{"id":16626,"date":"2025-11-15T12:38:19","date_gmt":"2025-11-15T11:38:19","guid":{"rendered":"https:\/\/mediadorconflictos.com\/?p=16626"},"modified":"2025-11-15T14:03:30","modified_gmt":"2025-11-15T13:03:30","slug":"statutes-and-the-internal-regulations","status":"publish","type":"post","link":"https:\/\/mediadorconflictos.com\/en\/statutes-and-the-internal-regulations\/","title":{"rendered":"Statutes and the Internal Regulations"},"content":{"rendered":"<h3><strong>Neighbourhood Conflicts, Holiday Rentals and Nuisance Activities: What the Statutes and the Internal Regulations Can Really Regulate<\/strong><\/h3>\n<ol>\n<li><strong> Introduction: why regulating coexistence matters now more than ever<\/strong><\/li>\n<\/ol>\n<p>Homeowners\u2019 associations are spaces where people with very different rhythms, cultures and needs live together: holiday rentals, remote work, professional activities, pets, ongoing renovations, increased residential mobility\u2026 all of this multiplies conflicts.<\/p>\n<p>This reality is especially intense in cities such as Barcelona and L\u2019Hospitalet de Llobregat, where tourism pressure, population density and urban regulations (such as the PEUAT \u2013 Special Urban Plan for Tourist Accommodation) generate increasingly complex coexistence situations.<\/p>\n<p>For this reason, prevention is essential. The best preventive tool is to have internal rules adapted to the building and approved by the community.<\/p>\n<ol start=\"2\">\n<li><strong> Legal framework: what the Horizontal Property Act (LPH) says<\/strong><\/li>\n<\/ol>\n<p>The main instruments are:<\/p>\n<ul>\n<li>Art. 5 LPH \u2192 Constitutive Title and Statutes<\/li>\n<li>Art. 6 LPH \u2192 Internal Regulations<\/li>\n<li>Art. 7.2 LPH \u2192 Cessation action against annoying, harmful, unhealthy, dangerous or illegal activities<\/li>\n<li>Art. 17 LPH \u2192 Majorities required to adopt resolutions<\/li>\n<\/ul>\n<p>None of these documents is mandatory, but their absence creates a regulatory vacuum that hinders coexistence and conflict management.<\/p>\n<ol start=\"3\">\n<li><strong> The Statutes: function, content and validity<\/strong><\/li>\n<\/ol>\n<p><strong>3.1. Function of the Statutes<\/strong><\/p>\n<p>The Statutes establish the legal architecture of the community:<\/p>\n<ul>\n<li>limitations on the use of dwellings and premises,<\/li>\n<li>restrictions on professional activities,<\/li>\n<li>regulation of holiday rentals (HUT: Holiday Tourist Housing),<\/li>\n<li>participation quotas and expenses,<\/li>\n<li>conditions for undertaking works,<\/li>\n<li>use of common elements.<\/li>\n<\/ul>\n<p><strong>3.2. Unanimity: what it means and why it is required<\/strong><\/p>\n<p>Approving or modifying the Statutes requires full unanimity (Art. 17.6):<\/p>\n<ul>\n<li>everyone must vote in favour,<\/li>\n<li>all coefficients must add up to 100%,<\/li>\n<li>a single abstention or vote against \u2192 the agreement is invalid.<\/li>\n<\/ul>\n<p>Why such strictness?<br \/>\nBecause the Statutes regulate essential property rights.<\/p>\n<p><strong>Tacit unanimity (Art. 17.8 LPH)<\/strong><br \/>\nIf an owner does not attend the meeting and does not object within 30 days, their silence counts as a favourable vote.<br \/>\nThis prevents deadlock and facilitates statutory reforms.