What is a condominium?
A condominium is a legal framework that provides for the division of a building among several co-owners. Each owner holds a private unit and a share of the common areas.
Condominium status is governed by the law of 10 July 1965, which establishes the rules relating to the organization, management, and operation of jointly owned buildings. This foundational text defines the rights and obligations of each co-owner, as well as the procedures for collective decision-making within the building.
How does a condominium operate on a daily basis?
The operation of a condominium is based on a collective organization designed to ensure the management, maintenance, and preservation of the building. Here are the key principles to keep in mind:
- All co-owners together form a legal entity responsible for protecting the collective interest and administering the common areas (the association of co-owners).
- The day-to-day management of the building is entrusted to a condominium property manager, professional or volunteer, appointed by the co-owners. This entity acts as the legal representative of the association and ensures financial management, implementation of voted decisions, preservation of the building, and relations with service providers. The property manager is supervised by the condominium council.
- Major decisions are taken at the annual general meeting of co-owners. The agenda includes matters such as the provisional budget, works, management of shared facilities, and the appointment of the property manager.
Common areas and private areas: how does it work?
At the heart of condominium operation lies the distinction between private and common areas that make up each unit. This distinction is essential, as it determines usage rights, responsibilities, and the allocation of charges.
- Private areas correspond to spaces reserved for the exclusive use of the co-owner: apartment, cellar, garage, or parking space. The owner may use them freely, provided they respect the building’s intended use and the rules set out in the condominium regulations.
- Common areas include elements intended for the use or benefit of all co-owners: entrance halls, staircases, corridors, elevators, roofs, façades, and certain shared equipment. Their maintenance and preservation serve the collective interest, implying shared management and joint decision-making.
- The allocation is specified in the division description statement, a document that assigns each unit a share used as the basis for calculating charges and voting weight at general meetings.
What role does the condominium property manager play?
The professional or volunteer property manager holds a central role in condominium administration: they act as the legal representative of the association of co-owners and ensure the day-to-day management of the building, in accordance with the condominium regulations and decisions adopted.
Among other responsibilities, the property manager prepares and convenes the general meeting by setting the agenda, then implements decisions adopted in accordance with statutory voting rules. They also provide essential information to co-owners and respond to requests relating to building management.
How do condominium charges work?
Condominium charges correspond to the expenses necessary for the operation, maintenance, and preservation of the building. They include costs related to common areas, shared equipment, and works approved at the general meeting.
Defined by the condominium regulations, their allocation is based on the share attached to each unit. Each year, the property manager prepares a provisional budget to anticipate routine expenses and determine the contributions requested from co-owners. Additional decisions may be taken to finance exceptional works.
Analyzing charges is a major point of attention before purchasing: their amount, evolution, and the nature of expenses directly influence the property’s value and the quality of collective management.
H2 – What should you watch out for before buying or selling a condominium property?
As part of a sale or purchase project, the condominium status of a property requires careful scrutiny.
The buyer must have comprehensive information on how the building operates, its financial situation, and decisions recently voted at general meetings. Several documents should be carefully reviewed, including:
- The condominium regulations.
- General meeting minutes.
- The amount of condominium charges.
- Any planned works.
Other elements specific to the targeted unit should also be verified. For example, the property’s floor area must be carefully checked, particularly in light of the Carrez law measurement, which is mandatory when selling a unit in a condominium.
On the seller’s side, it is essential to provide all required documents, including during a property viewing, in order to supply the prospective buyer with maximum information — without forgetting the overall technical diagnosis. It is also important to calculate the living area accurately and highlight specific features of the property. In prestige real estate, qualitative criteria take on particular importance, such as the average ceiling height of a dwelling, which directly influences the perception of space and the property’s character.
To avoid mistakes as a seller or buyer, seek guidance from a real estate agency.