Co-ownership work: rights, obligations and financing in 2025

Renovating facades, repairing roofs, bringing elevators up to standard... work on condominiums is unavoidable to ensure the safety and value of the building. However, they are often a source of tension between co-owners, not least because of their cost and the decisions to be taken at the general meeting.

What are the rules to follow before starting work? Who pays for what? How can projects be financed without putting the co-ownership in difficulty? This article gives you all the keys you need to understand the rights and obligations of co-ownership works in 2025.

Work on condominiums falls into several categories, each with its own specific rules.

Certain work is required by law and must be completed within a specific timeframe or penalties will apply:

✔️ Bringing elevators up to current safety standards
✔️ Accessibility work for the disabled
✔️ Maintenance and repair of common areas to ensure occupant safety
✔️ Energy renovation to meet the requirements of the 2025 Climate Plan

These works are intended to maintain the building in good condition and require a vote at the general meeting:

Renovation of facades and rendering
Repair or replacement of pipes and roofs
Painting and refurbishing common areas

They are not essential, but they can add value to the condominium:
Installation of an elevator
Creation of green spaces or a parking area
Modernization of equipment (intercom, LED lighting, electric charging stations)

The decision-making process in condominiums is based on a vote at the General Meeting (AG). Depending on the nature of the work, the majority required varies.

 Routine maintenance and repairs → Simple majority (article 24 of the 1965 law)
Example: replacement of a faulty intercom.

 Improvement or non-mandatory work → Absolute majority (article 25)
Example: installation of a video surveillance system.

 Heavy work or work involving modification of the building's structure → Double majority (article 26)
Example: raising the height of a building.

Energy renovation work → Reinforced majority (article 25-1)
Since the Climate and Resilience Act, these works have benefited from a facilitated vote to encourage the ecological transition.

The financing of the work is based on the participation of each co-owner according to the quotas defined in the co-ownership regulations.

Each co-owner pays according to his share in the co-ownership:
✔️ The owner of a large apartment will pay more than the owner of a studio.
✔️ Certain equipment can be financed solely by the co-owners who benefit from it (e.g. elevator for upper floors).

Since the ALUR law came into force, all condominiums must set up a works fund to anticipate major expenses.
It is funded by an annual contribution representing at least 5% of the projected budget.
This fund is compulsory, except for co-ownerships with fewer than 10 lots, or if an audit proves that it is unnecessary.

1️⃣ Exceptional call for funds : co-owners pay the amount due in instalments
2️⃣ Joint loan : taken out by the syndicate of co-owners with a bank
3️⃣ Public grants and subsidies: particularly for energy renovation work

With the challenges of climate change, there are many ways to help finance energy renovation work in condominiums.

Available to condominiums more than 2 years old
Financing of up to 25% of the cost of the work
Conditions: energy savings of at least 35%.

Interest-free loan to finance renovation work
Maximum amount: €30,000 per home
Repayable over 15 to 20 years

✔️ Aid from energy suppliers
✔️ Partial financing of insulation and thermal improvement work

Before starting any work, it's essential to follow certain steps to avoid unpleasant surprises.

Carry out an overall technical diagnosis (DTG) to identify real needs
Request several comparative quotes from companies

Comply with condominium bylaws (some work requires the agreement of co-owners)
Check whether administrative authorizations are required (building permit, prior declaration)

Hire a company with all the necessary ten-year guarantees and insurance coverage
Check that the property manager is monitoring the progress of the work

Work on condominiums is often a source of disputes. Here's how to avoid the main conflicts.

Problem: A co-owner refuses to pay

✅ Solution: The syndic can initiate collection proceedings with an injunction to pay.
 

 Problem : the work is poorly executed

✅ Solution: Require completion guarantees before payment.
 

 Problem: A co-owner objects to the work voted on.

✅ Solution: The co-owner can contest the decision in court, but only if he can prove an irregularity in the vote.

Work is essential to preserve the value of a building and improve the comfort of its occupants. To avoid financial tensions and unforeseen events, it's essential to :

✔️ Plan work in advance and build up a work fund
✔️ Find out about financial assistance to reduce costs
✔️ Respect voting rules at general meetings to avoid disputes
✔️ Choose reliable contractors and ensure rigorous site supervision

With good anticipation and transparent management, work on condominiums can proceed smoothly and benefit all co-owners.