Newsletter Miraflores

Francisco

What are the functions of the property administrator?

According to article 20 of the Horizontal Property Law, the following functions correspond to the Property Manager:

● Attend the maintenance and upkeep of buildings. Also suggesting repairs that are a priority.
● To ensure the smooth running of the community, its installations and services.
Acting as secretary of the Board and keeping custody of the community’s documentation.
● To implement the agreements adopted regarding works and carry out the necessary payments and collections.
● Drawing up and submitting the plan of foreseeable expenses to the Board, proposing the means necessary to meet them.
● All other functions assigned to it by the Board.

When the administration of a community presents a certain complexity, it is advisable that it be carried out by a professional with sufficient and legally recognised qualifications to perform these functions. The aim is to ensure the best and most efficient community management, always answering to the Board of Owners.

When we are dealing with small Communities of Owners, its management can be carried out by any member of the community with some dedication. On the other hand, in the case of large communities, mancomunidades or urban complexes, it will be the administrator who will be responsible for the most burdensome tasks and will provide the president and the Board of Owners with the appropriate guidance when necessary, making it considerably easier for them to carry out their duties. 

The fact of the matter is that there are often doubts about what the functions of the administrator are, which can lead to misunderstandings or to assume responsibilities that do not correspond to the administrator. 


We cannot ignore the law, even if we do not like it.

For his own responsibility and to protect the community, the administrator is obliged to always act within the limits determined by law. That is why in Meridional we are aware that sometimes these laws are difficult to understand, because they can slow down many agreements or necessary and urgent actions in the communities. 

These situations are also sometimes frustrating for Meridional, but it is our legal and moral obligation to abide by them without preventing us from always trying to find the best way to do what is best for the community, looking for legal solutions where sometimes it seems that there are none. 

It is quite possible that sometimes other people will whisper in your ear that certain laws can be broken without consequences, which is totally untrue; they are just telling you what you want to hear, because ultimately they will not be the one held responsible and it will not be them harmed criminally or financially.

What are the duties of the Administrator as Secretary?

In addition to being the administrator, he/she is also the Secretary. In this role as Secretary, the following functions will be carried out:

● Signing the minutes of the Meetings
● Keeping the Minutes books of the General Meeting. 
● To issue certificates of the statement of debts owed to the Community and of the agreements of the Meetings.

In addition to the functions that the Horizontal Property Law requires us to perform, we can also perform other duties:

Counsel and Advise the Community on real estate and legal matters:

● The constitution and validation of the agreements of the Board. 
● Statutes and Internal Regime Regulations 
● Procedures for claiming debts 
● Employment regulations, protection of personal data, tax, labour and contract matters 
● Technical advice on architectural and infrastructure aspects that may affect the proper functioning of the services and maintenance of the community.
● Informing and processing applications for aid or subsidies to which the community may be entitled.

Personnel control: 

● We handle labour relations with the community’s employees.
● We look for the most favourable contracts for the community but within the law. 
● We take care of the payments to the Social Security and Tax Authorities.

Accounting: Keeping proper accounts, advising on late payments, etc.

The relationship between president and administrator 

The administrator must always collaborate with the president, but it must be clear that the administrator is not at the service of the president, nor must instructions be carried in a way that is contrary to what is established by the owners’ meeting, what is established by the Horizontal Property Law, the community statutes or the legal system. 

The administrator must be a tandem with the president, but there must not be any hierarchical relationship between the two, rather absolute collaboration for the benefit of the community. 

What are the functions of the property administrator?Read More

Summary of the last six months of the year 2022.

A few months with many improvements and promises kept

Improvements in our streets and gardens

We have managed to improve the collaboration with the Mijas Town Hall for the cleaning of streets and gardens.

We have managed to maintain the support from Mijas Town Hall for the cleaning of Miraflores, which consists of sweeping with both machinery and personnel, as well as the watering of the streets.

The town hall is also supporting us with personnel for the cleaning of slopes. These personnel come from the Renta Básica social and labour insertion programme. This programme creates job opportunities for people who are at risk of social exclusion and who have been unemployed for years and cannot easily access the labour market.  

Meridional together with the president are coordinating and supporting the working group that has been set up between the town hall and the Miraflores gardening and cleaning service to optimise these services.

Asphalting of streets

Another great news is that asphalting work has started on Hortensia, Dalia, Verbena and Rosa streets. Meridional has been requesting this work constantly since it took over the administration of Miraflores in February 2020. Even during the pandemic, they were working with the council’s technicians to check the streets. 

Finally, thanks to these efforts of the administrator and the work of the technicians and officials of the infrastructure area of Mijas town hall, we can celebrate the start of these long awaited works in Miraflores.

Control of wild animals

We are also collaborating with the environmental department of the town council to control and capture wild boars that have been seen on some occasions in the streets and gardens of Miraflores.

At the same time, complementary measures are being studied to prevent wild boar from leaving their natural environment.

On the other hand, the technicians of the environmental department of the town council have sent us some recommendations and advice:

● Reinforce the fences so that they are not breached from underneath.

  • Do not leave rubbish outside the containers.
  • Do not feed pets in the streets.

River clean-up

In the river area several fallen trees have been pruned and removed, which were creating quite a danger in the area. Many dry plants have also been uprooted to avoid fire hazards and to prevent insects and rodents from entering the area.

