Cuánto cobran los encargados de edificios en 2026 y por qué su sueldo es el rubro que más pesa en las expensas

In June 2026, the salary of building managers in Buenos Aires and its surrounding areas has become the largest expense item within condominium fees, according to data published by the Sindicato Único de Trabajadores de Edificios de Renta y Horizontal (SUTERH). The figures reveal that even in older buildings with limited common spaces, the compensation for a permanent manager with housing averages around $1,173,930 per year, while one without housing earns approximately $1,348,432 annually. These base salaries are further increased by mandatory additional payments such as seniority bonuses, attendance incentives, specific duties like cleaning water tanks or managing waste, overtime hours, and in some cases, the value of the housing itself. The overall cost of employing a building manager can reach up to 40–45% of total expenses in traditional buildings, such as those found in Belgrano, which have been standing for over five decades and lack modern amenities. This percentage includes not just the basic wage but also contributions and other statutory obligations tied to employment. The structure of these costs reflects the legal framework governing the role of building managers, which is defined by a collective agreement that imposes strict obligations on employers, here, the condominium associations, and limits their ability to reduce expenses through flexible work arrangements or part-time hiring. Unlike other services that can be outsourced, renegotiated, or contracted on an ad-hoc basis, the position of a building manager involves a direct employment relationship, complete with pension fund contributions, health insurance, security measures, and other mandatory benefits. Each of these components adds to the financial burden reflected in monthly condominium fees. The nature of the service also plays a key role in this dynamic. Building managers perform essential functions that cannot be interrupted without affecting daily operations, including maintaining common areas, handling waste management, coordinating with suppliers, controlling access, and resolving minor maintenance issues. In buildings with high traffic, numerous units, or added facilities such as gyms, parking lots, or green spaces, the workload increases significantly, making the presence of a manager almost indispensable. This dependency creates a structural challenge for condominium associations, as they cannot easily cut back on this expense without risking the quality of life for residents and property owners. The salary adjustments also play a crucial role in shaping the overall cost. The SUTERH collective agreement typically incorporates periodic raises aligned with the evolution of living costs, and during years of high inflation, these adjustments tend to be more frequent and substantial. For condominiums, this means that the category of “building manager” grows faster than other expenses, such as public utilities, technical maintenance, or insurance. Even though these latter items may increase, they often allow for negotiation, change of providers, or delayed payment schedules. In contrast, the salary is a fixed monthly cost that automatically updates based on the agreed-upon parities. Another often overlooked aspect is how the manager’s salary affects the bonus and social charges. Every salary increase directly impacts the calculation of the annual bonus and the associated social contributions, adding another layer of complexity to the financial planning of condominium associations. As the cost of living continues to rise, the pressure on condominium budgets will likely persist, reinforcing the need for careful management of this critical expense.