How to Change Your Property Manager in Marbella

Managing a homeowners’ association requires organisation, transparency, and constant communication between residents and the administrator. Sometimes, changing your property manager in Marbella is a necessary step to improve efficiency and harmony for the entire community.

When Should You Consider Changing Your Property Manager?

There are several signs indicating that it may be time to look for a new manager. In Marbella, where many communities include foreign owners or second homes, management must be particularly agile and transparent.

Common reasons for a change include:

• Lack of communication: If queries take weeks to be answered or financial reports are consistently late, trust can deteriorate.
• Opaque finances: A professional manager should provide clear accounts, receipts, and detailed budgets.
• Poor maintenance: Proper upkeep of common areas is essential. Poor management of suppliers or unresolved incidents can result in higher long-term costs.
• Uncontrolled arrears: Failure to manage unpaid fees can directly affect the community’s finances.
• Limited presence or interest: Communities in Marbella, with their particular climate and high resident turnover, require a nearby, flexible, and responsive administrator.

If any of these issues recur, it is probably time to seek a new property manager.

Legal Aspects of Changing a Manager

Changing a property manager is regulated by the Horizontal Property Law (Ley de Propiedad Horizontal – LPH).

• Article 13 establishes that the manager is appointed and removed by the Owners’ Meeting, with a simple majority vote of those present or represented.

Basic procedure:

1. Nomination and assumption of duties by the new manager:
   The new professional officially takes over once they receive the documentation and the appointment minutes.
2. Include the item on the agenda:
   The president or a group of owners representing at least 25% of the fees can request that the change be added to the next Ordinary or Extraordinary Meeting.
3. Call the Owners’ Meeting:
   The notice must specify the agenda point: “Proposal and vote to change the property manager.”
4. Hold the meeting and vote:
   During the meeting, reasons are explained and alternatives presented. If the majority votes in favour, the decision is valid and recorded in the minutes.
5. Notify the outgoing manager:
   After the vote, the president or new manager formally notifies the outgoing manager and requests the transfer of all documentation and community funds (bank accounts, invoices, contracts, etc.).

How to Choose a New Property Manager

In a city like Marbella, with a dynamic real estate market and highly diverse communities, selecting the right manager makes a significant difference.

Key criteria for a property manager in Marbella include:

• Proven local experience: Knowledge of municipal regulations, trusted suppliers, and urban planning specifics on the Costa del Sol.
• Bilingual management: Essential for communities with foreign owners.
• Financial transparency: Access to accounts, budgets, and invoices.
• Responsiveness: Quick attention to issues and ongoing communication with the president and residents.
• Proactive maintenance: Anticipating problems such as damp, corrosion, or climate-related issues.

At Martin Properties, we combine local expertise, personalised attention, and digital tools so owners can monitor their community’s management at all times.

Recommendations for a Smooth Transition

Changing a property manager should not become a source of tension between neighbours or with the outgoing professional. When managed with planning, transparency, and proper communication, the transition can proceed smoothly and even strengthen community management.

In Marbella, where many communities include international owners and maintenance demands are high, a well-organised and diplomatic transition is essential to ensure continuity of services and maintain neighbourly harmony.

Key points to ensure a smooth process:

1. Maintain a constructive attitude: Avoid presenting the change as a personal confrontation. Frame it as an improvement to service and a natural step towards more modern, efficient, and community-focused management.
2. Review accounts and documents before the handover: This is not a sign of mistrust but a responsible step to ensure all payments are up to date, no debts exist with suppliers, and balances match bank statements.
3. Update contacts with suppliers, banks, and insurers: Ensure the new manager is recognised as the authorised contact. This prevents billing errors or duplicate payments.
4. Communicate effectively with all owners: The president or new manager should formally announce the change, explain the reasons, and highlight the benefits of the new management.

In short, changing your property manager in Marbella does not have to be complicated or conflictual. The key is to act with order, respect, and transparency, always prioritising the common interest. A well-managed community, with clear accounts, planned maintenance, and fluid communication, not only ensures harmony but also preserves the value and reputation of the properties. Having a committed manager with local experience is the best guarantee that the transition will be smooth and mark the beginning of a stable and trustworthy new phase.