Frequently Asked Questions

In accordance with the law of 16 May 1975 on the statute of co-ownership of built properties, the appointment of a property manager is mandatory as soon as a building has at least two distinct co-owners. The manager is appointed by the general assembly of co-owners and ensures the day-to-day management of the building, execution of assembly decisions and representation of the co-owners' association.

The change of managing agent (syndic) is decided at a general meeting. Any co-owner may request that this item be added to the agenda. The appointment and the removal of the syndic fall under the majority of the votes of all co-owners, whether present, represented or absent (Article 16 c) of the Law of 16 May 1975). Failing this majority, a fresh meeting may decide by a majority of those present or represented (Article 15). The syndic's mandate may not exceed three years and its continuation requires a formal decision of the meeting. In the absence of a syndic, Article 22 organises the convening of a meeting to appoint one. See our complete guide for the details of the procedure.

Property manager fees vary depending on the size of the co-ownership, the number of units and the services requested; they are generally calculated per unit per month. The basic services include administrative management, accounting, the organisation of general assemblies and technical monitoring. The precise amount therefore depends on the configuration of each co-ownership and the extent of the assignments entrusted.

The general assembly is the decision-making body of the co-ownership. It brings together all co-owners at least once a year, in an ordinary assembly, to approve the accounts, vote on the projected budget, decide on works and decide on the appointment of the property manager. Extraordinary assemblies may be called for decisions that cannot wait. Each co-owner has a number of votes proportional to their share of ownership.

The works fund is a provision built up by the co-owners to finance the maintenance and renovation of the building. It makes it possible to anticipate major expenses — roof, facade, elevator, common installations — without systematically resorting to exceptional calls for funds. The contribution is voted at the general assembly and distributed according to the shares of each co-owner.

Co-owners have the right to participate in general assemblies, to vote, to consult the accounting documents and to freely enjoy their private areas. They have the obligation to pay their charges, to respect the co-ownership rules, not to damage the common areas and to contribute to the works fund. The law of 16 May 1975 governs these rights and obligations.

The property manager ensures administrative management (contracts, insurance, notices to meetings), financial management (budget, accounting, charge calls, supplier payments), technical management (maintenance, repairs, works supervision) and the representation of the co-owners' association. They carry out the decisions voted at the general assembly and ensure compliance with the co-ownership rules.

Co-ownership charges are distributed among the co-owners according to their shares. They cover current expenses — maintenance of the common areas, building insurance, common electricity, water, cleaning — and exceptional expenses, such as renovation work or the replacement of equipment. The projected budget is voted on each year at the general assembly.

The co-ownership rules are a contractual document established when the building is divided into units. It defines the private and common areas, sets the shares of each unit, establishes the rules of community living and specifies the distribution of charges. Published at the land registry office, it is binding on all co-owners, including successive buyers.

Routine maintenance works are the responsibility of the property manager. Major works — facade renovation, roof replacement, compliance upgrades — must be voted on at the general assembly and require, depending on their nature, a simple or qualified majority. The property manager presents the quotes, the co-owners give their decision, then the property manager monitors the works decided.

The Law of 16 May 1975 does not, on its own, impose a general obligation to insure the building. Such an obligation may nonetheless arise from the co-ownership regulations, from a decision of the general meeting, or from other applicable rules and contracts. It is therefore advisable to check what your co-ownership regulations and the decisions already taken provide for.

Petzerhiel relies on a tool-supported approach: document organisation, request tracking and traceability of interventions, so that every co-ownership has a clear and up-to-date file. In addition, Petzerhiel contributes to the development of Synila, a separate software solution, currently under development, intended for property management. This work does not constitute a service already available to co-owners; its availability will be specified in due course.