These dry plants have been replaced by fescue, creeping rosemary, penisetum, fornio and stipa, which are plants that can stand all year round with moderate watering and look great all year round.

Work on Avenida Del Sol.

Thanks to the impulse of our president Urszulla Karlsson, an agreement could be reached with Riviera to remodel the median that separates the two urbanisations. The work has already started and we expect it to be completed by the end of January.

They have started with irrigation works, repairs to the magnolia tree and the placing of white decorative stones marking the borders of the flower beds. In this way we will have a more beautiful and cared for area all year round.

Paseo Joseph Defresne

At the urging of President Urszula Karlsson and Meridional, it was unanimously approved that the path along the river from the tennis court to the fountain through the Club be named after Joseph Defresne.

With this detail we would like to pay tribute to Joseph after his recent death; a loss that all of us who knew him and worked with him in Miraflores feel very close to him. 

For almost 30 years he was a president who worked to improve the Great Community every day; and he did so with a constructive and dialoguing character, earning the respect and support of the whole community year after year.

All the presidents of the communities have praised his career and the work he has done for Miraflores during these 3 decades and naming this promenade after him is our way of recognising his dedication to this community.

Summary of the last six months of the year 2022.Read More

Resumen del último semestre del año 2022

Unos meses con muchas mejoras y promesas cumplidas

Mejoras de nuestras calles y jardines

Se ha logrado mejorar la colaboración con el ayuntamiento de Mijas para la limpieza de calles y jardines.

Hemos conseguido del ayuntamiento de Mijas mantener los apoyos para la limpieza de Miraflores, que consisten en un barrido tanto con maquinaria como con personal, así como el riego de calles.

El ayuntamiento también nos está apoyando con personal para la limpieza de taludes. Este personal viene del programa de Inserción Socio Laboral de Renta Básica. Este programa genera oportunidades laborales para aquellas personas que están en riesgo de exclusión social y que llevan años en desempleo y no pueden acceder fácilmente al mercado laboral.  

Meridional junto con la presidenta están coordinando y apoyando a todo el grupo de trabajo que se ha creado entre el ayuntamiento y el servicio de jardinería y limpieza de Miraflores para optimizar estos servicios.

Asfaltado de calles

Otra gran noticia es que han comenzado las obras de asfaltado de las calles Hortensia, Dalia, Verbena y Rosa. Meridional ha estado solicitando este trabajo constantemente desde que se hizo cargo de la administración de Miraflores en febrero de 2020. Incluso durante la pandemia, se estuvo trabajando con los técnicos del ayuntamiento revisando las calles. 

Finalmente, gracias a estas gestiones del administrador y al trabajo de los técnicos y funcionarios del área de infraestructuras del ayuntamiento de Mijas, podemos celebrar el inicio de estos trabajos tan esperados en Miraflores.

Control animales salvajes

Estamos también colaborando con el departamento de medioambiente del ayuntamiento para el control y captura de jabalíes salvajes que en algunas ocasiones se han dejado ver en las calles y jardines de Miraflores.

Al mismo tiempo se están estudiando medidas complementarias para evitar que el jabalí salga de su entorno natural.

Por otro lado, los técnicos del departamento de medioambiente del ayuntamiento nos hacen llegar algunas recomendaciones y consejos:

  • Reforzar las vallas para que no las traspasen por debajo
  • No dejar basura fuera de los contenedores.
  • No alimentar mascotas en las calles.

Limpieza del río

En la zona del río se han podado y retirado varios árboles caídos que estaban creando bastante peligro en la zona. Muchas plantas secas también se han arrancado para evitar riesgos de incendios y ser cobijo de insectos y roedores.

Estas plantas secas se han sustituido por festuca, romero rastrero, penisetum, fornio y stipa, que son plantas que aguantan bien todo el año con un riego moderado y tienen todo el año un estupendo aspecto.

Trabajos en Avenida Del Sol

Gracias al impulso de nuestra presidenta Urszulla Karlsson, se pudo llegar a un acuerdo con Riviera para remodelar la mediana que separa ambas urbanizaciones. Ya han comenzado los trabajos que esperamos que estén finalizados a finales de enero.

Se ha comenzado con trabajos de riego, arreglos en el magnolio y colocación de piedras decorativas blancas delimitando los arriates. De esta forma tendremos una zona más bonita y cuidada durante todo el año.

Paseo Joseph Defresne

A instancias de nuestra presidenta Urszulla Karlsson y Meridional, se ha aprobado por unanimidad que el sendero que bordea el río desde la pista de tenis hasta la fuente, atravesando el Club, lleve el nombre de Joseph Defresne.

Con este detalle queremos rendir homenaje a Joseph tras su reciente fallecimiento; una pérdida que sentimos muy cercana todos los que le conocimos y trabajamos con él en Miraflores.

Durante casi 30 años fue un presidente que trabajó para mejorar cada día la Gran Comunidad; y lo hizo con un carácter dialogante y constructivo, ganándose el respeto y el respaldo de toda la comunidad año a año.

Todos los presidentes de las comunidades han elogiado su trayectoria y el trabajo realizado para Miraflores durante estas 3 décadas y poner su nombre a este paseo es nuestra manera de reconocer su dedicación a esta comunidad.

