Common areas and private areas in a building in Peru: roof terrace, parking space, rooftop and storage unit
The building's internal regulations and each unit's Sunarp record decide. If your parking space, storage unit or terrace is not registered as a private unit in your name, it is presumed common. Turning a common area private, or handing it to one neighbour, needs a two-thirds vote, and some areas cannot be transferred.
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MUNIATE · SUNARP · El Peruano
Checked 1 Oct 2026Next review 30 Mar 2027
The short rule
A building with apartments owned by different people has two kinds of space: private units («secciones de propiedad exclusiva»: your apartment, and sometimes your parking space or storage unit) and common property («bienes comunes», owned by everyone according to their share). Who uses a space does not decide which kind it is. The internal regulations («reglamento interno»), the title deeds and what is registered at Sunarp decide.
This page covers only that line. How the owners’ association and its majorities work in general is in owners’ association and common expenses. What else the regulations can impose is in internal regulations of a building. Air rights and building on the roof are in extra floors and air rights.
What can be common, according to the law
Article 40 of Ley 27157 gives the list. It opens with «pueden ser, según sea el caso» (can be, depending on the case): it lists what is usually common, not a fixed rule for every building.
«Los bienes de propiedad común pueden ser, según sea el caso: a) El terreno sobre el que está construida la edificación; […] c) Los pasajes, pasadizos, escaleras, y, en general, vías aéreas de circulación de uso común; d) Los ascensores y montacargas; […] f) Los locales destinados a servicios comunes tales como portería, guardianía; y otros; g) Los jardines […]; h) Los sótanos y azoteas, salvo que en los títulos de propiedad de las secciones aparezcan cláusulas en contrario; i) Los patios, pozos de luz, ductos y demás espacios abiertos; j) Los demás bienes destinados al uso común y disfrute de todos los propietarios […]» — Ley 27157, article 40
(Common property can include the land, corridors and stairs, lifts, porter and security rooms, gardens, basements and rooftops unless the titles say otherwise, patios and light wells, and anything else meant for everyone’s use.)
What matters for you:
- Rooftop and basement are common unless your title says otherwise.
- The law does not name parking spaces, storage units or terraces in this list. For those, the internal regulations decide.
What can be private
The internal regulations must say what belongs to whom:
«a) La determinación de la unidad inmobiliaria matriz y la relación de las secciones de propiedad exclusiva, señalando sus áreas, numeración y el uso al que deberá estar destinada cada una de ellas (vivienda, comercio, industria, oficina, estacionamiento u otros; así como de los bienes comunes que la conforman, precisando, de ser el caso, los que se califiquen como intransferibles» — D.S. 035-2006-VIVIENDA, article 153
(The regulations must list each private unit with its area, number and use, such as housing, shop, office or parking, and the common property, marking any that cannot be transferred.)
So a parking space can be a private unit with its own area and number. A storage unit can too («u otros», or others). If the regulations list them that way, they belong to their owner. If not, they are common.
Your private unit covers the roofed area and the space of your floor, up to the perimeter:
«La inscripción de las unidades de propiedad exclusiva puede extenderse al área techada y al espacio vacío que corresponda a la planta en que se encuentre, según la proyección vertical y hasta los límites del perímetro.» — Directiva N.° 009-2008-SUNARP/SN, section 5.9
(A registered private unit can cover the roofed area and the open space on its floor, projected vertically, up to the perimeter.)
Space by space
| Space | Default rule | When it is private |
|---|---|---|
| Rooftop | Common (Ley 27157, art. 40.h) | If the titles contain a clause saying otherwise |
| Basement | Common (Ley 27157, art. 40.h) | If the titles contain a clause saying otherwise |
| Parking space | If it is one of those «exigidos reglamentariamente» (required by building rules), common and non-transferable (D.S. 035-2006, art. 134.g) | If the internal regulations define it as a private unit or agree otherwise |
| Storage unit | No specific rule in the law | If the internal regulations list it as a private unit |
| Terrace | No specific rule in the law; if it is the rooftop, art. 40.h applies | If it is part of your unit or your record |
None of the rules we read define «terraza». If your “terrace” is really the building’s rooftop, the rooftop rule applies. If it is part of your apartment and included in your registered unit’s area, it is yours. If in doubt, check the record and the internal regulations.
