Property manager website: how to win owners’ associations

A property manager’s (administrador de fincas) website speaks to two audiences: the owners’ meeting (junta de propietarios) that wants to change property manager, and the owners in the associations you already run. To win owners’ associations (comunidades de propietarios), the key page uses the Horizontal Property Law to explain how to change property manager and how you make the handover easy. Below you will find the page map, the full template for that page and a 15-point checklist.

New associations arrive searching for how to change property manager

Appointing and removing the property manager is a decision for the owners’ meeting (art. 14.a of the Horizontal Property Law (Ley de Propiedad Horizontal), LPH). But the search on Google is usually made by one person: the president or an unhappy resident. They need to understand the process and bring arguments to the meeting.

On 2 October 2026, Google autocompleted the Spanish search “cambiar de administrador de fincas” (change property manager) with these questions, among others:

• “pasos para cambiar de administrador de fincas” (steps to change property manager)
• “se puede cambiar de administrador de fincas en cualquier momento” (can you change property manager at any time)
• “qué porcentaje se necesita para cambiar de administrador de fincas” (what percentage is needed to change property manager)
• “motivos para cambiar de administrador de fincas” (reasons to change property manager)

That same day, on google.es, most of the top 10 results for “cómo cambiar de administrador de fincas” (how to change property manager) were property managers’ websites. Whoever answers those questions well wins the first call.

The other audience is already yours. The owners in your associations search for the emergency phone number, the minutes of the last meeting or how to report a fault. If they do not find it, their next search may be the one about changing property manager.

Page map: two doors on the same website

This is the map for a firm with 1 to 5 property managers. The searches are examples of how people ask, not volume data.

3 rules for using the table:

• The change page comes first. Link to it from the home page and from the menu, with that name. The guides for owners are content that is added later, one by one.
• Town pages, only with something of your own to say. Google considers it doorway abuse to have several pages aimed at cities that lead to the same place. One page per real office.
• Private material, behind a password. Google says that confidential content should be password-protected. Minutes, accounts and notices of meetings do not go on public pages.

This map is approved before the design: it is the basis of a web design built to win clients. If your current website already ranks, do not change its addresses without following the plan for a redesign without losing rankings.

Template: the “How to change property manager” page

The page answers what a president asks, in this order: can we?, when?, how?, with what majority?, what happens to the paperwork? and what do you do? It has 8 blocks.

Let’s say we have a firm in Castellón with 2 property managers, both members of their professional association. Texts marked as Example are illustrative and speak to the president. Whatever is in square brackets is filled in by each firm. On the page, link each article of the LPH: it is part of what makes it reliable.

Block 1. First screen: the answer in 3 sentences

Example

Title (H1): How to change property manager in your owners’ association

Intro: The owners’ meeting decides, at a meeting with the change on the agenda. There is no need to wait until the end of the year or to give a reason. We explain the steps under the Horizontal Property Law and what we do so that the handover does not create work for you.

Buttons: “Request a proposal for your association” and “Download the templates for the meeting”

Basis: the owners’ meeting appoints and removes the property manager (art. 14.a) and can remove them before their term ends (art. 13.7). The law does not make removal conditional on any reason.

Block 2. When the change can be made

Example

• When the term ends. The property manager is appointed for 1 year, unless your statutes say otherwise. At the ordinary meeting you can appoint someone else.
• Before it ends. The owners’ meeting can remove them at an extraordinary meeting called for that purpose.
• Check the contract. If it sets a notice period, it is advisable to respect it. That part is not regulated by the law but by your contract.

Basis: art. 13.7. Cautious approach: if the current property manager’s contract provides for a penalty for early removal, have a lawyer review it before the meeting.

Block 3. The steps, in order

Example

1. Request the meeting. The president calls it. A quarter of the owners, or owners who together hold 25% of the shares, can also request it.
2. Put the change on the agenda. Any owner can ask the president in writing for it to be dealt with at the next meeting.
3. Give notice in advance. The notice states the matters, place, day and time, at first and second call. The ordinary meeting is called at least 6 days in advance, and the extraordinary one with enough time for the notice to reach everyone.
4. Vote on the removal and the new appointment. The majority needed is set out below.
5. Close the minutes. The president and the secretary sign them at the end of the meeting or within the following 10 calendar days. From then on, the resolution can be carried out.
6. Communicate the change. If you choose us, we notify the outgoing property manager.

