Minutes and meetings
The meeting gets called in the WhatsApp group, the minutes are written by whoever can manage it, and when you need to check them, nobody knows where they are.
Self-managed communities
Run your community of owners without a property manager
FixrOS is the AI-powered operating system for horizontal property: minutes, fees, arrears, incidents and legal duties, up to date and in one place, with no neighbour carrying the load.
No card required · No lock-in · Full support
+200communities running on FixrOS
+500incidents handled on the platform
<4haverage first-response time
Running the building between neighbours shouldn't be a second job
When there is no property manager, everything lands on the president and two or three willing neighbours. These are the four things that wear people down most.
Fees and arrears
Fees are collected by hand, the accounts live in a spreadsheet only one person understands, and nobody wants to be the one who chases the neighbour who doesn't pay.
Incidents and contractors
One leak means twenty phone calls: finding a plumber, chasing three quotes over the phone, warning the affected neighbours and hunting down the invoice.
Legal duties
Annual meeting, minute book, reserve fund… The Horizontal Property Law applies just the same without a manager, and it isn't always clear what is due or when.
How FixrOS solves it, in three steps
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Set up your community
Create your community in minutes; each neighbour joins from their phone with an invitation. No odd installs, no technical skills needed.
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Put everything in one place
Fees, accounts, documents, incidents and meetings stop living in folders, drawers and WhatsApp groups. Everyone sees the same thing, each according to their role.
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The AI does the heavy lifting
Receipts go out on their own, the bank reconciles itself, the meeting notice and the minutes draft themselves, and the system flags what the law requires before the deadline passes.
The operating system for horizontal property, powered by AI
In FixrOS the AI lives inside every module and works on your community's real data. The system does the repetitive part; the decisions stay with the neighbours.
AI Copilot
Every morning it shows what FixrOS has done on its own: invoices from email booked, bank reconciled, arrears reminders sent and payment runs prepared. And whatever needs your approval, all on one screen.
AI bank reconciliation
Bank movements match themselves against the community's receipts and invoices. Only what genuinely does not reconcile reaches a person, which is almost nothing.
Arrears with the claim prepared
Automatic payment reminders before things escalate. And if you must claim, the debt certificate and the small-claims paperwork come out prepared as articles 21.2 and 21.3 of the LPH require.
Incidents understood by AI
Describe the fault in your own words with a photo, whether in the building or inside your own home. The AI works out the trade, the urgency and who is affected, and keeps all the follow-up in writing.
Notices and minutes that comply with the LPH
Say what needs deciding and the agenda composes itself. When the meeting closes, the minutes come out drafted with everything article 19 requires: attendees, resolutions and each vote's result.
Legal duties, watched over
Annual meeting, minutes closed within ten days, the minimum 10% reserve fund: what the Horizontal Property Law demands, flagged before the deadline and explained plainly.
FixrOS is the operating system for horizontal property and the AI-powered property management software professional firms use too. Your community gets the same technology, without intermediaries.
The whole FixrOS ecosystem, in every neighbour's pocket
iOS and Android app
Your whole community from your phone: fees, accounts, incidents, meetings, votes and documents. Each neighbour signs in with their own access and sees exactly what concerns them.
Professionals marketplace
A plumber, electrician, painter or any vetted trade, for the building or for your own home. Compare real quotes and hire with the job documented from start to finish.
Property portal
Renting out or selling your home? List it on the FixrOS property portal without leaving the platform, with the community's paperwork already at hand for the buyer or tenant.
Now available on
Our public face
So who is Julia?
Julia is the face and voice of FixrOS. In the video above, on our social channels and on the blog, she brings you the latest from FixrOS, the sector and the Horizontal Property Law, explained plainly.
The heavy lifting in your community isn't done by Julia: it's done by the FixrOS AI you've just seen, with the neighbours supervising anything that has legal or financial consequences.
Property manager, or self-management with FixrOS?
A good property manager brings professional judgement, and for some communities that is the right choice. If yours already manages itself, or wants to start, here is what changes.
| With a property manager | Self-management with FixrOS | |
|---|---|---|
| Who does the day-to-day work | The manager's office, at its own pace and office hours. | The platform automates the repetitive part; neighbours only decide. |
| Cost | The firm's monthly professional fees. | A platform subscription designed for a community's budget. |
| LPH compliance | Watched over by the firm's professional. | The system flags deadlines and requirements; complex legal decisions may still call for professional advice. |
| Transparency for neighbours | Information goes through the firm and is requested when needed. | Every neighbour sees accounts, minutes and incident status from their phone, in real time. |
| Burden on the president | Low: management is delegated to the firm. | Also low: the platform does the heavy lifting that used to be done by hand. |
The Horizontal Property Law does not require hiring a manager: article 13.5 provides that, if none is appointed, the president of the community performs those duties.
FAQs from communities without a manager
Is a community of owners required to have a property manager in Spain?
No. The Horizontal Property Law does not require it: under article 13.5, the duties of secretary and manager are performed by the president unless the bylaws or the owners' meeting decide to appoint them separately. Many small and medium communities manage themselves.
Who does the manager's work when there isn't one?
The president, as the community's legal representative (article 13.3 LPH), takes on those duties: collecting fees, keeping accounts, calling the annual meeting and looking after the building. FixrOS automates the repetitive part of that work so the role stops being a burden.
Can a neighbour act as the community's administrator?
Yes. Article 13.6 of the LPH expressly allows the role of administrator to be held by any owner, as well as by qualified professionals. In a self-managed community it is usually the president or a volunteer neighbour.
What legal obligations does a self-managed community still have?
The same as any other: meeting at least once a year to approve budgets and accounts (article 16.1), recording resolutions in the minute book (article 19), keeping a reserve fund of at least 10% of the last ordinary budget (article 9.1.f), and looking after the building. FixrOS reminds you of each one in time.
What about neighbours who don't pay their fees?
Arrears must be approved and claimed following the meeting's resolutions, and the president can claim them in court if needed. FixrOS keeps every fee, receipt and debt documented per owner, which is exactly the evidence needed to claim, and sends polite automatic reminders before it gets that far.
Does it work for small communities?
Yes. Self-management is most common precisely in small and medium buildings. If your building has four owners or fewer, the law even allows a simplified regime (article 13.8 LPH, referring to article 398 of the Civil Code) if the bylaws say so. FixrOS works from the very first unit.
How much does FixrOS cost for a self-managed community?
It depends on the size of your community. Request a demo and we will show you the platform working with a community like yours and give you a tailored quote, with no commitment.
Do we need technical knowledge to use it?
No. If your neighbours can use WhatsApp, they can use FixrOS. Each neighbour joins with an invitation link on their phone and the app walks them through. And if anything gets stuck, our team sorts it out with you.
What does the FixrOS AI actually do?
It books the invoices that arrive by email, reconciles the bank against receipts, understands incidents described in plain words, drafts meeting notices and minutes in line with the Horizontal Property Law and prepares the arrears paperwork. Nothing with legal or financial consequences is applied without a person confirming it.
Want to know more? Read our guides: Is a manager required? · Guide to running the community without a manager
Get your community in order this week
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- A personalised demo with a community like yours
- We answer the legal and practical questions of switching
- We reply within 24 hours
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Book nowAny questions? Write to us at info@fixros.com