Common property that cannot be sold
Some common property is also non-transferable unless the internal regulations agree otherwise:
«Son bienes comunes intransferibles, salvo pacto en contrario establecido en el Reglamento Interno: […] c) Los pasajes, pasadizos, escaleras, porterías, áreas destinadas a la instalación de equipos y en general, vías y áreas de circulación común. d) Los ascensores y montacargas, salvo los propios de una sección de propiedad exclusiva. […] g) Los estacionamientos exigidos reglamentariamente. h) Aquellos que se señalen como tales en el Reglamento Interno.» — D.S. 035-2006-VIVIENDA, article 134
(Corridors, stairs, porter areas, equipment rooms, shared lifts, the parking spaces required by building rules, and anything the regulations mark as such cannot be transferred, unless the regulations agree otherwise.)
The list also includes the land, the structure, the installations and the patios and ducts. And Sunarp closes another door: «El muro circundante de la edificación o el suelo se considera zona común esencial, sin que sobre ella proceda la desafectación» (the perimeter wall and the ground are essential common areas and cannot be converted) — Directiva N.° 009-2008-SUNARP/SN, section 5.9.
Selling a common area or giving one owner exclusive use
The association can sell, mortgage or assign the use of common property that can be transferred. Giving a neighbour exclusive use of a common terrace is an assignment of use. For all of these:
«La transferencia, gravamen, cesión en uso o la celebración de cualquier otro acto o contrato que importe disposición o limitación de uso de los bienes comunes susceptibles de ser transferidos, deberá ser autorizada por la Junta de Propietarios mediante acuerdo adoptado con el voto conforme de cuando menos las dos terceras partes de los propietarios de las secciones de propiedad exclusiva.» — D.S. 035-2006-VIVIENDA, article 135
(Any sale, mortgage, assignment of use or other act that disposes of or limits the use of transferable common property needs approval by at least two thirds of the owners.)
The same article sets limits: approval is only valid if the act does not breach zoning and building rules, does not harm the building’s safety and function, and does not affect the rights of private units or third parties.
The law adds protection for owners who missed the meeting, and a penalty:
«Los propietarios que debidamente citados, no hubiesen asistido a la Junta, son notificados por conducto notarial y si en el plazo de 20 (veinte) días útiles, contados a partir de dicha notificación, no manifiestan por escrito notarial su discrepancia, se entenderán vinculados al acuerdo, que no será ejecutado hasta que transcurra tal plazo. Cualquier transferencia realizada sin contar con la votación antes dispuesta es nula de pleno derecho.» — Ley 27157, article 43
(Absent owners are notified through a notary and have 20 working days to object in writing through a notary; the decision cannot be carried out before then. A transfer made without the required vote is void.)
Turning a common area private («desafectación»)
Turning a common storage room or rooftop into a private unit is called desafectación. Sunarp requires the same reinforced majority:
«De conformidad con el artículo 135 del Decreto Supremo No. 035-2006-VIVIENDA, para los casos de modificación del porcentaje de participación, desafectación de los bienes comunes, venta, gravamen, cesión en uso o afectación permanente de zonas comunes, se requiere un acuerdo por mayoría calificada de 2/3 partes de las participaciones.» — Directiva N.° 009-2008-SUNARP/SN, section 5.3
(Changing ownership percentages, converting common property, selling, mortgaging, assigning use or permanently dedicating common areas needs a qualified majority of 2/3 of the participation shares.)
Note how votes are counted. The law and article 135 speak of two thirds of the votes or of the owners. The Directiva speaks of 2/3 of the participation shares. That is not the same when units have very different percentages. Check your internal regulations too.
If areas change, percentages can change. Article 142 of the regulation says percentages are set in the internal regulations and «podrán recomponerse» (can be recalculated) when the area of private units changes.