<\/p>\n<p><strong>3.3. Exceptions: when unanimity is NOT required<\/strong><\/p>\n<ul>\n<li>Prohibiting holiday rentals \u2192 3\/5 majority (Art. 17.12 LPH)<\/li>\n<li>Accessibility \u2192 simple majority<\/li>\n<li>Improvements \u2192 3\/5<\/li>\n<li>Energy and telecommunications \u2192 special majorities<\/li>\n<\/ul>\n<p><strong>3.4. Relevant case law<\/strong><\/p>\n<ul>\n<li>Supreme Court Judgment 4790\/2024 \u2192 Prohibiting HUT requires 3\/5, not unanimity<\/li>\n<li>Other rulings \u2192 Professional activities may be restricted if they affect coexistence<\/li>\n<\/ul>\n<ol start=\"4\">\n<li><strong> Internal Regulations: daily coexistence and voting requirements<\/strong><\/li>\n<\/ol>\n<p><strong>4.1. Function of the Regulations<\/strong><\/p>\n<p>The Internal Regulations govern day-to-day coexistence:<\/p>\n<ul>\n<li>noise, schedules and rest,<\/li>\n<li>common areas,<\/li>\n<li>pets,<\/li>\n<li>cleanliness and maintenance,<\/li>\n<li>visitors and delivery personnel,<\/li>\n<li>security measures,<\/li>\n<li>rules for the operation of services.<\/li>\n<\/ul>\n<p>They cannot modify property rights, but they can regulate coexistence in detail.<\/p>\n<p><strong>4.2. How are they approved? Simple majority<\/strong><\/p>\n<p>(Art. 6 LPH)<\/p>\n<p>A simple majority is required:<\/p>\n<ul>\n<li>more votes in favour than against,<\/li>\n<li>among those present and represented,<\/li>\n<li>abstentions do not count.<\/li>\n<\/ul>\n<p><strong>4.3. \u201cDepending on the content\u201d: when a simple majority is enough and when it is not<\/strong><\/p>\n<ul>\n<li>If it regulates ordinary coexistence \u2192 simple majority<\/li>\n<li>If it limits rights or modifies uses \u2192 Statutes matter \u2192 unanimity or 3\/5<\/li>\n<\/ul>\n<p><strong>4.BIS. Why have Statutes and Internal Regulations if there are already laws?<\/strong><\/p>\n<ol>\n<li>The law sets limits but does not regulate real coexistence.<\/li>\n<li>Without Statutes, lawful uses cannot be restricted.<\/li>\n<li>Without Regulations, each person interprets what \u201cannoying\u201d means.<\/li>\n<li>Before a judge, having internal rules provides legal strength.<\/li>\n<li>They allow adaptation to the reality of cities under tourism pressure.<\/li>\n<\/ol>\n<ol start=\"5\">\n<li><strong> Practical cases that communities can regulate and manage<\/strong><\/li>\n<\/ol>\n<p><strong>5.1. Holiday rentals (HUT)<\/strong><\/p>\n<p>The community may:<\/p>\n<ul>\n<li>prohibit them with a 3\/5 majority,<\/li>\n<li>limit them,<\/li>\n<li>impose coexistence rules.<\/li>\n<\/ul>\n<p><strong>How to report an illegal HUT?<\/strong><br \/>\nBarcelona and L\u2019Hospitalet have inspection channels.<\/p>\n<p>The community may report:<\/p>\n<ul>\n<li>noise,<\/li>\n<li>constant movement of people,<\/li>\n<li>listings without an HUT registration number.<\/li>\n<\/ul>\n<p>City councils may impose sanctions, seal the property, or order cessation.<\/p>\n<p><strong>5.2. Nuisance professional activities<\/strong><\/p>\n<p>Music studios, workshops, clinics, small businesses\u2026<\/p>\n<p>The Statutes may limit or prohibit activities that affect coexistence.<\/p>\n<p><strong>5.2.BIS. Pets and coexistence<\/strong><\/p>\n<p>\u274c Pets <strong>cannot<\/strong> be absolutely prohibited<br \/>\nSuch a ban would be disproportionate and unlawful.<\/p>\n<p>\u2714 They <strong>can<\/strong> be regulated:<\/p>\n<ul>\n<li>pets kept on a leash,<\/li>\n<li>hygiene and noise,<\/li>\n<li>liability,<\/li>\n<li>restricted access to certain areas.