{"id":16674,"date":"2026-04-23T18:54:15","date_gmt":"2026-04-23T16:54:15","guid":{"rendered":"https:\/\/www.white-baos.com\/?p=16674"},"modified":"2026-04-23T18:54:20","modified_gmt":"2026-04-23T16:54:20","slug":"party-wall-neighbour-disputes","status":"publish","type":"post","link":"https:\/\/www.white-baos.com\/en\/party-wall-neighbour-disputes\/","title":{"rendered":"Party wall. Rights, costs and disputes between neighbouring owners. Legal advice"},"content":{"rendered":"\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\"><em><u>SUMMARY OF THE ARTICLE<\/u><\/em><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><em><u>1.- What is a party wall and when it is presumed.<\/u><\/em><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em>It is a legal easement regulated in the Spanish Civil Code. When two properties are separated by a wall or another dividing element, that element may be jointly owned. In certain situations, the law presumes that a wall is shared, although that presumption can be rebutted if there are physical signs showing otherwise.<\/em><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em><u>2.- Who pays the costs and what works are possible.<\/u><\/em><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em>If the wall is shared, repair and maintenance costs are shared between the owners. It is possible to renounce the party wall in order to be released from this obligation, subject to certain limitations. Neither co-owner may carry out works that compromise the structural integrity of the wall without the consent of the other.<\/em><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em><u>3.- Party walls, property purchases and neighbour disputes. <\/u><\/em><em>Understanding the nature of a wall before purchasing a property can prevent unexpected costs. In the event of a dispute with a neighbour, determining whether a wall is or is not shared<\/em><\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p class=\"wp-block-paragraph\">As we have explained in previous articles, there are many aspects that should be reviewed before purchasing a property. The Land Registry. The Cadastre. Also the planning situation at the Town Hall. <a href=\"https:\/\/www.white-baos.com\/en\/property-purchase-and-utility-contracts-practical-guide\/\">Utility contracts<\/a>. Etc. One of the most frequently overlooked is the party wall. The wall that separates your property from your neighbour\u2019s\u2026 Is it yours, theirs, or shared? In this week\u2019s article we examine how this condition is determined and what rights and obligations it entails for each owner.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong><u>What is party wall ownership.<\/u><\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">It is a legal easement regulated in <a href=\"https:\/\/www.boe.es\/buscar\/act.php?id=BOE-A-1889-4763\">Articles 571 to 579 of the Spanish Civil Code<\/a>. It exists when two property owners share a wall, fence, boundary structure or hedge separating their properties. In that situation, both are co-owners of that element, with reciprocal rights and obligations. In other words, neither owner may act on the wall unilaterally without respecting the limits established by law and the rights of the other co-owner.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong><u>When is a wall presumed to be a party wall?<\/u><\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Article 572 of the Spanish Civil Code establishes a simple rule: unless there is a title, an external sign or evidence to the contrary, the law presumes that a dividing wall is shared. This occurs, among other situations, when <a href=\"https:\/\/www.white-baos.com\/en\/property-walls-and-foundation-problems-a-successful-claim-against-architects-and-insurers\/\">the wall<\/a> separates adjoining buildings, or when it divides gardens, yards or rural plots. However, that presumption can be rebutted. Article 573 of the Civil Code sets out the signs indicating that a wall is not shared but belongs exclusively to one owner. For example, when the wall has windows opening only towards one of the properties, or when it has been built entirely on the land of one of the plots, etc.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong><u>Who pays the repair and maintenance costs?.<\/u><\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Where the wall is shared, <a href=\"https:\/\/www.white-baos.com\/en\/collapse-or-danger-of-falling-down-the-next-door-wall-or-construction-how-to-force-the-neighbor-to-repair-or-demolish-it\/\">repairs and maintenance<\/a> costs are shared between all the owners in proportion to their rights. Each owner may support their works on the wall and introduce beams up to half of its thickness but always obtaining the prior consent of the other co-owners or determining with expert surveyors the necessary conditions to avoid prejudicing their rights. Is it possible to renounce the dividing wall? Yes. Any owner may renounce the party wall and be released from these obligations. However, there is an important limitation: this is not possible if the wall provides structural support to their own building.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong><u>Property purchases and party walls. What should be checked.<\/u><\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.white-baos.com\/en\/lawyer-to-review-the-purchase-contract-spai\/\">Before purchasing a property<\/a>, it is advisable to examine the situation of the walls that define its boundaries. If you suspect that any of them may be a boundary wall, the situation should be analysed carefully in order to avoid potential disputes with the neighbour after completion of the purchase. Title deeds, the Land Registry and the physical characteristics of the wall itself are the key elements to examine. In many cases, buyers discover afterwards that they must assume unexpected costs, or that certain works cannot be carried out without the neighbour\u2019s consent, etc.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong><u>Conclusion.<\/u><\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Party wall ownership may seem a minor issue, but it can have very significant consequences. At White &amp; Baos Lawyers we are experts in neighbour law and real estate law. If you have doubts about whether a wall is shared, if you are experiencing a dispute with your neighbour regarding a shared wall, or if you are considering purchasing a property and wish to obtain prior legal advice, please do not hesitate to <a href=\"https:\/\/www.white-baos.com\/en\/contact-us\/\">contact us<\/a>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The information provided in this article is not intended to be legal advice but merely conveys information relating to legal issues.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Carlos Baos (Lawyer)<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">White &amp; Baos.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Tel: +34 966 426 185<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">E-mail: <a href=\"mailto:info@white-baos.com\">info@white-baos.com<\/a><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">White &amp; Baos 2026 \u2013 All Rights Reserved.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n\n\n<h1 class=\"wp-block-heading\">You may be interested in the following services and articles:<\/h1>\n\n\n\n<h2 class=\"wp-block-heading\"><a href=\"https:\/\/www.white-baos.com\/en\/problems-with-the-neighbours-wall-spain\/\">Problems with the Neighbour\u2019s Wall. Rights and Obligations. Everything You Need to Know. New court success.<\/a><\/h2>\n\n\n\n<h2 class=\"wp-block-heading\"><a href=\"https:\/\/www.white-baos.com\/en\/claim-against-the-neighbour-wall-damage\/\">New Court Success: Claim Against the Neighbour. Wall Damage. Non-contractual Liability. Legal Advice.<\/a><\/h2>\n\n\n\n<h2 class=\"wp-block-heading\"><a href=\"https:\/\/www.white-baos.com\/en\/tips-for-selling-a-property-in-spain\/\">Tips for selling a property in Spain. We explain how to avoid the most common mistakes: Land Registry. Cadastre. Capital Gains Tax. Plusvalia. Etc<\/a><\/h2>\n","protected":false},"excerpt":{"rendered":"<p>SUMMARY OF THE ARTICLE 1.- What is a party wall and when it is presumed. It is a legal easement regulated in the Spanish Civil Code. When two properties are separated by a wall or another dividing element, that element may be jointly owned. In certain situations, the law presumes that a wall is shared, [&#8230;]<\/p>\n<p><a class=\"btn btn-primary understrap-read-more-link\" href=\"https:\/\/www.white-baos.com\/en\/party-wall-neighbour-disputes\/\">Read More&#8230;<\/a><\/p>\n","protected":false},"author":2,"featured_media":16658,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_crdt_document":"","_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[416,1631],"tags":[1717],"class_list":["post-16674","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-actions-against-developers-banks-in-spain-arising-from-unfinished-or-delayed-construction-projects","category-real-estate-litigation-in-spain","tag-party-wall-neighbour-disputes"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.0 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Party wall. 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