Merging or splitting your own private units is different: the Directiva (section 5.4) says the owner can do it «por acto propio» (on their own), and the change to the internal regulations is formalised by an association decision.
Works in common areas
Roofing a common terrace, closing off a corridor or turning a space into a storage room is work on common property. Article 136 of the regulation requires express approval from the association, by qualified majority if the work changes or limits the use of the area, and a building permit.
Your parking rights go with your apartment
If you sell your apartment, you cannot keep the rights of use attached to it:
«La transferencia de la sección inmobiliaria de propiedad exclusiva incluye todos los bienes que la conforman, la participación en los bienes de propiedad común y los derechos de uso, tránsito o servidumbres que la afecten, los que son inseparables de la misma.» — D.S. 035-2006-VIVIENDA, article 132
(Selling a private unit includes everything in it, its share of common property and the rights of use, passage or easements attached to it, which cannot be separated from it.)
If your parking space is a private unit with its own record, on the other hand, it is a separate unit from your apartment. Before selling it separately, check what the internal regulations say about its use.
How to check the record and the internal regulations
- Copia literal of your unit. See whether the parking space or storage unit has its own record or is described within your apartment. How to request it: Sunarp copia literal and certificates.
- Copia literal of the partida matriz. The common areas and the registered internal regulations are there. See what the partida matriz is.
- Internal regulations. Look for the list of private units (area, number, use), the list of common property and which items are non-transferable.
- Your title. For rooftop and basement, look for a clause assigning them to you.
How the internal regulations and each unit’s record get registered is in building declaration, internal regulations and unit subdivision.
What about the new horizontal property law?
Decreto Legislativo 1568 (2023) creates a new horizontal-property regime, but it is not in force yet: as of 30 September 2026 its regulation has not been published. That is why this page applies Ley 27157 and its regulation. We explain what would change in «Possible changes ahead» below.
What this page does not cover
- Air rights and the right to build on the roof (see the extra floors guide).
- The details of the future D.Leg. 1568 regime. «Possible changes ahead» only summarizes what would change for this page.
- Registry requirements for recording a conversion or sale of a common area.
- Registry Tribunal or court decisions in specific cases.
- Housing courts («quintas») and complexes under the separate-plot-and-co-ownership regime.
- Parking spaces required by municipal or building rules: how many and which ones.
How to file
- Get the copia literal of your unit and of the partida matrizCheck whether the parking space, storage unit or terrace has its own record in your name or is described within your unit. What is not there is probably common.
- Read the registered internal regulationsLook for the list of private units with area, number and use, the list of common property and which items are declared non-transferable (article 153 of D.S. 035-2006-VIVIENDA).
- Check your title deedFor rooftops and basements, the law looks at whether the unit titles contain a clause saying otherwise (article 40, letter h, of Ley 27157).
- If the association will sell, assign or convert a common area, insist on the right voteTwo thirds to transfer, mortgage or assign use (article 43 of Ley 27157 and article 135 of the regulation). If you missed the meeting, watch for the notary's notice and the 20 working days to object.
- If you want to build in a common area, get approval and a permitArticle 136 requires an association decision, by qualified majority if the work changes or limits the use of the area, and a building permit.
Possible changes ahead
None of this is law in force yet. What this page explains is what applies today; this is what could change it.
Published, not yet in force
Decreto Legislativo N.° 1568, Decreto Legislativo del Régimen de la Propiedad Horizontal
- Where it stands
- Published in El Peruano on 28 May 2023, but not in force yet. The only step so far is the draft regulation the Ministry of Housing published for comment with Resolución Ministerial 242-2024-VIVIENDA (El Peruano, 16 July 2024). As of 30 September 2026 we found no supreme decree in El Peruano approving that regulation.
- What it would change
- The decree has its own list of common areas (article 12). It includes basements, semi-basements and rooftops, «incluyendo el derecho de sobreelevación» (including the right to build upward), unless the internal regulations say otherwise, and nothing registered as private property counts as common. Turning the rooftop or the air space into a private unit would need 75% of the ownership percentages (articles 18 and 14). The list does not name parking spaces or storage units.
