A call for funds in a co-ownership is a payment request sent by the property manager to each co-owner to finance the building’s running charges or works voted at the general meeting. Running charges are called quarterly, while calls for works follow a schedule defined at the time of the vote. For anyone buying an apartment in Paris, understanding how calls for funds work is the key to anticipating the expenses that follow a purchase.
Introduction
When you buy an apartment in a co-ownership in Paris in 2026, you become liable for calls for funds from the day of signing the notarised deed. If the co-ownership has voted for major works, the corresponding calls for funds will be added on top of your running charges. In a building in the 10th arrondissement where a facade renovation and energy retrofit have been voted, the additional cost can reach 10,000 to 20,000 euros spread over 12 to 24 months. At Home Select, we systematically check current and upcoming calls for funds before recommending a property to our clients.
Table of Contents
- Quarterly calls for funds
- Calls for funds for works
- The Alur law works fund
- Impact for the buyer: prorata temporis
- How to check calls for funds before buying
- FAQ
Quarterly calls for funds
Quarterly calls for funds (also called charge provisions) serve to finance the co-ownership’s operating budget, meaning the recurring running expenses.
The operating budget is voted each year at the general meeting. It covers recurring items: property manager fees, maintenance of common areas, building insurance, lift maintenance contract, caretaking, collective heating, communal electricity, cleaning, and minor repairs.
The property manager issues a call for funds at the beginning of each quarter, corresponding to one quarter of the operating budget. Each co-owner receives a payment notice for their share, calculated according to their ownership units. For a unit with 50/1000 shares in a building with an annual budget of 120,000 euros, the quarterly call amounts to 1,500 euros (120,000 x 50/1000 / 4).
At the end of the financial year, the property manager performs a reconciliation. If actual expenses exceeded the operating budget, an additional amount is called. If they were lower, an overpayment is deducted from the next call. In Paris, annual reconciliations are frequent, particularly on the heating item, which depends on weather conditions and energy prices.
Co-ownership charges and the calls for funds that finance them constitute a recurring cost that the buyer must factor into their financial plan, alongside mortgage payments.
Calls for funds for works
Major works voted at the general meeting are financed by specific calls for funds, separate from the quarterly running charge calls.
The mechanism. The general meeting votes on the works, approves the quotes, and defines the payment terms. The property manager then issues calls for funds according to the voted schedule: a first call when the works are ordered, a second during the works, and a balance upon completion. Payment can be spread over 6 to 24 months depending on the scale of the works.
Parisian examples. A facade renovation in a Haussmann building in the 9th arrondissement with 20 units can represent a total call of 8,000 to 15,000 euros per unit, spread over three to four calls across 12 to 18 months. Replacing a lift in a building in the 16th arrondissement can cost 5,000 to 8,000 euros per unit.
Emergency works. In case of emergency (leak, partial collapse, safety hazard), the property manager can commission works without a prior general meeting vote and issue the corresponding calls for funds. The amount is capped at the budget voted at the general meeting for emergency works, and ratification at a subsequent general meeting is required.
Collective borrowing. Since the Alur law, a co-ownership can take out a bank loan to finance works. Co-owners who do not wish to participate in the loan must pay their share in full upfront. This option is increasingly used in Paris for large-scale energy renovation projects.
The Alur law works fund
The 2014 Alur law established the obligation for co-ownerships to set up a works fund designed to anticipate major maintenance expenses.
The obligation. Any co-ownership with more than 10 units is required to establish a works fund. The annual contribution is voted at the general meeting and cannot be less than 5% of the annual operating budget. For a budget of 100,000 euros, this represents a minimum of 5,000 euros per year shared among all co-owners.
Usage. The works fund is intended to finance works required by regulation, works decided at the general meeting, and emergency works. It cannot be used for regular running expenses.
Non-refundability. This is a crucial point for the buyer. Amounts paid into the works fund by the seller are not refundable upon sale. They remain with the co-owners’ association. The buyer does not compensate the seller for past contributions. This principle is enshrined in law and cannot be circumvented by a clause in the preliminary sale agreement.
Verification. The co-ownership summary sheet mentions the amount of the works fund. Its absence or an abnormally low amount for a co-ownership with more than 10 units signals non-compliance with the Alur law. A well-funded works fund, on the other hand, protects the buyer against unexpected calls for funds related to emergency works.
