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HOA fees rose again above inflation in October - Ambito Financiero
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Las expensas volvieron a subir por encima de la inflación en octubre
Pese a una leve desaceleración, los gastos comunes siguen en alza en CABA. En promedio llegaron a $237.157 por unidad funcional, según un análisis privado.
www.ambito.com
November 13, 2025
By José Luis Cieri
Despite a slight slowdown, common HOA Fees continue to rise in Buenos Aires. On average, they reached $237,157 per unit, according to a private analysis.
Working at heights and building maintenance: a fundamental, and increasingly expensive, part of the monthly expenses budget. Pexels
Condominium fees rose again in October: according to an Octopus PropTech survey of more than 130,000 households, the monthly increase was 3.32%, with the average reaching $237,157 per unit. Year-over-year—that is, compared to October 2024—the accumulated increase is 44.97%, while the cumulative adjustment between January and October shows a clear slowdown compared to 2024: 145.55% in the same period last year versus 30.45% in 2025.
The figures reflect all the expenses that make up a condominium association : salaries, services and purchases, cleaning, maintenance, security, professional fees, and utilities. In a context where general inflation is moderating, condominium fees continue to be a headache for owners, tenants, and administrators due to the weight of structural costs and the impact of late payments.
Nicolás Baccigalupo , CEO and founder of Octopus, attributes part of the October increase to a preemptive adjustment: “In September there were practically no increases, and in October we saw a small rise linked more to election expectations than to actual cost increases. It's common for preemptive adjustments to occur in contexts like this. But we believe that after the elections the situation should stabilize again and maintenance fees should return to the moderate pace they had been showing.”
Baccigalupo also points out that the digitization of processes and a more organized administration help to contain price increases.
How expenses are structured
The breakdown provided by Octopus reveals some relative weights in the common expenses basket: maintenance of common areas (22.82% of the total), operating and cleaning expenses (2.74%), administrative expenses (7.55%), and insurance payments (4.07%). The maintenance category has gained prominence in recent months because, with greater price predictability, many building associations have begun to carry out postponed tasks.Albano Laiuppa , from ConsorcioAbierto, emphasized the importance of the payroll section: “Staff and salaries represent, on average, 30% of total expenses; in small buildings, this reaches 31%, and in large buildings, it can drop to 12%, demonstrating economies of scale. Operating and maintenance expenses, meanwhile, tend to increase with the size of the building association and, in large buildings, can represent up to 55% of spending on services such as cleaning and security.”
In Buenos Aires Province, the distribution differs slightly: average personnel and salaries 31% (higher in smaller buildings), operating expenses between 28% and 53%, administrative expenses around 17%, and utilities close to 10%. Extraordinary maintenance accounts for approximately 9% in that district.
Delinquency and financial burden
Delinquency continues to put pressure on finances. On average, 17% of the units have outstanding debt—that is, 17 out of every 100 apartments owe money— and this debt represents approximately 30% of the total maintenance fees in the City of Buenos Aires.Laiuppa warns that, although the percentage of units in arrears remains stable, “the total amount owed continues to rise, driven by increased maintenance fees and interest rates. That's why it's crucial to anticipate problems, strengthen preventative management, and offer sustainable payment plans that prevent debts from accumulating.”
Factors that drive expenses
Among the causes of the increase are: salary adjustments (more frequent in the previous stage), supplier contracts with update clauses above inflation, the incorporation of postponed maintenance tasks and the pressure for regulatory compliance.
Elevator maintenance must be performed regularly. It's something that cannot be interrupted for safety reasons.
In addition, seasonal events—Christmas bonuses, preventive summer preparations—concentrate quarterly expenses that usually have repercussions in the last part of the year.
Practical tips for lowering or controlling prices
David Loisi , president of the Horizontal Property Owners' League Foundation, summarized recommendations for consortiums and owners:- Review the administration: check that there are no overcharges and demand transparency in the contracting of services.
- Get involved: Committed landlords should request alternative quotes before renewing contracts.
- Avoid automatic renewals from providers without market comparison; many renewals include increases due to clauses that exceed inflation.
- Taking action against recalcitrant debtors: initiating legal claims when there is no willingness to pay.
- Optimize overtime hours and evaluate alternatives (rent out the concierge's office if it is empty, monetize terraces for advertising, adjust boiler usage schedules).
Loisi insists that the maintenance fee should not be confused with the value per square meter of the property: “There can be two identical building associations on the same block with very different maintenance fees due to management differences. Transparency and oversight by the administration make all the difference.”
What is not being done and postponed projects
According to administrators consulted, cosmetic renovations and non-urgent work continue to be postponed, while priority is given to repairs related to safety, health and building controls to avoid losses in market value and municipal sanctions.Often, "patchwork" repairs are carried out which, due to a lack of comprehensive repair, force the work to be repeated with each new administration.
Impact of scale and recommendations for large consortia
Management by building size shows that large consortiums can take advantage of economies of scale in wages and purchases, while small ones face greater relative wage pressure.Laiuppa recommended centralizing processes and digitizing receipts and budgets to improve transparency. “Integrating technology into processes becomes vital to maintaining transparency and predictability in management,” he concluded.
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