How do I calculate the maintenance fee by ownership share?
In Mexico, the maintenance fee by ownership share is calculated by multiplying the condominium's monthly budget, in Mexican pesos (MXN), by each unit's indiviso percentage: unit fee = budget × (share ÷ 100). The indiviso comes from the constitutive deed, and all the percentages must add up to 100%.
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What is a unit's indiviso, and where does it come from?
The indiviso is the percentage of the common areas a unit owns. In Mexico it is fixed by the constitutive deed that creates the condominium regime — not by the property manager and not by the internal rules.
In Mexico City the constitutive deed must describe each private unit with its corresponding indiviso percentage and the nominal value assigned to it (arts. 9 fr. II and IV of the Ley de Propiedad en Condominio de Inmuebles para el Distrito Federal), and each owner's co-ownership right over the common areas is proportional to that indiviso (art. 15). In Quintana Roo the equivalent rule sits in art. 9 fr. VI of that state's condominium act, and in Nuevo León in art. 8 fr. VI of its own.
Where the percentage comes from also depends on which Mexican state you are in: in Mexico City and Quintana Roo the indiviso is expressed against the property's total nominal value, while in Nuevo León the law defines it against the property's total surface area (art. 8 fr. VI). That is why "charging by indiviso" and "charging by square metre" can be exactly the same thing in one state and two different criteria in another.
How is the fee by ownership share calculated, step by step?
Take the condominium's monthly budget in Mexican pesos (MXN), take each unit's indiviso percentage from the deed, and multiply: unit fee = budget × share ÷ 100. Repeat for every unit in the community.
- Have the assembly approve the community's annual budget and divide it by twelve to get the monthly spend in Mexican pesos (MXN). Include the reserve fund if your state requires one.
- Copy each unit's indiviso percentage from the constitutive deed exactly as written. Do not round it and do not recompute it.
- Add every percentage and confirm the total is 100%. If it is not 100%, resolve that before charging anyone.
- Multiply the monthly budget by each unit's share divided by 100. The result is that unit's monthly fee, in Mexican pesos (MXN).
A worked example, in a condominium in Mexico: the assembly approves a monthly budget of $96,000 MXN. A unit with a 2.5% indiviso pays $96,000 × 0.025 = $2,400 MXN per month. A unit with a 1.75% indiviso pays $96,000 × 0.0175 = $1,680 MXN per month. Repeat for every unit and, if the shares add up to 100%, the fees add up to exactly the budget.
Is there a calculator that splits my budget by ownership share?
Yes. The calculator below splits a monthly budget in Mexican pesos (MXN) across your units by their indiviso percentage, and flags it when the total drifts away from 100%. It runs in your browser; Koti stores nothing.
What if the ownership shares do not add up to 100%?
If the deed's percentages do not add up to 100%, the split stops covering the community's budget in Mexico: every month there is a shortfall or an overcharge. It happens through rounding or subdivided units.
With a monthly budget of $96,000 MXN and shares adding up to 99.2% instead of 100%, the community only distributes $95,232 MXN and falls $768 MXN short every month: $9,216 MXN a year that comes out of the reserve fund or simply never gets spent. It is a silent leak, because every individual fee looks right.
When the total is not 100%, check three things first in your community's table in Mexico: rounding to two decimals, units that were subdivided after the original deed, and commercial units or storage rooms that may have no share assigned.
Fixing it is not the property manager's call. The indiviso lives in the constitutive deed, and adjusting it means amending that deed under whatever your state law requires; in Mexico City, when those values or shares are amended, the internal rules' table of values and shares must be updated (art. 53 fr. XVIII). In the meantime, document the gap in Mexican pesos (MXN) and put the exact figure in front of the assembly.
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Is charging by ownership share mandatory, or can I charge a flat fee?
In Mexico it depends on your state. In Mexico City (art. 55 fr. I), Quintana Roo (art. 42 fr. II) and Nuevo León (art. 26 fr. IV) the law orders fees to be split in proportion to the indiviso.
Condominium law in Mexico is state law, not federal: there are 32 instruments and on several points they genuinely disagree. These are the three criteria property managers actually use, and when each one is defensible.
By ownership share (indiviso)
This is the criterion the statutes name: in Mexico City each owner's fee is set by distributing expenses in proportion to their unit's indiviso percentage (art. 55 fr. I), and the same rule covers the reserve fund (fr. II) and extraordinary expenses (fr. III). Quintana Roo states it in art. 42 fr. II and Nuevo León in art. 26 fr. IV. Always defensible; mandatory in those three Mexican states.
