What are “expensas” in Buenos Aires apartments?

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THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Buenos Aires. If you'd like to learn more about us, you can check our presentation page.

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At The LatinVestor, we explore the Buenos Aires real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in neighborhoods like Palermo, Recoleta, and Puerto Madero. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

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What exactly are expensas in Buenos Aires apartment buildings?

Expensas are mandatory monthly fees that all apartment owners in Buenos Aires must pay to cover the shared costs of maintaining and operating their building.

These fees cover essential services like doorman salaries, cleaning of common areas, elevator maintenance, security systems, and building insurance.

The building administrator collects these payments monthly and uses them to pay for all shared expenses that benefit the entire building community.

Every apartment building in Buenos Aires operates under this system, whether it's a small 10-unit building or a large modern complex with 200 apartments.

It's something we develop in our Argentina property pack.

How much do expensas typically cost per month for different apartment sizes?

As of September 2025, one-bedroom apartments in Buenos Aires typically pay between ARS 200,000 and ARS 300,000 in monthly expensas, which equals approximately $200 to $300 USD.

Three-bedroom apartments generally face higher expensas ranging from ARS 300,000 to ARS 450,000 monthly, or roughly $300 to $450 USD, due to their larger size and proportional share of building costs.

Luxury buildings with premium amenities like pools, gyms, and 24-hour concierge services often exceed these ranges, with some charging over ARS 500,000 monthly even for smaller units.

Two-bedroom apartments typically fall between these ranges, averaging ARS 250,000 to ARS 375,000 per month depending on the building's amenities and location.

What services are usually included in expensas payments?

Expensas cover all shared building services including doorman salaries, cleaning staff wages, security personnel, and building administration costs.

The following services are typically included in your monthly expensas payment:1. Doorman and building staff salaries (including holiday bonuses)2. Cleaning and maintenance of common areas like lobbies and hallways3. Elevator maintenance and repair services4. Security systems and personnel5. Building insurance coverage6. Waste disposal and garbage collection from common areas7. Lighting for common areas and building exterior8. Basic building maintenance and small repairs9. Water for common areas (gardens, cleaning)10. Administrative costs and property management fees

Some buildings also include central heating, hot water systems, or cable TV infrastructure in their expensas, though this varies significantly between properties.

Which services are not covered by expensas and require separate payment?

Individual apartment utilities like electricity, gas, and personal water consumption are never included in expensas and must be paid directly by tenants or owners.

Cable TV, internet services, and telephone connections are personal expenses that each resident arranges and pays for independently.

Property taxes (ABL - Alumbrado, Barrido y Limpieza) are typically paid separately, though some buildings bundle these with expensas for convenience.

Any repairs or maintenance inside your specific apartment, such as plumbing issues, electrical problems, or appliance repairs, are your personal responsibility.

Extraordinary expensas for major building renovations or unexpected large repairs are often charged separately on top of regular monthly expensas.

How are expensas calculated and divided among different apartments?

Expensas are calculated by dividing the total monthly building expenses among all apartments based on each unit's proportional share or coefficient established in the building's bylaws.

Calculation Method	How It Works	Example
Square Meter Basis	Larger apartments pay more based on size	60m² apt pays 2x more than 30m² apt
Coefficient System	Each unit has assigned percentage	Unit 4A pays 3.5% of total expenses
Fixed + Variable	Base fee plus size-based portion	ARS 50,000 base + size calculation
Equal Division	Same amount for all units (rare)	Each of 20 units pays 5% of total
Amenity Surcharge	Extra fee for premium features	+20% for units with balconies
Floor Premium	Higher floors may pay more	Penthouse pays 150% of base rate
Service Level	Different rates for different services	Full-service vs basic maintenance

Do older buildings have lower expensas compared to newer ones?

Older buildings in Buenos Aires generally have significantly lower expensas because they offer fewer amenities and require less sophisticated maintenance systems.

A typical older building from the 1940s-1970s might charge ARS 150,000 to ARS 250,000 monthly for basic services like doorman, cleaning, and elevator maintenance.

Newer buildings constructed after 2000 often feature amenities like swimming pools, gyms, gardens, 24-hour security, and modern elevators, pushing expensas to ARS 350,000-600,000 monthly.

However, some older buildings with recent renovations or premium locations can have expensas comparable to newer constructions due to upgraded services and higher staff costs.

Buildings from the 1990s-2000s typically fall in the middle range, offering moderate amenities with expensas around ARS 250,000-400,000 per month.

What factors cause expensas to increase sharply from month to month?