Basis: art. 16, sections 1 to 3, and art. 19.3. If the president does not call the meeting, art. 16.2 allows the owners who requested it to do so. The notice must also include the list of owners with overdue debts and warn that they will not be able to vote.

Block 4. What majority is needed

It is one of the autocomplete questions, and some websites sum it up as “simple majority”.

Example

The law does not set a special majority for changing property manager, so the general rule applies:

• At first call: a majority of all the owners, who must also represent a majority of the shares.
• At second call: a majority of those attending, provided that it represents more than half of the shares of those present.
• Anyone with overdue debts to the association when the meeting starts can speak but cannot vote, unless they have challenged the debts or deposited the amount.
• Anyone who cannot attend can delegate with a signed document.
• Absent owners who, once informed of the resolution, do not object within 30 calendar days count as votes in favour.

Basis: art. 17.7 and 17.8 and art. 15, sections 1 and 2. Cautious approach: applying the general rule is a reading of the text. Art. 17 does not include the appointment of the property manager among the special majorities, but it does not mention it in the general rule either. Ask your legal adviser to review this block. And avoid the phrase “simple majority”: it leaves out the requirement relating to the shares.

Block 5. The handover: who does what and by when

It is the block that reassures an owners’ meeting most. If the outgoing manager is a member of the Valencia and Castellón association, the Statutes of their association set out the procedure (arts. 18 and 54.d). The 30-day deadline for the handover is a rule of professional conduct, and it also binds members of other associations who practise in its territory (art. 53.a).

Example

1. We notify the outgoing property manager by a means that leaves a record, with the document that proves our appointment and the authorisation to collect the documents.
2. They have 5 calendar days to acknowledge receipt and 30 calendar days to hand over the documents, settle the accounts and pay the balance. If they attended the meeting that removed them, the deadlines run from that day.
3. A disagreement about the settlement does not hold up the handover of the documents. The Statutes provide for an association service for depositing and handing over documents.
4. We review what we receive and tell you in writing what is missing: minutes book, accounts, budget, reserve fund, contracts, insurance policies, outstanding debts and building works files.

The reserve fund is on the list because the law sets its minimum: 10% of the last ordinary budget (art. 9.1.f).

If they are not a member, the general rules still apply, as they do to everyone. The LPH makes the property manager responsible for keeping the documents available to the owners (art. 20.e). And their processor contract must provide that, when it ends, they return or delete the personal data, at the association’s choice (General Data Protection Regulation (GDPR), art. 28.3.g).

Block 6. What we do so that the change does not create work for you

Example

• We send you the templates for requesting the meeting and drafting the agenda item.
• We give you a written proposal that you can hand out before the meeting.
• If the owners’ meeting asks, we attend to present it and answer questions.
• After the resolution, we notify the outgoing manager and keep track of the deadlines.
• Within [period] of the handover, each owner receives their access to the private area and the phone number for reporting issues.

Only include what you really do. If you do not attend meetings of associations you do not yet manage, do not promise it.

Block 7. The templates, ready to copy

Example

Letter to the president: “As the owner of [flat or commercial premises] in the owners’ association at [address], I request that the next meeting deal with this matter: removal of the current property manager and appointment of a new property manager. [Place, date and signature].”

Agenda item: “Removal of [name or firm] as property manager of the association and appointment of a new property manager. Authorise the president to sign the contract and receive the documents.”

The letter relies on art. 16.2, which requires the president to include the matter in the next meeting. Offer both templates as a downloadable document too: it is what the president forwards to the other owners.

Block 8. Frequently asked questions and next step

Example

Can the president change property manager without a meeting? No. Appointing and removing the property manager is a matter for the owners’ meeting.

Can the resolution be challenged? Yes, in the cases and within the periods set out in art. 18 of the LPH. A challenge does not suspend the change, unless the court orders it.

How much does changing cost? [What you charge for the handover, or “nothing”]. What you pay the outgoing manager depends on your contract with them.

Close with a single action: the form for requesting a proposal, with the phone number repeated for those who prefer to call. The basis for the second answer is in art. 18, sections 1 to 4.