Resumen del último semestre del año 2022Read More

President of the community: the executive voice

If you have ever considered becoming president of a community, you should know that the president plays a particularly important role in its management. As you know, this position is voluntary, the election is by vote of the owners and for a full year. 

From the moment you are appointed president of the community, you will have to try to improve the situation of the property, make changes for the common good of all the neighbours and rectify any incidents that occur during this period.

Being president has responsibilities

It is a commitment that you are making to ensure that everything goes as smoothly as possible in the administration of your community. This means making decisions, and like all decisions, 100% of the owners may not agree. The rule is to do what benefits the most owners and the most people. 

You can also take the initiative and call a meeting if you need more support to make a decision. Another thing that can happen is that the initiative you are proposing can only be dealt with at a meeting because it is outside your scope of action as president or the law requires it. Check with the administrator what things you can do and for which you will need the support of the board.

Obviously you may have doubts about certain actions you want to take. In that case, the administrator is there in his or her role of legal advice and counsel; or you can go directly to a General Meeting to have the measure approved and feel fully supported, but even so, the administrator must give legal cover to the agreements.

If you want to be president, you will have to be the person who is conciliatory.

Sooner or later you will have to deal with a conflict between neighbours. When this happens, you will need all your intelligence to resolve the conflict amicably and get all parties to abide by the final agreement.

Mediation is complicated, but it is a task that a president will encounter many times during his or her term of office. If the neighbours are understanding and willing to solve the problem, it is possible that dialogue and your mediation as president will be enough to reach an agreement.

However, it is often not so easy to resolve conflicts. If your attempt to mediate an agreement fails, the support of the administrator can be of vital importance. He will be the one who, with the law in hand, will establish the strategy to follow to solve the conflict and will try to mediate between the neighbours in conflict and advise the community accordingly.

Knowing how to communicate is important

Knowing how to convey and communicate your proposals or what is happening in the community is an added role that you have as president. To do this, always try to express ideas clearly, openly, and in a timely manner, without affecting or damaging the sensitivities of others, or your own. 

Communication within the community should be expressed freely, without pressure and in a dignified manner, taking into account the feelings of others and seeking empathy, and the chairperson should be the one to ensure that this is the case.




President of the community: the executive voiceRead More

Miraflores and Meridional attend La Cala Neighbourhood Council security meeting

Squatting and petty crime were the topics discussed with the police.

On the 12th, one of the first meetings of the Junta Vecinal de La Cala was held and the main topic was security. This meeting was attended by our president Urszula Karlsson and our administrator Domingo Ariza from Meridional.

The meeting was attended by the councillor Tamara Vera of Citizen Participation and Civil Protection, as well as the Head of the Local Police of Mijas, Mr. Juan Manuel Rosas and the Head of the Investigation Group of the Guardia Civil, Mr. David Vivas.

As explained by the Councillor for Citizen Participation, Tamara Vera, it was the residents themselves who chose to discuss this issue «and who asked to have the presence of agents of the State security forces to ask them questions in person and to know through them how La Cala is in terms of security, what situations can be improved and which ones we must continue to demand, all for the benefit of our community».

They responded to the main concerns of those present, stating that Mijas is a very safe municipality, and that crime has dropped by 59% in the last year. Even so, they recommend continuing with the usual security measures during this time of year and encourage people to report crimes so that they appear in the statistics and offenders can be charged when they are arrested.

The security forces meanwhile are going to increase their presence, as an increase in visitors is expected, which may attract criminals who specialize in petty theft. 

Our president took the floor to highlight the squatting problems that have arisen in Sirius Street and other areas due to property break-ins. Ms. Karlsson’s intervention generated an important and interesting debate on this issue.

In another intervention, our administrator was interested in knowing how we can report incidents that are not wanted or not worth reporting, because in most cases, it is a problem for our foreign residents because they do not know the procedures or because they are complicated and time consuming. 

In this sense we can advance that we are studying with our lawyers, the possibility of creating a document so that the presidents can act on behalf of the owners who so express it and be able to denounce in their name problems of squatting, trespassing or other incidents.

Our representatives were also able to speak personally with the police authorities who attended about the increased police presence in Miraflores, to which they again committed themselves as they have been doing so far.

<strong>Miraflores and Meridional attend La Cala Neighbourhood Council security meeting</strong>Read More

¿Cuáles son las funciones del administrador de fincas?

Según el artículo 20 de la Ley de Propiedad Horizontal, corresponden al Administrador de Fincas las siguientes funciones:

Atender al mantenimiento y conservación de los edificios. También propone reparaciones que sean prioritarias.
● Velar por el buen funcionamiento de la comunidad, sus instalaciones y servicios.
● Actuar como secretario de la Junta y custodiar la documentación de la comunidad.
● Poner en marcha los acuerdos adoptados en materia de obras y llevar a cabo los pagos y cobros que sean necesarios.
● Elaborar y someter el plan de gastos previsibles a la Junta, proponiendo los medios que sean necesarios para afrontarlos.

Todas las demás funciones que le sean atribuidas por la Junta.

Cuando la administración de una comunidad presenta cierta complejidad, resulta recomendable que sea llevada por un profesional con cualificación suficiente y legalmente reconocida para ejercer dichas funciones. Se trata de hacer posible la mejor y más eficaz gestión comunitaria siempre en dependencia de la Junta de Propietarios.