<\/li>\n<\/ul>\n<p>\u2714 In cases of serious nuisance \u2192 cessation action (Art. 7.2 LPH)<\/p>\n<p>Mediation is very useful in pet-related conflicts.<\/p>\n<p><strong>5.3. Illegal activities: brothels and drug flats<\/strong><\/p>\n<p>Communities can act through:<\/p>\n<ul>\n<li>formal written notice,<\/li>\n<li>police and municipal intervention,<\/li>\n<li>judicial cessation action with precautionary measures.<\/li>\n<\/ul>\n<p>Mediation is not applicable in cases involving illegal activities.<br \/>\nLegal and police intervention is required.<\/p>\n<p><strong>5.4. Individuals with severe mental health issues causing constant noise<\/strong><\/p>\n<p>Very delicate situations: shouting, banging, loud music, repetitive behaviours\u2026<\/p>\n<p>Although these are vulnerable individuals, neighbours have a right to rest and safety.<\/p>\n<p>The community may:<\/p>\n<ol>\n<li>Send a formal notice.<\/li>\n<li>Request municipal or police intervention (mental health protocols).<\/li>\n<li>Contact Social Services, crisis teams or Public Health.<\/li>\n<li>File a cessation action (Art. 7.2 LPH) in severe cases.<\/li>\n<\/ol>\n<p>Mediation is useful when relatives or responsible parties are available.<br \/>\nIt is not appropriate in cases of acute crisis without support.<\/p>\n<p><strong>5.5. Overcrowded dwellings: \u201cpiso patera\u201d, over-occupation and unsanitary conditions<\/strong><\/p>\n<p>Many people living together, constant turnover, fire risk, dirt, noise\u2026<\/p>\n<p>Municipalities may take strong action.<\/p>\n<p>The community may:<\/p>\n<ol>\n<li>Demand cessation for noise and unsanitary conditions.<\/li>\n<li>Report to municipal services (over-occupation, health issues, housing discipline).<\/li>\n<li>Request social services and police intervention.<\/li>\n<li>Initiate a judicial cessation action (Art. 7.2 LPH).<\/li>\n<\/ol>\n<p>These situations are not suitable for mediation due to serious legal infringements and often exploitation or illegal activity.<\/p>\n<p><strong>5.6. Improper use of the dwelling or terrace for unauthorised activities (e.g. hair salon)<\/strong><\/p>\n<p>If someone uses a dwelling or terrace for:<\/p>\n<ul>\n<li>a hair salon,<\/li>\n<li>a tattoo studio,<\/li>\n<li>a workshop,<\/li>\n<li>a disguised business\u2026<\/li>\n<\/ul>\n<p>The community may:<\/p>\n<ol>\n<li>Limit or prohibit it in the Statutes.<\/li>\n<li>Require a municipal licence (often lacking).<\/li>\n<li>Demand cessation for noise, odours or client traffic.<\/li>\n<li>Seek nullity if common elements are affected.<\/li>\n<li>Activate the cessation action (Art. 7.2 LPH).<\/li>\n<\/ol>\n<p>Mediation may work for lawful but annoying activities (classes, therapies, etc.).<br \/>\nIt is not suitable for illegal or unlicensed activities.<\/p>\n<p><strong>5.BIS. What happens when someone breaks the rules? <\/strong><strong>(Full protocol)<\/strong><\/p>\n<ol>\n<li>Formal written notice.<\/li>\n<li>Internal actions (simple majority): reports, notices, mediation, municipal intervention.<\/li>\n<li>Judicial actions: cessation, damages, precautionary measures.<\/li>\n<li>Municipal sanctions.<\/li>\n<li>Mediation is recommended in most neighbourhood conflicts.