Fees: explain how you prepare quotes even if you do not publish prices

There is no official price you can cite. Professional associations cannot set fee scales or recommendations on fees (art. 14 of the Law on Professional Associations (Ley de Colegios Profesionales)). Each firm decides whether to publish figures.

If you publish them, give the basis of calculation, for example per dwelling per month, and say whether VAT is included (Information Society Services Law (LSSI), art. 10.1.f). Cautious approach: treat the association as a consumer. The Consumer Protection Law (Ley de Consumidores) includes entities without legal personality that act on a non-profit basis (art. 3). And consumers must be given the final price or the basis of calculation, with notice of any additional costs (art. 20.1.c).

If you do not publish prices, the block still answers the owners’ meeting:

Example

• How we calculate: according to the dwellings and commercial premises, the shared services and the meetings per year.
• Included: ordinary meeting, accounting and budget, collection of owners’ payments, handling of faults and repairs and [whatever you include].
• Charged separately: [extraordinary meetings, management of building works and grants, legal claims for debts or whatever applies].
• How you receive it: written proposal within [period] working days, ready to show at the meeting.

Add a sheet for comparing proposals, yours and everyone else’s. Rows: what the fee includes, what is charged separately, emergency channel and hours, response time, insurance and association membership. The president forwards it to the owners’ meeting, and if your service is better at something, the sheet makes it visible.

A form with 7 closed questions qualifies the association

A “name, email and message” form treats an association of 80 dwellings with a swimming pool the same as a resident who just wants to complain. These questions tell you which association is writing to you before you prepare the proposal:

Example

1. Who are you? President, board member, owner, developer of a new association.
2. Where is the association? Town and neighbourhood.
3. How many dwellings does it have? Up to 10, 11 to 30, 31 to 60, more than 60. And whether there are commercial premises or garages.
4. What shared services does it have? Lift, garage, swimming pool, gardens, porter, solar panels.
5. Who manages it now? A professional property manager, the president, nobody yet.
6. Why do you want to change? Lack of response, unclear accounts, building works or a special levy, the price, the current manager’s retirement, another reason.
7. When is the next meeting? This month, in 1 to 3 months, no date set, we want to request an extraordinary one.

And the contact details: name, phone or email and “How did you hear about us?”.

Question 5 matters because, if there is no property manager, the president performs their duties (art. 13.5 of the LPH). That president wants to offload work, not change supplier. Question 6 gives you the arguments for your proposal, and question 7 shows the urgency.

Do not ask for residents’ names, debts or the association’s documents. The GDPR requires data that is “adequate, relevant and limited to what is necessary” (art. 5.1.c).

Each answer leads to an outcome:

• Meeting in less than a month: a call within [period] and the agenda templates.
• No date: the guide to changing and the template for requesting the meeting.
• Outside your area: an honest reply and the link to the association’s member search tool.

Fine-tuning those outcomes with real data is conversion work.

The associations you already have need a password-protected area

The association is the controller of its owners’ data, and the property manager acts as processor (Spanish Data Protection Agency, AEPD). Your contract must include the data protection clauses. If the private area is provided by a software supplier, you need prior written authorisation from the association, specific or general (GDPR, art. 28.2).

On that basis, these are the rules, on and off the website:

• Everything containing data, behind a username and password. Minutes, notices of meetings, accounts and issues go in the private area, with one username per person. For notices of meetings that list owners in arrears, the AEPD cites as good practice sending them individually or an intranet with a login and password, with no access for third parties via the internet.
• Owners in arrears, only in the notice of the meeting and in the minutes. The LPH provides for that list in the notice (art. 16.2), and the minutes record who could not vote (art. 15.2). According to the AEPD’s sector guide, as a general rule, publishing it on the notice board or in regular communications has no legal basis. Not even with the flat number instead of the name.
• The notice board, away from thoroughfares. If a notification cannot be delivered, the law allows it to be placed on the notice board (art. 9.1.h). The AEPD asks for that notice board not to be in a through area open to anyone.
• Documents, without extra data. You keep the documents available to the owners (art. 20.e). But the AEPD guide rules out providing directories with the residents’ addresses or bank accounts.
• WhatsApp, no groups without consent. The phone number an owner gave you is for managing the association. Adding it to a group requires their express consent, according to the same guide.
• Debt certificate, within its deadline. Anyone selling their flat needs it, and the law gives 7 calendar days to issue it (art. 9.1.e). Set it up as a request in the private area.

