Building managers' salaries in 2026: The biggest expense in condo fees

The salary of building managers represents the most significant component of condominium expenses in Buenos Aires and its surrounding areas, regardless of the neighborhood's economic status or the building's age and luxury. This crucial role's cost heavily influences monthly maintenance fees.

According to the official salary schedule from the Single Union of Building Workers of Rent and Horizontal Property (SUTERH) for June 2026, the basic salary for a permanent building manager with housing (Category 1) is over 1.17 million Argentine pesos. For those without housing, the basic salary exceeds 1.34 million pesos. These figures do not represent the final cost, as they are supplemented by mandatory additions such as seniority, attendance bonuses, specific tasks like tank cleaning or waste management, overtime, and often, the value of provided housing, which is considered part of the remuneration.

In a traditional building in Belgrano, for instance, the building manager's compensation, including all contributions and benefits, can account for 40% to 45% of the total monthly expenses. This substantial portion is not solely due to the salary amount but also the legal and structural framework surrounding the position.

The employment of building managers is governed by a collective bargaining agreement that imposes strict obligations on employers (condominiums) and limits cost-reduction flexibility. Unlike other services that can be outsourced or renegotiated, the building manager role involves a direct employment relationship with mandatory contributions for pensions, social security, insurance, and other benefits. Furthermore, the essential and continuous nature of their duties, including cleaning, waste management, vendor interaction, access control, and minor maintenance, makes their presence indispensable for the daily operation of any building, especially those with high traffic or multiple services.