Cuando estamos ante Comunidades de Propietarios pequeñas, su gestión puede ser llevada cualquier comunero con algo de dedicación. Por el contrario, cuando se trata de grandes comunidades, mancomunidades o complejos urbanísticos, será el administrador quien cargará con las tareas más gravosas y proporcionará al presidente y a la Junta de Propietarios las orientaciones oportunas en los momentos en que lo precise, facilitándole extraordinariamente el ejercicio de su cometido. 

La cuestión es que muchas veces surgen ciertas dudas sobre las funciones del administrador de fincas lo que puede dar lugar a malentendidos o a que se asuman responsabilidades que no corresponden al administrador. 

No podemos ignorar la ley, aunque no nos guste

Por responsabilidad propia y para proteger a la comunidad, el administrador está obligado a actuar siempre dentro de los límites que las leyes determinan. Por eso, en Meridional somos conscientes que a veces estas leyes son difíciles de comprender, porque pueden ralentizar muchos acuerdos o actuaciones necesarias y urgentes en las comunidades. 

Estas situaciones, a veces también son frustrantes para Meridional. Pero es nuestra obligación legal y moral acatarlas sin que ello impida que siempre procuremos encontrar el modo de hacer lo mejor para la comunidad buscando salidas legales donde a veces parece que no las hay. 

Es muy posible que en ocasiones otras personas le susurren al oído que ciertas leyes se pueden incumplir sin consecuencias, lo cual es totalmente incierto; solo le están diciendo lo que usted quiere oír, porque en última instancia ellos no serán responsables de nada y no les va a perjudicar ni penal ni económicamente.

¿Cuáles son las funciones del administrador como secretario?

Junto con el cargo de Administrador se desempeña el de Secretario, en su actuación como Secretario, llevará a cabo las siguientes funciones:

● Cerrar con su firma las actas de las Juntas.
● Custodiar los libros de actas de la Junta.
● Expedir certificaciones del estado de deudas con la Comunidad y de los acuerdos de las Juntas.

Además de las funciones que la Ley de Propiedad Horizontal nos exige, también se pueden hacer otras:

Consejero y Asesor de la Comunidad en temas inmobiliarios y jurídicos

● Constitución y validez de acuerdos de la Junta 
Estatutos y Reglamentos de Régimen Interior.
● Procedimientos para la reclamación de deudas.
● Normativa laboral, protección de datos de carácter personal, temas fiscales, laborales y contratos.
● Asesoramiento técnico, en aquellos aspectos arquitectónicos y de infraestructuras que afectan al buen funcionamiento de los servicios y mantenimiento de la comunidad.
● Informar y tramitar solicitudes de ayudas o subvenciones a las que pueda tener derecho la comunidad.

Control de personal

● Nos ocupamos de las relaciones laborales con los empleados de la comunidad.
● Buscamos los contratos más favorables para la comunidad pero dentro de la legalidad. 
● Nos encargamos de las liquidaciones ante la Seguridad Social y Hacienda.

Contable

● Llevar una adecuada contabilidad, advertir sobre la morosidad, etc.

Relaciones entre presidente y administrador 

El administrador debe colaborar siempre con el presidente, pero debe quedar claro que el administrador no está al servicio del presidente, ni debe dar cumplimiento a sus instrucciones de forma contraria a lo establecido por la junta de propietarios, lo que establezca la Ley de Propiedad Horizontal, los estatutos de la comunidad o el resto del ordenamiento jurídico. 

¿Cuáles son las funciones del administrador de fincas?Read More

5 Steps to renting your holiday home in Andalucía

Holiday rentals are becoming increasingly popular, especially during the COVID-19 pandemic, as they offer more privacy, a sense of security and more favourable regulations compared to hotels.

As a result, these holiday rentals will be more likely to recover quickly from the negative effects created by the pandemic. Perhaps you have already found the perfect property to rent, but you don’t know what steps to take because there are so many things to take care of.

This can seem overwhelming and daunting, which is why we at Meridional have put together a 5-step guide to successfully start renting out your holiday home.

1. Register your holiday home to obtain a tourist licence.

To start running a holiday rental business in Andalucía, you must first meet some legal requirements.

A holiday let is defined as a property that is rented out to third parties for a fee and, to fall into this category, the property must be rented for a maximum period of 31 days, two or more times a year.

The requirements for renting out your property are regulated at regional level (Legislación Autonómica). Each region has different legislation, so it is important that you check with the local authorities about the legal requirements of the place where your property is located.

Although there are some local specificities, in general, the process for registering a holiday rental is similar throughout the country. The first and most important step is to obtain a tourist licence.

Below, we leave you the Decree 28/2016, from the Junta de Andalucía. In this you can find all the necessary and detailed information about tourist accommodation. 

What is a tourist licence?

It is a legal requirement that allows your property to become a tourist or holiday property. This licence has been required since January 2016 for holiday rentals on the websites advertising these properties, and your advert may be deleted if you don’t have one.

How to obtain a tourist licence

The steps are as follows:

1.- The holiday rental owner declares to the local authorities that he wants to rent out his property by submitting a DRIAT (Declaración Responsable de Inicio de Actividad Turística). Once they have submitted their declaration, they will receive a temporary registration number and can start renting out their property.

