It's the question we hear most from foreign owners before installing AC in a Spanish apartment: "can I just put the outdoor unit on the wall, or do I need permission?" The short answer is: it depends on your community and your town hall, and it's almost always worth asking first. Here's the general framework, explained for buyers who are new to how Spanish community-owned property works.
The basic principle: the façade is a "common element"
In Spain, installing anything on the exterior of a building held under "propiedad horizontal" (roughly: a building split into individually-owned units, similar to leasehold flats or condominiums) is generally governed by the Ley de Propiedad Horizontal (Law 49/1960, as later amended). As a general rule, the façade, roof and other structural parts of the building are treated as common elements — shared by all owners — even though your own flat is privately owned. That usually means installing something visible from the outside, like an AC outdoor unit, needs the community's approval, unless the community's own rules already allow it or a layout has already been approved at a general meeting.
How strict this is — whether a simple notification is enough, whether it needs a majority vote at a meeting, or whether unanimous approval is required — depends on how your specific community's rules are written, and whether the installation is considered a "substantial" change to the façade or not. That's why the first step is always to read your own community's rules and internal regulations.
Local ordinances: the second thing to check
On top of the community's own rules, some town halls (ayuntamientos) in the Valencian Community have façade or streetscape ordinances that regulate where and how visible AC equipment can be installed, particularly in historic centres or protected areas. This is less common in the Vega Baja's newer residential and tourist areas, but it's worth checking with your local town hall if your property is in a historic centre or a specially protected zone.
Common vs. privately-owned elements: a practical example
This distinction causes the most confusion for buyers new to the Spanish system. As a rough general rule: the exterior façade, the roof, the load-bearing structure and the pillars are usually treated as common elements, even though they physically touch your privately-owned flat. Your flat's interior, on the other hand — and in some cases an enclosed terrace for your exclusive use — is usually private. An AC outdoor unit is almost always mounted on a common element (a façade, a shared light well, a roof), even if you're the only one who'll ever use it, and that's exactly what triggers the need for approval. If your property has a terrace or roof area for your exclusive private use — something that should be stated explicitly in the deeds or the community rules — you generally have more freedom to decide alone, though it's still worth confirming case by case.
Recommended steps before installing
- Read your community's rules ("estatutos") — many already specify an accepted location for outdoor units (terrace, patio, technical roof area).
- Ask your property manager (administrador de fincas) whether there's precedent: units already approved in your own community are the best indicator of what will be accepted.
- Request it in writing if the rules don't already cover it, including the proposed location, model and a photo or sketch.
- Check the local ordinance if your property is in a historic centre or an area with specific aesthetic rules.
- Keep the approval (even just an email or meeting minutes) in case a question comes up later — for example when selling the property.
What happens if you install without permission?
If the community considers that a common element has been altered without authorisation, it can require the unit to be removed or relocated, at your cost. So while installing without asking is technically possible in many cases, it usually isn't worth the risk compared to the cost of asking first — which is typically a simple process once there's already precedent in the building.
Our role in the installation
We're not legal advisors, but we've spent years installing in urbanisations across La Zenia, Cabo Roig and the rest of Orihuela Costa, so during the technical visit we can tell you what positions tend to get approved and help you put together the paperwork if your community asks for it. If your property is in a managed community, also see our guide for urbanisation owners in La Zenia and Orihuela Costa.
What about grants?
If, alongside sorting out community permission, you also want to know whether public grants exist for efficient equipment, we have a separate guide on air conditioning grants in the Valencian Community.