Staff wage increases are the primary driver of sudden expensas spikes, especially during annual contract negotiations when doorman and maintenance salaries can jump 20-40%.

The main factors that cause dramatic expensas increases include:1. Annual salary adjustments for building staff (often following inflation rates)2. Holiday bonuses (aguinaldo) paid twice yearly to all building employees3. Major repair projects like elevator replacement or facade restoration4. Utility rate increases for common area electricity and water consumption5. Security system upgrades or additional security personnel6. Building insurance premium increases7. Emergency repairs from storms, floods, or structural issues8. New amenity installations or existing amenity maintenance costs9. Legal compliance requirements or safety upgrades10. Changes in service providers with higher rates

It's something we develop in our Argentina property pack.

What percentage of monthly rent do expensas typically represent?

Expensas in Buenos Aires typically represent between 30% and 65% of the monthly rent amount, making them a substantial additional cost for tenants and investors.

For one-bedroom apartments, expensas usually equal about 40-50% of the monthly rent, meaning if rent is ARS 500,000, expensas might be ARS 200,000-250,000.

Luxury buildings with extensive amenities can see expensas reaching 60-70% of rent, particularly impacting the total cost of living for residents.

Older buildings with minimal amenities typically have expensas representing the lower end of this range, around 30-40% of monthly rent.

This percentage can vary significantly based on rent control laws, market conditions, and the specific building's amenity level and maintenance requirements.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Argentina versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

Are expensas paid by the owner, tenant, or does it depend on the rental agreement?

In Buenos Aires, tenants typically pay ordinary expensas (regular monthly building maintenance costs), while owners are responsible for extraordinary expensas (major repairs or renovations).

The rental contract clearly specifies who pays what type of expensas, and this arrangement can be negotiated between landlord and tenant during lease negotiations.

Some landlords include expensas in the total rent amount, while others list them separately, requiring tenants to pay both rent and expensas as distinct monthly payments.

Foreign property investors should carefully review lease agreements to understand whether they'll be responsible for any portion of expensas beyond extraordinary expenses.

During high inflation periods, some rental contracts specify that expensas increases above a certain percentage become the landlord's responsibility to protect tenants from sudden cost spikes.

How can someone verify the exact expensas amount before renting or buying?

Expensas amounts are typically listed directly on property rental and sale listings on major Buenos Aires real estate websites like ZonaProp and Argenprop.

Always request to see the most recent expensas receipt (boleta de expensas) from the real estate agent or property owner before signing any rental or purchase agreement.

Contact the building administrator (administrador) directly to confirm current expensas amounts and ask about any planned extraordinary expenses or upcoming increases.

Visit the building at different times to observe the level of services and amenities that justify the expensas amount you'll be paying.

Ask neighbors or the building consortium (consorcio) about the building's financial health and whether major repairs or improvements are planned that could increase costs.

What are practical ways to avoid unexpectedly high expensas?

Choose older buildings with basic amenities to ensure predictably lower expensas, typically 30-50% less than modern buildings with extensive facilities.

Strategy	Expected Savings	Trade-offs
Choose older buildings (pre-1990)	30-50% lower expensas	Fewer amenities, older infrastructure
Avoid luxury amenities	40-60% reduction	No gym, pool, or concierge
Select smaller apartments	Proportional to size	Less living space
Buildings with part-time staff	20-30% lower	Limited security hours
Self-managed buildings	15-25% reduction	Residents handle administration
Negotiate expensas cap in lease	Protection from increases	May increase base rent
Choose buildings with newer infrastructure	Lower maintenance costs	Higher initial expensas

Have expensas been increasing recently and at what rate?

Expensas in Buenos Aires have increased dramatically in 2025, rising 52-64% year-over-year according to recent market reports.

Some buildings experienced monthly increases throughout 2025 due to wage adjustments for building staff and seasonal bonuses (aguinaldo) paid twice annually.

These increases have outpaced general inflation rates in Buenos Aires, making expensas one of the fastest-growing housing costs for residents and investors.

The sharp increases are primarily driven by unionized building staff salary negotiations, utility rate hikes, and deferred maintenance costs from previous years.

It's something we develop in our Argentina property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Buenos Aires Apartment Maintenance Fees
2. Buenos Aires Vibe - Comprehensive Guide to Renting
3. Reddit - Buenos Aires Property Experiences
4. BA Expats - Making Sense of Expenses
5. Ladrillo Info - Expensas Increases
6. Discover Buenos Aires - Renting Guide
7. Infobae - Expensas Price Increases
8. LinkedIn - Building Expenses Analysis