2.- When submitting this declaration, rental owners will generally be required to submit the following:

– Identification details of the property and the owner

– Proof of possession of a cédula de habitabilidad (certificate of occupancy).

– Compliance with the requirements set out in the applicable regulations.
In most regions, this declaration can be submitted online.

The authorities will check the documentation submitted by the owner. If the holiday rental complies with all the requirements, it will receive its permanent registration number (which will be the licence number) after about 3-4 months. The property will also be registered in the regional register. If the holiday rental does not meet the necessary requirements, the owner will have to stop renting out the property until the requirements are met.

It is important to mention that the municipal regulations of the area in which the property is located may limit or condition the use of the property. In this case, you can read the decree of the Junta de Andalucía included above and check its limitations.

2. Requisitos mínimos para un alquiler vacacional

Una vez solicitada la licencia, deberás de asegurar que tu casa vacacional cumple una serie de requisitos para poder ser alquilada.

Seguro de responsabilidad civil

Por muy precavidos que sean tus huéspedes mientras se alojan en tu casa, puede ocurrir algún accidente y este puede llegar a ser bastante caro.
El seguro de responsabilidad civil te asegura contra las reclamaciones de terceros por daños personales o materiales en tu propiedad.

Libro de reclamaciones e información

En España, todos los negocios deben tener un «libro de reclamaciones» oficial a la vista (al menos en español e inglés). También se recomienda exponer las normas de la casa, así como los periodos de descanso locales si tu propiedad se encuentra dentro de una comunidad de vecinos. Por otro lado, en caso de experiencias negativas, los huéspedes también pueden dejar sus comentarios.

Identifique 2. Minimum requirements for a holiday rental
Once you have applied for a licence, you must ensure that your holiday home meets a number of requirements in order to be rented out.

Liability insurance
No matter how careful your guests are while staying in your holiday home, accidents can happen and they can be very expensive.

Liability insurance insures you against third party claims for personal injury or damage to your property.

Claims book and information
In Spain, all businesses must have an official ‘complaints book’ on display (at least in Spanish and English). It is also recommended to post the house rules, as well as local rest periods if your property is located within a community of neighbours. On the other hand, in case of negative experiences, guests can also leave their comments.

Identify travellers and register them with the police

As the owner of a holiday rental, you must identify all travellers over the age of 16 by filling in the form «Traveller Entry Form». You will also need to create a Travellers’ Log Book and register all guests with the National Police (usually in larger towns and cities) or the Guardia Civil (usually in villages and rural areas) within 24 hours of their arrival.

All travellers aged 16 and over must sign the Travellers’ Register. Failure to do so may result in fines.

Features required to rent your holiday home

Your holiday rental must also meet specific requirements in terms of its interior layout and amenities. These are:
– Direct ventilation to the outside.
– The possibility of preventing light from entering from the outside, blinds, curtains or similar.
– Security devices on doors to protect privacy.
– Fire extinguisher and fire blanket fully accessible. The number of fire extinguishers and fire blankets should be commensurate with the number of rooms.
– First aid kit according to EU standard (with CE marking).
– Visible emergency number information (112).
– At least one bathroom for every three rooms, with a lock to protect privacy.
– Written information for guests on the rules and use of the house (e.g. for swimming pools, lifts, public areas, quiet hours, working hours of reception, waste disposal, services provided, etc.) and on the operation of electrical appliances.
– As requirements may vary from region to region, be sure to check the specifications of your municipality.

Declare the income from your holiday rental

As a holiday rental owner anywhere in Spain, you are liable to declare your income and pay tax on it.

This applies to all holiday rental owners, even if you only rent out part or an annexe of your holiday property.

The tax year runs from 1 January to 31 December.

You must file your tax returns by 30 June of the current year. On the other hand, if your property has been unoccupied for some time in the last year, you are still obliged to file your tax returns.

If you are not sure how to file your tax return, you should go to your local tax office for more information or visit the Tax Office website.

3. Adapt your property to a target group

Now that you have registered your property as a holiday rental and have fulfilled all the requirements for setting up a successful holiday rental business, you will need to think about your future guests. Depending on the type of property you have and its location, there may be different types of guests for whom your rental is suitable.

Define your target group

Why is it important to have a target audience? Travellers look for properties with specific details such as the property’s location, price, amenities and more. Knowing your target group will help you increase bookings and avoid cancellations.

A smaller flat may be perfect for solo travellers or honeymooners, but may not be suitable for large families.

The location of your property also plays a crucial role. A large property in a rural area might be ideal for groups of friends or for hosting events. At the same time, a flat in the city may seem suitable for millennials.

Equip your holiday home with great amenities

One way to attract guests is to have great amenities. Fast Wi-Fi and a desk facility can get more bookings from telecommuting guests, while eco-conscious guests will no doubt appreciate the waste separation.

Outdoor amenities such as terraces, a nice dining area or a swimming pool will be popular with most guests looking for a relaxing holiday.

Even if you don’t have an outdoor space, you can make your property more attractive by having a well-equipped kitchen or comfortable, open spaces. In addition, security also plays an important role, as families travelling with children will appreciate any protection the house has for them.

4. Descriptive text and photos

Before including your rental on one or more websites, you will need informative text and convincing photos. The most beautiful property will not get many bookings if the advert shows boring, confusing or overly long text; nor will bland convince guests to book.

