell
Verifactu (VERI*FACTU) is the Spanish Tax Agency’s system for issuing verifiable invoices. It forms part of the same regulatory framework as the SII (Immediate Supply of Information) and has a clear objective: to allow the Tax Agency (AEAT) to verify that every invoice issued is genuine, complete, and has not been tampered with.
The system works as follows: each time you issue an invoice, your software generates a QR code and a digital fingerprint that is recorded on AEAT’s servers. If anyone attempts to falsify or alter that invoice after the fact, the Tax Agency detects it immediately.
When does it come into force? Updated deadlines following RD-law 15/2025
Royal Decree-Law 15/2025, published in December 2025, postponed Verifactu’s implementation deadlines by exactly one year. The current deadlines are:
- Companies and corporations: 1 January 2027
- The self-employed and SMEs: 1 July 2027
The postponement reflects the need to harmonise implementation across the entire business community, as well as the technical difficulties identified during the adaptation period. Software providers must have their compatible versions available from 29 July 2025 — this date did not change.
Verifactu for residents’ associations: who is required to comply?
This is the question we are asked most often, and the answer is: it depends. Not all residents’ associations have the same tax status, and that determines whether they are obligated or not.
Associations that are NOT required to comply (the majority)
The vast majority of residential residents’ associations are not VAT taxable persons. Their income derives from community service charges, which are not transactions subject to VAT. These associations do not issue invoices to third parties and are therefore not directly subject to Verifactu.
Associations that MAY be required to comply
There are cases in which an association carries out economic activities subject to VAT and may be affected:
- Associations with commercial premises that let shared spaces (meeting rooms, storage units, parking spaces) and issue invoices.
- Mixed-use developments (residential and commercial) with their own economic activity.
- Urbanisations with shared services that invoice neighbouring communities for those services.
- Large corporate communities (office buildings, shopping centres) with active management of VAT-liable income.
If your association falls into any of these categories, consult your tax adviser. The deadline is 2027, but technical adaptation takes time.
What about property managers? This affects them directly
If you are a registered property manager or run a community management practice, Verifactu affects you directly. You are a professional who issues invoices for your services, and those invoices will need to be generated using approved software.
The deadlines for property management practices are:
- Limited companies and corporations: before 1 January 2027
- Sole traders: before 1 July 2027
This means you need to:
- Use invoicing software compatible with Verifactu: it must generate the cryptographic hash, the QR code, and the event log required by the AEAT.
- Update or migrate your current tool: if you currently use Excel, a legacy ERP, or any software without a confirmed adaptation roadmap, you have a real problem on your hands.
- Train yourself and your team: the change is not purely technical — it involves a new workflow for every invoice you issue.
The fines: what non-compliance could cost you
The legislation (Royal Decree 1007/2023 and Anti-Fraud Law 11/2021) establishes a specific penalty regime. These are the principal infringements and their consequences:
| Infringement | Penalty |
|---|---|
| Use of non-approved software | Up to €50,000 per tax year |
| Failure to retain records correctly | €1,000 per invoice improperly retained |
| Altering or manipulating records | 150% of the tax debt evaded |
| Failure to comply with AEAT requirements | Additional progressive fines |
Yes, you read that correctly: up to €50,000 per tax year for using software that does not meet the requirements. For a small or medium-sized property management practice, this could be an existential threat.
Action plan: what to do before 2027
The postponement to 2027 provides breathing room, but technical and organisational adaptation takes months. Do not wait until December 2026.
1. Audit your current software
Draw up a list of every tool that generates invoices in your practice and ask each provider whether they have Verifactu implemented or on a confirmed roadmap. Software providers were required to have compatible versions ready from July 2025 — if yours still does not, that is a warning sign.
2. Consult your tax adviser
They should be aware of the adaptation status of their own accounting software. If they are already using an approved system, they may be able to help you connect your invoicing to theirs.
3. Evaluate integrated management platforms
This moment of obligatory technological renewal is the perfect opportunity to make the leap to a platform that centralises incident management, owner communications, invoicing, and accounting. Solutions already integrating Verifactu into their roadmap are the ones to prioritise.
4. Train your team
Your team needs to know how to issue invoices with the new system, verify they have been correctly registered, and what to do if an error occurs. Plan training well in advance.
5. Inform your communities if applicable
If you manage communities with VAT-liable economic activity, raise it at the next general meeting as an information item. Transparency always builds trust.
Frequently asked questions
Does my residents’ association need to do anything?
If your association does not issue invoices to third parties (it only collects community service charges), it is most likely not obligated. If in doubt due to special activities, consult a tax adviser.
Is Verifactu the same as the SII?
No. The SII requires large companies to send invoice data to the Tax Agency in real time. Verifactu is designed for SMEs and sole traders and guarantees invoice integrity without necessarily transmitting them in real time (though this can be done voluntarily).
Can I keep using Excel for invoices after 2027?
No. Excel cannot generate the cryptographic hash or QR code required by Verifactu. From the dates the obligation comes into force, issuing invoices via Excel or Word will constitute a breach of regulations.
You may also find these useful
- How to digitalise a property management firm in 2026
- Artificial intelligence in property management
- Request a free FixrOS demo
Reference source: Spanish Tax Agency — official information on Verifactu · RD-law 15/2025 in the BOE
Conclusion: the deadline is 2027, but preparation starts today
Verifactu is not a vague future threat: it is a legal obligation with concrete dates and concrete penalties of up to €50,000 per tax year. The postponement granted by RD-law 15/2025 is an opportunity to prepare properly, not to put things off indefinitely.
Request a free demo and we will show you how FixrOS adapts to your portfolio of communities.