- How it would take effect
- First, the Ministry of Housing must approve the regulation by supreme decree. Then the period set by the decree itself runs: «El presente Decreto Legislativo entra en vigencia a los ciento ochenta días calendario siguientes a la publicación de su Reglamento» (it takes effect 180 calendar days after its regulation is published). On that day Title III of Ley 27157, which governs private and common property in buildings today, is repealed.
- When
- No date. It takes effect 180 calendar days after a regulation that does not exist yet is published. The decree gave the government 180 calendar days from its publication to approve that regulation; by our count, that deadline passed on 24 November 2023.
«El presente Decreto Legislativo entra en vigencia a los ciento ochenta días calendario siguientes a la publicación de su Reglamento.»What people fail to ask in time
Who pays when water from the terrace above leaks into your apartment?
Find out before it matters →What most people believe — and what the law says
If the parking space or storage unit came with my purchase, it is mine.
Only if it is a private unit in your name. The internal regulations must list each private unit with its area, number and use, including «estacionamiento» (article 153 of D.S. 035-2006-VIVIENDA). If your space is not listed that way, you may only have an assigned use over a common area.
The top-floor roof terrace belongs to the apartment that has access to it.
Access does not give ownership. Ley 27157 (article 40, letter h) lists rooftops as common property «salvo que en los títulos de propiedad de las secciones aparezcan cláusulas en contrario» (unless the unit titles say otherwise). Check your title and the internal regulations.
The owners' association can sell any common area by simple majority.
Transferring, mortgaging or assigning the use of a common area needs two thirds (article 43 of Ley 27157 and article 135 of D.S. 035-2006-VIVIENDA). The law says a transfer made without that vote «es nula de pleno derecho» (is void).
Anything common can be sold if the association agrees.
Article 134 of D.S. 035-2006-VIVIENDA lists common property that cannot be transferred unless the internal regulations say otherwise: land, structure, corridors, lifts, installations, patios and «los estacionamientos exigidos reglamentariamente» (the parking spaces required by building rules), among others. Sunarp's Directiva adds that the perimeter wall and the ground cannot be converted.
Frequently asked questions
How do I know if my parking space or storage unit is private?
Ask Sunarp for the copia literal of your unit's record and of the building's main record (partida matriz). If the parking space or storage unit has its own record in your name, or is described as part of your unit, it is private. Then read the internal regulations: article 153 requires them to list every private unit with its area, number and use, and the common property.
The association wants to give one neighbour exclusive use of the common terrace. Can it?
Assigning the use of a common area needs the vote of at least two thirds of the owners (article 135 of D.S. 035-2006-VIVIENDA). The assignment also cannot breach zoning and building rules, harm the building's safety or affect other units' rights.
What does «desafectar» a common area mean?
It means removing its status as common property, for example to turn a common storage room into a unit that can be sold. Directiva N.° 009-2008-SUNARP/SN (section 5.3) requires a qualified majority of 2/3 of the participation shares, and section 5.9 says the perimeter wall and the ground cannot be converted.
I missed the meeting that approved selling a common storage room. What can I do?
Under article 43 of Ley 27157, owners who were duly called but did not attend are notified through a notary. You have 20 working days from that notice to object in a notarised letter; if you do not, you are bound by the decision, which cannot be carried out before that period ends.
If a common area becomes private, do the ownership percentages change?
They can. Article 142 of D.S. 035-2006-VIVIENDA says the percentages are set in the internal regulations and can be recalculated when the area of private units changes. Sunarp's Directiva (section 5.3) requires a 2/3 majority of participation shares to change them.
If I sell my apartment, can I keep the right to use a common area?
Not separately. Article 132 of D.S. 035-2006-VIVIENDA says the sale of a private unit includes its share of the common property and the rights of use, passage or easements attached to it, which are «inseparables de la misma» (inseparable from it).
