Who Pays the 'Alicuota'? An Insider's Guide to Cuenca Condo Fees

In Cuenca, the vast majority of modern apartments are in buildings managed as condominiums. While you rent a specific unit, the building's common areas and services are shared. The alicuota is the non-negotiable monthly fee every property owner pays to maintain these shared assets.

This fee is not arbitrary. It is set by the building's owners' association and typically covers:

Security (Guardianía): This is often the largest component. It covers the salaries for 24/7 guards, doormen, and the maintenance of security cameras and electric fences.
Maintenance & Staff: Cleaning of hallways and lobbies (conserje services), landscaping, and salaries for administrative staff.
Common Area Utilities: Electricity for hallway lights and elevators, water for cleaning or shared pools, and often, the building's centralized gas system (gas centralizado).
Amenity Upkeep: The cost of running and repairing gyms, pools, rooftop terraces (terrazas), and social rooms.
Structural and Administrative Costs: A reserve fund for major repairs like painting the facade, elevator maintenance, or roof work.

The amount varies drastically. A simple walk-up building in a residential neighborhood might have a $30 alicuota. A modern, full-service high-rise in El Vergel or Puertas del Sol with a pool, gym, and 24/7 guards can easily command an alicuota of $120 to $250 per month.

The Unambiguous Answer: Who Is Responsible?

Let’s be crystal clear: under Ecuadorian law (Ley de Inquilinato) and deeply ingrained local custom, the responsibility for paying the alicuota falls squarely on the property owner (the landlord).

The alicuota is considered an operational cost of owning the property, much like property taxes or structural insurance. It is not a utility consumed by the tenant. An owner attempting to pass this cost directly onto a tenant is either profoundly misinformed or, more likely, attempting to take advantage of an expat's unfamiliarity with local norms. This practice is the most common form of the "gringo tax" in the Cuenca rental market.

Red Flags & Rental Traps: How to Protect Your Wallet

Unscrupulous landlords or agents use specific tactics to offload their financial responsibilities. Here are the maneuvers I see every week and how to counter them:

The "Rent + Alicuota" Listing: You see an apartment advertised for "$500 + Alicuota." This is an immediate red flag. The landlord is openly trying to make you pay their ownership fees. A professional listing will state one price, with the landlord’s alicuota obligation already factored into their asking rent.
The "Building Administration Fee" Ruse: A landlord might agree the rent is $600, but then the lease mentions a separate "$80 building administration fee" you must pay. This is just the alicuota by another name. The name is irrelevant; the responsibility is the owner's.
The Verbal Agreement Ambiguity: Many disputes arise from handshake deals. You agree on a price, and months later, the landlord claims you also owe them back-pay for the alicuota. Without a clear lease, you have little recourse.

Expert Insight: The Induction Stove Trap

A crucial detail many miss is the type of stove. Gas is heavily subsidized in Ecuador; a large tank (cilindro) costs just $2.50 - $3.00 and can last a family over a month. Many new, modern buildings, however, are built "all-electric" and feature induction cooktops. While sleek, these can easily add $30-$50 per month to your electricity bill (planilla de luz). An apartment that seems cheaper might cost you more in the long run due to this single appliance. Always ask and factor this into your total budget.

Your Shield: A Legally Sound Lease Agreement (Contrato de Arrendamiento)

Your lease is your only legally binding protection. It must be written in Spanish to be valid in Ecuador. Do not rely on an English translation for legal purposes.

Your lease MUST contain these clauses:

Explicit Alicuota Clause: A sentence that clearly states: "El Arrendador será responsable por el pago total y oportuno de las alícuotas ordinarias y extraordinarias del condominio." (The Landlord will be responsible for the total and timely payment of ordinary and extraordinary condo fees.)
Utility Breakdown: The contract must specify that the tenant (arrendatario) is responsible for their personal, metered utilities inside the apartment: electricity (luz), water (agua), and internet/cable.
The Early Termination Clause (Cláusula de Terminación Anticipada): Be extremely wary of this. Many standard leases require you to pay a penalty (often 1-2 months' rent) or forfeit your entire deposit if you need to leave before the contract ends. This clause is sometimes negotiable, but you must know it exists.

Pro-Tip: Demand to See the Paperwork

Before signing, ask the landlord to show you the most recent paid receipt for the alicuota. This serves two purposes:

It confirms the exact monthly amount they are paying.
It proves they are current on their payments. A landlord who is behind on their alicuota can cause major problems, including the administration cutting off access to amenities or even the centralized gas for your unit.

Negotiating Like a Local: Key Figures and Terms

Standard Lease Duration: One year (12 months) is the standard, especially in popular expat areas like El Centro, El Vergel, or Puertas del Sol. Landlords prefer this for stability, and it is often a requirement when using a lease for visa or cédula (resident ID) applications.
Security Deposit (Garantía): The legal and customary standard is one month's rent for an unfurnished apartment. For high-end, fully-furnished units, landlords often demand two months' rent. This deposit must be returned at the end of the lease, minus any documented costs for damages beyond normal wear and tear (desgaste normal). To ensure its return, provide the landlord with copies of your final, paid utility bills (planillas) as proof that you are leaving with no outstanding debt.
"Utilities Included": This is rare and should be viewed with suspicion. It's far better to have a clear separation of costs. The only utility sometimes included is centralized gas, which is often paid for through the alicuota.

⚠️ The Most Expensive Mistake Expats Make

The costliest error is complacency. An expat, eager to secure a beautiful apartment, agrees to pay a $100 alicuota on top of their rent. Over a one-year lease, they have just paid $1,200 for an expense that was never their responsibility. Over two years, that's nearly $2,500 lost. This happens daily in Cuenca. Do not let politeness or a desire to close the deal quickly override your financial diligence.

Find Your Cuenca Home with Confidence

The rental market here is built on relationships and local knowledge. Understanding nuances like the alicuota is the difference between a smooth, enjoyable tenancy and a year of financial stress and disputes. My work is to serve as your advocate, ensuring every detail is scrutinized and every clause in your contract protects you.

Don't navigate this complex market alone.

Schedule a personalized housing consultation with me. We will define your needs, I will vet properties and landlords, and I will personally handle the lease negotiation to guarantee your contract is fair, legal, and free of hidden costs. Let's find you a home where you can truly relax and enjoy everything Cuenca has to offer.