Installing air cons on building façades in Spain: rules & tips

With the summer heat still holding up across parts of Spain, air conditioning units have become essential. Installing one on a building’s façade may seem straightforward… until the homeowners’ association gets involved.

Whether you’re thinking of adding a unit or have already installed one and been asked to remove it, here’s everything you need to know about air conditioning on the façades of residential communities.

Can I install an air conditioner on the façade?

It depends. A building’s façade is considered a common element, so any work on it is subject to community rules and the Horizontal Property Law (LPH). Legally, you cannot modify a common element without prior authorisation.

Installing an external air conditioning unit alters the building’s structure and appearance, so approval from the owners' association is required.

It’s important to note that the presence of other units on the façade does not automatically permit you to install your own – some may have been authorised at the time or accepted over the years.

In this context, the equality principle of the Horizontal Property Law (LPH) comes into play. It establishes that all community owners have the same rights and obligations, regardless of their share of ownership or use of the property.

In other words, owners in similar situations must be treated equally, and any unjustified discrimination may be considered an abuse of rights. Regarding air conditioning, it would be unfair for some owners to have units on the façade while denying this right to others.

What majority is needed to approve the installation?

Under the LPH, installing an air conditioning unit on the façade requires the approval of three-fifths of the owners, who must also represent three-fifths of the building’s participation quotas, unless the community’s bylaws specify a different majority.

The decision must be made at a formal meeting. Installing a unit without this authorisation gives the community the right to demand its removal and, if ignored, to pursue legal action. Claims may also be filed for damage to the façade or for any inconvenience caused.

What happens if the air conditioning has been installed for years?

If you have prior authorisation, there is no issue. However, if the unit was installed without permission, the community can request that you remove it at any time, even after several years. That said, if more than five years have passed (the usual period, although this may vary) without any legal action being taken, the community’s right to challenge the installation could be considered time-barred.

The role of community statutes

Before installing an air conditioning unit, it’s wise to check the community’s bylaws, as many have established rules regarding AC systems: location, appearance, permitted noise levels and more. If the bylaws explicitly prohibit façade installations, the only option is to amend them, which requires approval by a qualified majority.

What to do if air conditioning is not permitted on the façade

If the community refuses approval or the bylaws forbid it, you can consider alternatives such as:

• Place the unit in another permitted area, such as interior patios or balconies.
• Propose a community facility that ensures energy efficiency and minimal visual impact.
• Use air conditioning systems without an external unit, such as portable air conditioners or compact models with a window outlet.