The exact law
Ley N.° 27157, Ley de Regularización de Edificaciones, del Procedimiento para la Declaratoria de Fábrica y del Régimen de Unidades Inmobiliarias de Propiedad Exclusiva y de Propiedad ComúnArtículo 40read
List of property that can be common
«Los bienes de propiedad común pueden ser, según sea el caso: a) El terreno sobre el que está construida la edificación; b) Los cimientos, sobrecimientos, columnas, muros exteriores, techos y demás elementos estructurales, siempre que éstos no sean integrantes únicamente de una sección, sino que sirven a una o más secciones; c) Los pasajes, pasadizos, escaleras, y, en general, vías aéreas de circulación de uso común; d) Los ascensores y montacargas; e) Las obras decorativas exteriores a la edificación o ubicadas en ambientes de propiedad común; f) Los locales destinados a servicios comunes tales como portería, guardianía; y otros; g) Los jardines y los sistemas e instalaciones para agua, desagüe, electricidad, eliminación de basura y otros servicios que no estén destinados a una sección en particular; h) Los sótanos y azoteas, salvo que en los títulos de propiedad de las secciones aparezcan cláusulas en contrario; i) Los patios, pozos de luz, ductos y demás espacios abiertos; j) Los demás bienes destinados al uso común y disfrute de todos los propietarios»
Ley N.° 27157Artículo 43read
Transferring common property: two thirds, notary notice to absent owners, void without the vote
«La transferencia de bienes de propiedad común debe aprobarse por los dos tercios de los votos de la Junta de Propietarios. Los propietarios que debidamente citados, no hubiesen asistido a la Junta, son notificados por conducto notarial y si en el plazo de 20 (veinte) días útiles, contados a partir de dicha notificación, no manifiestan por escrito notarial su discrepancia, se entenderán vinculados al acuerdo, que no será ejecutado hasta que transcurra tal plazo. Cualquier transferencia realizada sin contar con la votación antes dispuesta es nula de pleno derecho.»
Texto Único Ordenado del Reglamento de la Ley N.° 27157, aprobado por Decreto Supremo N.° 035-2006-VIVIENDAArtículos 131 y 132read
Use of private units and what is transferred with them
«Las secciones de propiedad exclusiva podrán destinarse a cualquier uso permitido por las normas vigentes, salvo las limitaciones que se establezcan en el Reglamento Interno. [...] La transferencia de la sección inmobiliaria de propiedad exclusiva incluye todos los bienes que la conforman, la participación en los bienes de propiedad común y los derechos de uso, tránsito o servidumbres que la afecten, los que son inseparables de la misma.»
↳Artículo 134read
Non-transferable common property, including required parking spaces
«Son bienes comunes intransferibles, salvo pacto en contrario establecido en el Reglamento Interno: a) El terreno sobre el que está construida la edificación que tiene dos o más secciones de propiedad exclusiva, salvo que sobre él se constituya derecho de superficie. b) Los cimientos, sobrecimientos, columnas, muros exteriores, techos y demás elementos estructurales esenciales para la estabilidad de la edificación, siempre que sirvan a dos o más secciones. c) Los pasajes, pasadizos, escaleras, porterías, áreas destinadas a la instalación de equipos y en general, vías y áreas de circulación común. d) Los ascensores y montacargas, salvo los propios de una sección de propiedad exclusiva. e) Los sistemas de instalaciones para agua, desagüe, electricidad, eliminación de basura y otros servicios que no estén destinados a una sección en particular. f) Los patios, pozos de luz, ductos de ventilación o de instalaciones, salvo los propios de una sección de propiedad exclusiva. g) Los estacionamientos exigidos reglamentariamente. h) Aquellos que se señalen como tales en el Reglamento Interno.»
↳Artículo 135read
Selling, mortgaging or assigning use of common property: two thirds and technical limits
«La transferencia, gravamen, cesión en uso o la celebración de cualquier otro acto o contrato que importe disposición o limitación de uso de los bienes comunes susceptibles de ser transferidos, deberá ser autorizada por la Junta de Propietarios mediante acuerdo adoptado con el voto conforme de cuando menos las dos terceras partes de los propietarios de las secciones de propiedad exclusiva. Dicha autorización será otorgada, siempre que los actos mencionados en el primer párrafo no contravengan los parámetros urbanísticos y edificatorios, y las normas de edificación vigentes, ni se perjudique las condiciones de seguridad y funcionalidad de la edificación, ni se afecte los derechos de las secciones de propiedad exclusiva o de terceros.»