In 2026, some well-managed Parisian co-ownerships have built up works funds exceeding the legal minimum, up to 10 or 15% of the operating budget, in anticipation of energy renovation works. This is a positive indicator of governance.
Impact for the buyer: prorata temporis
During a sale, the allocation of calls for funds between seller and buyer follows specific rules that are a frequent source of confusion.
Running charges for the current quarter are allocated on a prorata temporis basis. If the deed is signed on 15 May, the seller bears the charges from 1 April to 14 May and the buyer those from 15 May to 30 June. The notary calculates this allocation when drafting the deed.
Works voted before the sale. The principle of Article 6-2 of the 1965 law is clear: payment for works falls to the co-owner who is the owner at the time the calls for funds become due. In practice, if works were voted at the general meeting on 15 March and the sale takes place on 10 June, calls not yet due on 10 June are the seller’s responsibility, unless the preliminary agreement states otherwise.
However, case law and notarial practice have nuanced this principle. Many preliminary agreements stipulate that calls for funds due after the sale are the buyer’s responsibility, including for works voted beforehand. This is why careful reading of the preliminary agreement and verification of the statement of account are essential.
The statement of account. This document, requested by the notary from the property manager, summarises the financial situation of the unit within the co-ownership: charges due, charges paid, advances, works fund, works voted but not yet called. Its cost is capped by law, but property managers typically charge between 380 and 600 euros in Paris in 2026.
Our property hunters at Home Select always recommend that their clients check three documents before making an offer: the minutes of the last three general meetings (to identify works voted and upcoming), the individual charge statements for the last two years, and the co-ownership summary sheet.
How to check calls for funds before buying
Here is the method we apply at Home Select to analyse the calls for funds situation of a targeted property.
Review the minutes of the last three general meetings. Identify works voted, amounts approved, and call-for-funds schedules. If a facade renovation has been voted for 200,000 euros with calls planned over 18 months, calculate your share according to your ownership units.
Request the individual charge statements. They show the detail of calls issued and paid for the unit you are considering buying. Compare the charges over the last two years to identify trends.
Check the existence and amount of the works fund. A well-funded reserve reduces the risk of unexpected calls for funds. Its absence is a warning sign.
Ask the property manager about works under discussion. Some works have not yet been voted but are in preparation: a comprehensive technical assessment in progress, facade renovation quotes requested, an energy renovation project. These elements do not always appear in the general meeting minutes but influence future charges.
Factor upcoming calls for funds into your budget. If works have been voted or are underway, add the estimated calls for funds to your financial capacity calculation. A purchase at 600,000 euros with 15,000 euros of calls for funds for works in the next 12 months amounts to a total commitment of 615,000 euros.
If you are looking for an apartment in Paris and want a complete analysis of the co-ownership’s financial situation, contact our property hunters.
FAQ
Who pays the call for funds for works voted before the sale?
The legal principle is that the selling co-owner is liable for calls for funds relating to works voted before the sale, even if the call is issued after signing the deed. However, the preliminary sale agreement may provide for a different allocation between seller and buyer.
Can you refuse to pay a co-ownership call for funds?
No. A call for funds issued by the property manager in accordance with general meeting decisions is enforceable. Non-payment exposes the co-owner to late penalties, a formal notice, then legal proceedings. Even in case of dispute, payment remains due during the proceedings.
Is the Alur works fund refundable upon sale?
No. Contributions paid into the works fund are permanently acquired by the co-owners’ association. The seller cannot request a refund and the buyer does not pay compensation to the seller for amounts already contributed. This point is often a source of confusion during transactions.
Frequently asked questions
Who pays the call for funds for works voted before the sale?
The legal principle is that the selling co-owner is liable for calls for funds relating to works voted before the sale, even if the call is issued after signing the deed. However, the preliminary sale agreement may provide for a different allocation between seller and buyer.
Can you refuse to pay a co-ownership call for funds?
No. A call for funds issued by the property manager in accordance with general meeting decisions is enforceable. Non-payment exposes the co-owner to late penalties, a formal notice, then legal proceedings. Even in case of dispute, payment remains due during the proceedings.
Is the Alur works fund refundable upon sale?
No. Contributions paid into the works fund are permanently acquired by the co-owners' association. The seller cannot request a refund and the buyer does not pay compensation to the seller for amounts already contributed. This point is often a source of confusion during transactions.