What to emphasise?

Your ad should focus on the things that make your property unique and perfect for your target group. Do you have good sea views? Are you within walking distance of the nearest beach? Or is the outdoor area ideal for unwinding, enjoying the sun and relaxing by the pool? Think about what your main selling points are and highlight them in both text and photos.

Professional text

You may feel inspired to write great copy for your holiday rental, mentioning all the strengths and why it is the perfect accommodation, however, it may be a better idea to have a professional content writer create this copy.

Professional content writers can be of great help in attracting the customers you want. It is essential to know exactly what information travellers are looking for and what services and places nearby should be mentioned. A very long and rather descriptive text can be overwhelming and may not have the desired effect. 

A concise text that provides all the necessary information and leaves out redundant points is indispensable for success.

Professional potos

Just like a professional content writer, a professional photographer will know exactly how to stage your property and show it at its best.

Weather, time of day, incidence of light and perfect angles can make all the difference in photos. Also, a smartphone can not compete with a state-of-the-art camera.

First impressions are crucial, and professional photos are likely to capture the attention of travellers and make them even more curious about your property. In fact, professional photos have been shown to generate 5 times more bookings than unprofessional photos.

5. Publish your holiday rental

As a last step before receiving the first bookings, you need to publish your rental on websites so that everyone looking for accommodation in your area can find it. However, knowing where to place the advert and keeping track of the different websites can be a challenge, not to mention managing multiple calendars and finding the perfect pricing model. In the long run, this can lead to overlapping bookings, cancellations and personal stress.

The advantages of a channel manager

Advertising your holiday rental on the big portals such as Airbnb or Booking (the most popular in Andalucía) or also with local agencies can help to increase your bookings and revenue. On the other hand, this can cause multiple problems with double bookings, different pricing models and difficulty with calendar management.

Using a channel manager, such as Bookiply, is an all-in-one solution to save us from these kinds of challenges. Your rental will be displayed on multiple channels while all calendars are synchronised.

This means that nights that have already been booked through a certain channel will also be blocked on other portals.

In addition, Bookiply provides you with professional multilingual text and professional photos for your ad as well as an account manager, who will be your contact person for all matters.

Prices

Prices vary due to many reasons, such as property type, location and amenities. Although you can determine an average nightly rate based on these criteria, having the same rate throughout the year is not a very reasonable option due to seasonality, demand and length of stay.

Discounts can also be applied to attract guests who wish to stay longer in your rental. Although the nightly rate may be lower, you will earn more income by having your calendar full for a longer period of time. In addition, you can add additional rates when you receive more than a certain number of guests.

A good pricing model is vital for a successful business.
With all these steps completed, you are now ready to start your holiday rental business.

We hope you feel inspired and ready to get started on this journey. When your first guests arrive and enjoy an unforgettable holiday in your home, you will know that it has all been worth it.

5 Steps to renting your holiday home in AndalucíaRead More

Urszula Karlsson´s Interview

The interview begins as we take a stroll through Miraflores and head to the community where she has been president for 16 years.
Urszula is polite and jovial but as soon as we bring up the subject of Gran Comunidad she becomes more formal. She takes this responsibility very seriously.

During the walk she has stopped to chat with some members of the community, others have greeted her and another has approached her to discuss a parking issue.

I want to create community, a sense of community, because together we can do more things and do them faster.

  • Miraflores is a Community that includes 18 micro-communities. Coordinating everything must be complicated?
  •  It is not complicated, you just need to dedicate time and be clear about the direction. It is also essential to have a professional and solvent administrator. I am sincerely happy with the work done by the Meridional office. In any case, I have been working and running my own business all my life and I can understand priorities and urgencies. There was also a time when I worked in my husband’s construction company, where I took care of administrative tasks and we grew to 125 employees. It was a very stressful time, but also a very lovely time because I learned the value of working in a team and the loneliness of making decisions, which not everyone likes, but which have to be made.
  • What made you stand for president of Gran Comunidad?
  • I am also a homeowner, I am also affected by everything that happens in Miraflores. I understand perfectly well that some owners arrive with a problem that is important to them. I too have suffered from burst pipes, electrical faults, the poor state of the streets and the lack of parking. I didn’t want to run, but a group of people met with me and insisted that I do it and I don’t regret it. Honestly, I think we have done well during this time, despite the difficult times we have all had. We have been faced with new problems to solve and for which there was no handbook and, honestly, I think we have done well. The essential thing is always to keep the owners safe within the community and that the environment is always clean and cared for. And all the changes we are making are aimed at increasing beauty and wellbeing, without forgetting security.
  • What do you like most about this job as president?
  • The contact with people, being able to help them. I don’t mind receiving calls and e-mails telling me about anything that happens in Gran Comunidad. Nor do I mind being asked questions of any other kind, from legal issues to questions about tax matters. If I don’t know the answer, I give them Meridional’s telephone number or I go to the office myself and speak to them about the problem.
  • What do you like the least about this job?
  • There is really nothing I don’t like, and being president of Pueblo 1, I am already aware of what comes with the job. The most complicated thing sometimes is explaining administrative and legal issues that don’t seem like common sense, but it’s the law. Apart from that, there is nothing I don’t like. Of course there are bad moments, but they soon pass.
  • What challenges do you have ahead of you?
  • There are still problems that we could call historical, that go back 5 years or more and that we are now trying to solve, after years in which nothing has moved. An example of this is the pedestrian bridge. At least we now have it made safe and with a good company, because we have spent many years without it, and thank goodness we have not had any misfortune. It is incomprehensible how no one had worried about the insurance of this basic infrastructure for Miraflores.
  • What vision of Miraflores would you like to implement?
  • I want to create community, a sense of community, because together we can do more things and do them faster. That’s why I think that initiatives such as having this website that can be updated and not be left forgotten and creating a new logo that the 18 communities can use freely and without having to ask for permission, seem to me to be another way of reinforcing the identity of Miraflores.
  • Why has the street and garden cleaning service been changed?
  • Without wishing to take any credit away, and even less so after so many years of service, it is true that complaints had increased and, in order to resolve them, they asked for their budget to be increased (you can find more details in the news). As is normal, we wanted to compare and see what the market was like. For us it was a surprise to see that we´ll get more service for the same money, and they also include other services that were previously paid for separately. So it would be accurate to say that they are comparatively cheaper.
  • Are you going to improve the service or are they just cheaper?
  • The decision was not taken lightly. Before giving the final approval, we also found out about the new contractor and they have a very good track record. Meridional even called other administrators and communities to get their opinion and they have always spoken very well of them and recommended them to us. If they don’t cost us a single € more, I think the decision makes sense.