↳Artículo 136read
Works on common property
«Las obras que se ejecuten en bienes comunes, requieren autorización expresa de la Junta de Propietarios, adoptado por mayoría simple si están destinadas a su conservación o mantenimiento, y por mayoría calificada si están destinadas a algún fin que implique la modificación o limitación de su uso. Estas obras deberán obtener, obligatoriamente, Licencia de Obra antes de su ejecución.»
↳Artículo 142read
Ownership percentages are set in the internal regulations and can be recalculated
«Los porcentajes de participación de los propietarios en el dominio de los bienes comunes, se fijarán en el Reglamento Interno. En caso de producirse variaciones en el área de las unidades inmobiliarias de uso exclusivo, podrán recomponerse los porcentajes en la forma que esté prevista en dicho Reglamento o, en su defecto, por acuerdo de la Junta de Propietarios.»
↳Artículo 153, literal a)read
The internal regulations must list each private unit, its use and the common property
«El Reglamento Interno deberá contener, obligatoriamente, lo siguiente: a) La determinación de la unidad inmobiliaria matriz y la relación de las secciones de propiedad exclusiva, señalando sus áreas, numeración y el uso al que deberá estar destinada cada una de ellas (vivienda, comercio, industria, oficina, estacionamiento u otros; así como de los bienes comunes que la conforman, precisando, de ser el caso, los que se califiquen como intransferibles»
Directiva N.° 009-2008-SUNARP/SN, Directiva sobre el régimen de propiedad exclusiva y común, aprobada por Resolución N.° 340-2008-SUNARP/SNNumeral 5.3read
Amending the internal regulations and converting common property
«El reglamento interno se modifica por acuerdo de la junta que cuente con más del 50% de la participación de los propietarios. De conformidad con el artículo 135 del Decreto Supremo No. 035-2006-VIVIENDA, para los casos de modificación del porcentaje de participación, desafectación de los bienes comunes, venta, gravamen, cesión en uso o afectación permanente de zonas comunes, se requiere un acuerdo por mayoría calificada de 2/3 partes de las participaciones.»
Directiva N.° 009-2008-SUNARP/SN, aprobada por Resolución N.° 340-2008-SUNARP/SNNumeral 5.9read
How far a private unit extends and which common areas cannot be converted
«La inscripción de las unidades de propiedad exclusiva puede extenderse al área techada y al espacio vacío que corresponda a la planta en que se encuentre, según la proyección vertical y hasta los límites del perímetro. [...] El muro circundante de la edificación o el suelo se considera zona común esencial, sin que sobre ella proceda la desafectación.»
↳Numeral 5.4read
Merging or splitting your own private units
«El propietario de secciones de dominio exclusivo puede acumularlas, subdividirlas o independizarlas por acto propio. Para formalizar la modificación del reglamento interno se requiere acuerdo de la junta de propietarios a instancia del propietario de los secciones de propiedad exclusiva de dominio objeto de modificación física.»
Decreto Legislativo N.° 1568, Decreto Legislativo del Régimen de la Propiedad HorizontalPrimera Disposición Complementaria Final y Única Disposición Complementaria Derogatoriaread
The new horizontal property law still depends on its regulation
«El presente Decreto Legislativo entra en vigencia a los ciento ochenta días calendario siguientes a la publicación de su Reglamento. [...] Derogar el artículo 13, el Título III y la Tercera Disposición Final de la Ley Nº 27157, Ley de Regularización de Edificaciones, del Procedimiento para la Declaratoria de Fábrica y del Régimen de Unidades Inmobiliarias de Propiedad Exclusiva y de Propiedad Común; y, el numeral 29.1 del artículo 29 de la Ley Nº 29090, Ley de Regulación de Habilitaciones Urbanas y de Edificaciones, a partir de la vigencia del presente Decreto Legislativo.»
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What this page already lets you do
- Name the rule that protects you
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- Follow the steps, in order