The AEPD marks its guide as “under review”, so check each point against its frequently asked questions on owners’ associations.

A few questions are enough for the issue-reporting channel: shared area affected, what is happening, since when, a photo and whether it is urgent. Below that, the emergency phone number and what counts as an emergency. The law already makes you responsible for arranging urgent repairs and informing the president (art. 20.c).

Cautious approach: the LPH does not regulate calling meetings through an app or a private area. Use it as a copy and send each owner the notice at the address they have given (art. 9.1.h).

Association, number and insurance: details the president can check

An owners’ meeting that changes property manager wants to know who it will end up with. These details can be checked, and that is why they are more convincing than any adjective:

• Association and number, in text. The Association’s Statutes require members to state their membership on their website (art. 12.5). The LSSI also requires anyone practising a regulated profession to give their professional association and number (art. 10.1.d).
• Link to the association’s search tool. The member search tool shows number, town, whether the person is practising and whether they have civil liability and surety insurance. The list of directories for property managers shows which other directories are worth it.
• Insurance, with its source. The Housing Law (Ley de Vivienda) requires property managers to take out civil liability insurance (sixth additional provision). According to the Association, its members have civil liability insurance of €700,000 per claim and per year and surety insurance of €30,000. Figure checked on 2 October 2026.
• A way to complain. Users can file complaints with the Association (art. 67 of its Statutes), which also has a mediation centre and an arbitration tribunal (art. 18). Saying so reassures anyone afraid of being left with no way out.

Do not state either way whether membership of the association is compulsory. The CNMC recommended in December 2024 removing that requirement in the proposal for new general Statutes. What the LPH does say is that, if you are not an owner, you need sufficient, legally recognised professional qualifications (art. 13.6).

Ask for reviews without using your associations’ data

For “property manager in Castellón”, Google may show Maps results. It ranks them by relevance, distance and prominence, and reviews count towards prominence. The full audit is in how to optimise a firm’s Google Business Profile, and the ongoing work, in local SEO.

Here a property manager has a limit of their own: you process the owners’ emails and phone numbers on behalf of the association. The AEPD guide says that an owner’s email is for managing the association, and that using it for advertising or marketing has no legal basis. Furthermore, a processor that determines its own purposes becomes the controller of that processing (GDPR, art. 28.10).

Cautious approach: do not send review requests to your associations’ database. Put Google’s link or QR code where everyone can see it: in the private area, in your email signature and in the office. The texts to go with it are in how to get Google reviews. That way you do not choose whom you ask either, and Google prohibits offering incentives or selectively asking for positive reviews.

What to measure: proposals requested, meetings won and response to issues

Measure what brings in associations, not visits. You only need 5 figures, and the general method is in how to measure your website’s enquiries:

1. Searches. In the Search Console Performance report, filter queries containing “cambiar” (change) and look at the impressions and clicks for your change page.
2. Proposals requested. Mark form submissions as a key event in Google Analytics. Do the same with template downloads and clicks on the phone number.
3. Google Business Profile. Its insights show calls, website clicks and the searches people used to find you.
4. Meetings won. Record each proposal in a spreadsheet: source channel, dwellings, reason for the change and whether the owners’ meeting chose you.
5. Response time to issues. It is what keeps the associations you already have. If you measure it methodically, you can publish it with a date.

With the spreadsheet from point 4 and the customer value calculator, you will know how much each association you win is worth and how much you can invest in winning it.

Checklist: 15 points to review your firm’s website

What to do on Monday

1. Search for “cómo cambiar de administrador de fincas” (how to change property manager) with the name of your city. If your website does not appear, that is the first page to write.
2. Write the page using the template and ask your legal adviser to review blocks 3, 4 and 5.
3. Check the footer and the team page: association, number, link to the search tool and insurance.
4. Copy the address of a set of minutes in your private area and open it in an incognito window. If it opens without logging in, anyone with the link can see it.
5. Replace the form with the 7 questions and decide what each answer leads to.
6. Create the proposals spreadsheet and record the outcome of each meeting.

If you would rather do it with someone, at NOR studio we start from this map and this template. We explain it in website and search visibility for property managers.