Urszula Karlsson´s InterviewRead More

Miraflores y Meridional acuden a la reunión sobre seguridad de la Junta Vecinal de La Cala

Las ocupaciones y la pequeña delincuencia fueron los temas tratados con la policía

El pasado día 12, se celebró una de las primeras reuniones de la Junta Vecinal de La Cala que tuvo como tema principal la seguridad. A esta reunión acudieron nuestra presidente Urszula Karlsson y nuestro administrador Domingo Ariza de Meridional.

En este encuentro estuvieron presentes por parte de la administración la concejala Tamara Vera de Participación Ciudadana y Protección Civil, así como el Jefe de Policía Local de Mijas, D. Juan Manuel Rosas y el Jefe del Grupo de Investigación de la Guardia Civil D. David Vivas.

Según explicó la concejala de Participación Ciudadana, Tamara Vera, fueron los propios vecinos los que eligieron debatir sobre este tema “y los que pidieron contar con la presencia de agentes de los cuerpos y fuerzas de seguridad del Estado para poder hacerles preguntas en primera persona y conocer a través de ellos cómo se encuentra La Cala en materia de seguridad, qué situaciones se pueden mejorar y cuáles hay que continuar reclamando, todo en beneficio de nuestro municipio”.

Estos respondieron a las principales inquietudes de los allí presentes, asegurando que Mijas es un municipio muy seguro y que la delincuencia ha bajado un 59% en el último año. Aún así, recomiendan continuar con las medidas de seguridad habituales durante esta época, y animan a denunciar para que aparezcan en las estadísticas estos delitos y se les puedan sumar cargos a los delincuentes cuando sean detenidos.

Las fuerzas de seguridad por su parte van a incrementar su presencia, ya que se prevé un aumento de veraneantes que puede atraer a delincuentes especialistas en robos menores. 

Nuestra presidente tomó la palabra para poner de manifiesto los problemas de ocupación que han aparecido en la Calle Sirius y en otras zonas por el allanamiento de propiedades. La intervención de la Sra. Karlsson generó un importante e interesante debate sobre este tema.

En otra intervención, nuestro administrador se interesó por saber cómo podemos comunicar los incidentes que no se quieren o no merece la pena denunciar, porque en la mayoría de los casos, supone un problema para nuestros residentes extranjeros al desconocer los procedimientos o porque les resultan complicados y largos. 

En este sentido podemos adelantar que se está estudiando con nuestros abogados, la posibilidad de crear un documento para que los presidentes puedan actuar en nombre de los propietarios que así lo expresen y poder denunciar en su nombre problemas de ocupación, allanamiento u otros incidentes.

Nuestros representantes también pudieron hablar personalmente con los mandos policiales que asistieron sobre el aumento de la presencia policial en Miraflores, a la que se comprometieron de nuevo como ya vienen haciendo.

Miraflores y Meridional acuden a la reunión sobre seguridad de la Junta Vecinal de La CalaRead More

How does Brexit affect English property owners in Spain?

As we already know, on 1 January 2021, the UK officially left the EU. This exit implies a series of legal changes that you need to be aware of if you own a property in Spain after Brexit.
However, the process of buying property as well as the rights of property owners remain unchanged. Property rights are never linked to residency status.
All property owners in Spain after Brexit have the same rights and obligations. This is independent of where they come from.

What are the tax changes you need to be aware of if you own a property in Spain after Brexit?
Although from a real estate point of view there are no changes in taxes for non-EU residents, there have been changes that affect English property owners in Spain after Brexit, in relation to the income tax rate for non-EU residents who have a rental property.
Being a resident of a non-EU country, the tax rate went from 19% on the net yield to be taxed to 24% on the full amount of the rent in their income tax return. This happened after the previous tax rate of 19% expired. It all happened when the transition period ended on 31 December 2020. 
In other words, the tax rate is increased from 19% to 24% and, in addition, the deduction of expenses such as IBI, repairs, community fees, interest, etc. is not allowed.
This is because Spain, along with other EU countries, distinguishes between nations belonging to the European Economic Area and nations not belonging to it.
To better understand this point we will take a simplified example.
Income of €1,000 per week was generated for six months during the holiday season, that is a gross income of €24,000 per year.
If you had incurred expenses of €14,000, and without taking into account allowances, you would have paid a tax bill of €1,900 before Brexit.
Therefore, if you own a property in Spain after Brexit that increases to €5,760, in other words, three times as much.