Equal fee per unit
Defensible in two concrete cases. The first is when the law itself orders it: in Mexico City, for the social-interest and popular condominiums covered by Title Five, fees are set on the number of private units regardless of the indiviso proportion (art. 77), and art. 55 expressly defers to that title. The second is when every unit carries the same indiviso, because then both formulas produce the same figure in Mexican pesos (MXN). Outside those cases it is a different criterion from the one the deed fixed.
By square metre
In most Mexican states this is not a third legal formula but a way of estimating the indiviso when the original was derived from surface area. Where the law defines the indiviso against the property's total area — Nuevo León, art. 8 fr. VI — charging by square metre and charging by indiviso are the same criterion. Where it defines it against nominal value — Mexico City art. 9 fr. IV, Quintana Roo art. 9 fr. VI — they are not, and adopting it without amending the deed is a decision any dissenting owner can challenge.
Before changing how your community charges, check your state law and your constitutive deed. For the full picture of a property manager's obligations in Mexico, start with the guide to managing a condominium, which gathers the deadlines, quorums and duties state by state.
How does Koti help charge fees by ownership share?
Koti is condominium management software for Mexico and it stores a different fee per unit, so the table you calculate by indiviso goes in exactly as it is: each unit keeps its own amount in Mexican pesos (MXN).
From there the monthly charge in Mexican pesos (MXN) applies itself to every unit on the first, using the amount configured for each one, and exempt or under-construction units are marked "not billed" so they never skew the collection rate. Koti does not read your deed or work out the indiviso for you: that number is yours to supply, and this page exists so you get it right.
That split by indiviso then shows up inside Koti, in Mexican pesos (MXN), in automatic fees and charges, in the account statements each resident receives, and in delinquency tracking.
Koti costs $19 MXN (Mexican pesos) + VAT per unit per month in Mexico, with a minimum fee of $760 MXN + VAT per month for communities under 40 units. That is what the community pays Koti, not the maintenance fee you charge your residents. If you also need to invoice those fees, the CFDI for maintenance fees is explained separately, and what condo software costs in Mexico is compared in this pricing comparison.
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What else do property managers ask about the indiviso?
In Mexico the indiviso is set by the condominium's constitutive deed (escritura constitutiva), so it changes only by amending that deed — it is not something the property manager can decide alone. In Mexico City, when those values or shares are amended, the internal rules' table of values and shares must be updated (art. 53 fr. XVIII of the Ley de Propiedad en Condominio de Inmuebles para el Distrito Federal).
In Mexico City, yes: the amount charged for extraordinary expenses is set in proportion to the indiviso percentage each private unit represents (art. 55 fr. III). Elsewhere in Mexico the rule varies state by state, so check your own state law and internal rules before approving an assessment in Mexican pesos (MXN).
In Mexico City each owner has a number of votes equal to the indiviso percentage their unit represents of the condominium's total value, except in social-interest and popular condominiums (art. 31 fr. III). In other Mexican states it varies: check your state's condominium law.
In Mexico the constitutive deed must state each unit's indiviso percentage; in Mexico City arts. 9 fr. II and IV require it. If you cannot find it, request a certified copy from the notary or the public property registry before splitting the budget. Do not invent percentages: an improvised table can be challenged by any owner.
No, they are two different things. The maintenance fee is what each unit pays its own condominium in Mexico, and the assembly sets it. Koti is the software you manage it with: it costs $19 MXN (Mexican pesos) + VAT per unit per month, with a minimum fee of $760 MXN + VAT per month for communities under 40 units.
What should you read next?
Fees & automatic charges
How Koti configures a different fee per unit, in Mexican pesos (MXN), and charges it on the first.
Read moreAccount statements
The breakdown in Mexican pesos (MXN) every resident downloads from Koti without asking you.
Read moreCollecting maintenance fees
A collections guide for condominium managers in Mexico.
Read moreKoti pricing
$19 MXN + VAT per unit per month, with a calculator and the minimum fee.
Read moreWant Koti to charge that table for you?
Koti stores the fee for each unit in your community in Mexico and charges it every month on its own. Try it for 14 days, book a 30-minute demo, or send us your table on WhatsApp and we will go through it with you.
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