Condominium fees refer to all expenses required for the operation, maintenance, and administration of a condominium building. Typically, these fees range from €150 to €500 per month for a standard Parisian apartment, and can exceed €1,000 per month in high-end properties. They represent a significant share of a homeowner’s budget: on average 20 to 30% of the mortgage repayment amount, which is equivalent to an extra thirteenth or fourteenth month of payments each year.
What Are Condominium Fees?
Condominium fees cover two distinct categories of expenses, as defined in Article 10 of the Law of 10 July 1965.
General fees cover the conservation, maintenance, and administration of the building: collective heating, elevators, cleaning of common areas, property management fees, building insurance, façade renovation. Each co-owner contributes according to their share of common areas, expressed in thousandths (“tantièmes”).
Special fees, on the other hand, fund collective services and shared equipment: cold water when metered collectively, green areas, concierge services, intercom system. These fees are allocated according to the objective benefit each unit receives. For instance, a ground-floor apartment does not pay for the elevator; a studio pays less for concierge services than a five-room apartment.
In practice, this distinction between general and special fees is often the source of many disputes during general meetings.
How Are Condominium Fees Calculated and Allocated?
These fees are calculated based on what is known as “condominium shares” (tantièmes): these portions are determined according to the floor area, standard ceiling height, floor level, orientation, and private amenities.
For example, a 100 m² apartment on the 5th floor with a terrace may represent 125/1000 of the building, while a 70 m² apartment on the 2nd floor without an outdoor space may represent 80/1000.
Concrete example: Let’s assume an annual condominium budget of €50,000.
- The owner with 125 thousandths will pay €6,250 per year (50,000 × 125/1000), or €520 per month.
- Their neighbour with 80 thousandths will pay only €4,000 per year, or €333 per month.
However, special fees will adjust this calculation. If the building employs a concierge (€12,000/year) allocated by number of main rooms, the five-room apartment will pay more than if the allocation were based solely on thousandths.
Which Documents Should You Check Before Buying to Assess the Fees?
Article 46 of the ALUR Law requires the seller to provide several documents, starting with the building maintenance log. This document lists all works carried out over the past 10 years. For example, a façade renovation every 15 years is normal but costly, while three emergency repairs in two years may indicate poor maintenance.
Another key document: the last three general meeting minutes. These reveal tensions, unpaid fees, and most importantly, works approved but not yet paid.
A final essential document is the “état daté”, provided by the property manager. It details the past year’s and the previous year’s fees (two financial years), the provisional budget, amounts owed by the seller, and especially the works voted but not yet billed. For instance, if a €300,000 façade renovation was approved last year, you will have to pay your share even if the works start after your purchase (although the seller’s contributions for future works must be refunded to you, unless otherwise negotiated).
What Warning Signs Indicate Excessive Condominium Fees?
Fees exceeding €50/m²/year outside Paris or €70/m²/year in Paris warrant investigation. For an 80 m² apartment, this represents over €465 per month in Paris—a level that could finance an additional €80,000 mortgage!
Common causes include poorly adjusted collective heating (30–40% of fees), excessive property manager fees (over €250 per unit), and ongoing legal proceedings due to unpaid fees.
A lack of a reserve fund is another red flag. Since 2017, the ALUR Law requires a minimum provision of 5% of the annual budget. A condominium without reserves must resort to special assessments at the slightest issue.
Finally, check the unpaid fees ratio: above 10%, the condominium is entering a dangerous cycle. Solvent co-owners must compensate for defaulting ones, fees increase, and more people stop paying.
How to Negotiate and Optimise Fees After Buying?
At the general meeting, you may propose competitive bidding for the property manager every three years. This can reduce expenses by up to 20%. Switching to a volunteer or cooperative management system may cut costs in half in smaller condominiums.
You can also renegotiate maintenance contracts: elevator, heating, and cleaning represent a large part of the budget and often include significant margins.
For investors purchasing through an SCI, note that non-recoverable fees (major works, property management fees) remain your responsibility. These reduce the net return: a property with a 5% gross yield may fall to 4% net after non-recoverable fees and property tax.
Are There Specific Features for Condominium Fees in Luxury Real Estate?
Yes, high-end real estate generally has proportionally higher fees—for good reason. These may include a full-time concierge, a marble lobby cleaned daily, or landscaped gardens. Such amenities come at a cost, and for properties on Boulevard Saint-Germain or Avenue Montaigne, fees often reach €80 to €120/m²/year, meaning €800 to €1,200 per month for a 120 m² unit.
During pre-sale mandatory diagnostics, the energy performance report (DPE) often shows that well-maintained high-end buildings consume less energy than mid-range buildings with neglected upkeep. For valuing a luxury property, high-quality maintenance fees are even a selling point.
To assess the true impact of fees on your purchase project, Consultants Immobilier and its network of 18 agencies analyse the condominium’s financial statements, anticipate future works, and negotiate the best conditions for you. Our expertise in the luxury market allows us to identify properties with well-managed fees, ensuring the long-term value of your investment.