How long can you stay in your Spanish property?

This is one of the changes that Brexit has brought about for property owners in Spain. From 1 January 2021, the rules regarding the length of your stay in Spain have changed. You can no longer more than 90 days in a row in a 180-day period.

Therefore, you can spend up to 90 days in Spain and then you must leave the country. You will then not be able to return to the Schengen area until 180 days have passed since your date of entry into Spain. This also applies to any other place in the Schengen area.

Note that the 90 days start as soon as you arrive in a Schengen area location. This means that if you travel to Spain via France, for example, the time you spend in France counts towards the 90-day count.

If you want to stay longer, you simply cannot stay longer. However, you can divide the 90-day period into smaller parts. An example would be spending two periods of 45 days each in Spain.

The government may introduce new legislation to favour British homeowners. An example would be to allow them to spend more time in the country. However, at the moment, the government has not announced any new rules.

What happens if you are an official resident and homeowner in Spain after Brexit?

If you have a Spanish residence permit (known as a foreigner’s identity card/TIE), your situation is governed by the exit agreement between the UK and the EU. This means that your rights in Spain and in the rest of the EU do not change after Brexit.

The Spanish residence permit is an identity card currently issued to non-EU residents in Spain. The card includes residents in the UK.

However, it should be noted that the card issued to British nationals is slightly different from the one issued to other third country nationals.

Therefore, British nationals have an easier path to residence than residents of other non-EU countries. 

British nationals who were holders of a residence permit before 1 January 2021 will retain their rights of residence, work, study and social security, provided they were resident in Spain before that date.

Residence visa for investment or Golden Visa.

This is a residence visa that is issued to a non-EU citizen who has the intention of making a significant investment in the Spanish economy. The visa offers the holder and his/her family members residence in Spain and visa-free access to the Schengen area.
In most cases, the Spanish Golden Visa is issued to someone who purchases real estate.

However, they are also available to entrepreneurs who invest in a Spanish company, so they are also called Spanish Investor Visas.

Who can obtain a Golden Visa for Spain?

In order to obtain a Golden Visa for Spain, you must make one of the following investments:

– Acquire real estate in Spain for a minimum value of 500,000 euros. The property can be a single unit or several units, with an overall value of not less than 500,000 euros.

– Make an investment in Spanish public debt of at least EUR 2,000,000.
– Buy shares in a company or make a deposit in a Spanish bank of at least 1,000,000 euros.
– Invest in a new business that offers employment opportunities, contributes to scientific and/or technological innovation and has a relevant socio-economic impact in the area where the business will be developed.

Entrepreneurship visa

The entrepreneurial visa allows you to reside in Spain for a maximum period of two years, provided that you start up an innovative project that is of interest to the country’s economy.
In this sense, we are referring to a visa for non-residents who intend to start a business venture in EU territory (in our case in Spain) that benefits the general interest.

What do we mean by general interest?

Business projects need to fulfil a series of conditions in order to obtain this type of visa:

– Create employment at least in the long term.
– It must create good investment opportunities.
– High technological level
– Have patents.

Non-profit temporary residence

This is perhaps the easiest to obtain and the most attractive, especially among retired British people.

A visa for temporary non-profit residence is effectively issued to people who can demonstrate that they have sufficient funds to support themselves in Spain, without working or studying.  
Instead, you have to show that, either through savings or monthly income from pensions or investments, you can support yourself independently while living in Spain

This means that you should be able to demonstrate an annual income of approximately €27,115 (£23,436) as an individual and €33,894 (£29,300) as a couple to qualify for this type of visa.

Am I entitled to free healthcare if I am a permanent resident?

British citizens who are pensioners and entitled to UK NHS healthcare can transfer their entitlement to free healthcare to Spain using the S1 form.

This procedure involves presenting your S1 form at the INSS (Instituto Nacional de la Seguridad Social) office in Spain. Prior to this, it is necessary to have applied for a non-profit residence visa at the Spanish Consulate General in London.

British citizens who have lost the right to health coverage in their country of origin and, therefore, cannot apply for S1, can access health care through private health insurance.

They can also access public health insurance in Andalusia through the special agreement.

If I am a non-resident in Spain, what happens to my healthcare?

Health care can be received due to the social security coordination protocol of the commercial agreement and the royal decree law 38/2020, so that non-residents can receive emergency medical treatment during their temporary stay.

All they need is a free UK Global Health Insurance Card (GHIC) or a current European Health Insurance Card (EHIC).

The EHIC is valid until 30 June 2021 or until it expires, if the date is later than 30 June 2021.

By now, you know a bit more about how Brexit affects English property owners.
There have been some of the changes to your rights and obligations that you need to be aware of if you own a property in Spain after Brexit.
If you have any further questions do not hesitate to contact us, at Meridional we will be happy to inform you.


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