<\/li>\n<\/ol>\n<ol start=\"6\">\n<li><strong> Catalan and municipal regulations<\/strong><\/li>\n<\/ol>\n<ul>\n<li>Law 18\/2007 on the Right to Housing, Arts. 41 and 42<\/li>\n<li>Decree 75\/2020 (HUT)<\/li>\n<li>PEUAT in Barcelona<\/li>\n<li>Civility and Noise Ordinances<\/li>\n<li>Specific measures in L\u2019Hospitalet against illegal HUT and drug flats<\/li>\n<\/ul>\n<ol start=\"7\">\n<li><strong> The role of the mediator and the property manager<\/strong><\/li>\n<\/ol>\n<p>Working together allows:<\/p>\n<ul>\n<li>conflict prevention,<\/li>\n<li>drafting balanced rules,<\/li>\n<li>generating consensus,<\/li>\n<li>implementing protocols,<\/li>\n<li>avoiding unnecessary litigation.<\/li>\n<\/ul>\n<p>Neighbourhood mediation is one of the most effective tools for restoring coexistence when recurrent tensions arise.<\/p>\n<ol start=\"8\">\n<li><strong> Conclusions<\/strong><\/li>\n<\/ol>\n<p>The Statutes and the Internal Regulations:<\/p>\n<ul>\n<li>are not a mere formality,<\/li>\n<li>are a tool for coexistence,<\/li>\n<li>provide legal certainty,<\/li>\n<li>empower the community to act,<\/li>\n<li>and are fundamental to preventing neighbourhood conflicts.<\/li>\n<\/ul>\n<ol start=\"9\">\n<li><strong> Professional contact<\/strong><\/li>\n<\/ol>\n<p><strong>Daniel Sererols Villal\u00f3n<\/strong><br \/>\nConflict Mediator and Lawyer<br \/>\nSpecialist in neighbourhood mediation, conflict prevention and the drafting of Statutes and Internal Regulations.<\/p>\n<p>\ud83d\udcde 661 463 306<br \/>\n\ud83d\udce7 daniel@mediadorconflictos.com<br \/>\n\ud83c\udf10 <a href=\"http:\/\/www.mediadorconflictos.com\">www.mediadorconflictos.com<\/a><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Neighbourhood Conflicts, Holiday Rentals and Nuisance Activities: What the Statutes and the Internal Regulations Can Really Regulate Introduction: why regulating coexistence matters now more than ever Homeowners\u2019 associations are spaces where people with very different rhythms, cultures and needs live together: holiday rentals, remote work,&#8230;<\/p>\n","protected":false},"author":3,"featured_media":16616,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[72],"tags":[],"class_list":["post-16626","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-concepts-of-mediation-and-conciliation"],"_links":{"self":[{"href":"https:\/\/mediadorconflictos.com\/en\/wp-json\/wp\/v2\/posts\/16626","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/mediadorconflictos.com\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/mediadorconflictos.com\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/mediadorconflictos.com\/en\/wp-json\/wp\/v2\/users\/3"}],"replies":[{"embeddable":true,"href":"https:\/\/mediadorconflictos.com\/en\/wp-json\/wp\/v2\/comments?post=16626"}],"version-history":[{"count":1,"href":"https:\/\/mediadorconflictos.com\/en\/wp-json\/wp\/v2\/posts\/16626\/revisions"}],"predecessor-version":[{"id":16627,"href":"https:\/\/mediadorconflictos.com\/en\/wp-json\/wp\/v2\/posts\/16626\/revisions\/16627"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/mediadorconflictos.com\/en\/wp-json\/wp\/v2\/media\/16616"}],"wp:attachment":[{"href":"https:\/\/mediadorconflictos.com\/en\/wp-json\/wp\/v2\/media?parent=16626"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/mediadorconflictos.com\/en\/wp-json\/wp\/v2\/categories?post=16626"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/mediadorconflictos.com\/en\/wp-json\/wp\/v2\/tags?post=16626"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}