Co-ownership charges represent the annual cost of running and maintaining the common areas of a building. In Paris, they are the second largest recurring expense after mortgage repayments, with amounts ranging from 25 to 80 euros per square meter per year depending on the building’s standing and facilities. Analyzing the charges before buying is essential to assess the true cost of owning a property.
Introduction
When a buyer evaluates an apartment in Paris in 2026, they look at the purchase price, notary fees, and possibly the cost of renovation works. But co-ownership charges, which run for the entire period you hold the property, are too often relegated to the background. For a 65 sqm apartment with a concierge and elevator in the 12th arrondissement, charges can amount to 3,500 to 5,000 euros per year, or 35,000 to 50,000 euros over ten years of ownership. At Home Select, we systematically incorporate this data into the financial analysis of every property presented to our clients.
Table of contents
- Recurring charges and exceptional charges
- Average amounts in Paris by building type
- Analyzing general assembly minutes
- Warning signs on charges
- Allocation of charges between seller and buyer
- FAQ
Recurring charges and exceptional charges {#courantes-exceptionnelles}
The law of July 10, 1965 distinguishes two categories of co-ownership charges, each with its own allocation and voting rules.
Recurring charges (or forecast budget charges) cover the regular operating expenses of the co-ownership. These include maintenance of common areas (cleaning, minor repairs), property manager fees, building insurance premiums, concierge salary where applicable, elevator maintenance, collective heating, electricity for common areas and collective cold water.
The forecast budget is voted each year at the general assembly. Recurring charges are called by the property manager in quarterly installments, unless the general assembly decides otherwise. In Paris, a 25-unit building with a concierge, elevator and collective heating in the 8th arrondissement has an annual forecast budget of 120,000 to 180,000 euros.
Exceptional charges (or charges outside the forecast budget) correspond to non-recurring expenses: major facade renovation, roof repair, elevator replacement, energy renovation, safety compliance upgrades. They are voted on a case-by-case basis at the general assembly, with the required majority depending on the nature of the works.
Exceptional charges are funded by specific fund calls, separate from quarterly recurring charge calls. A facade renovation on a Haussmann building in the 6th arrondissement can represent 5,000 to 15,000 euros per unit depending on the building size and scope of works.
Average amounts in Paris by building type {#montants-moyens}
Co-ownership charges vary considerably depending on building characteristics. Here are the orders of magnitude observed in Paris in 2026.
Older building without elevator or concierge. This is the most economical configuration. Charges are limited to common area maintenance, insurance and property manager fees. Expect 25 to 35 euros per square meter per year. For a 50 sqm apartment in the 20th arrondissement, this represents 1,250 to 1,750 euros per year.
Older building with elevator, no concierge. Elevator maintenance and its electricity consumption add a significant item. Charges rise to 35 to 50 euros per square meter per year. Annual elevator maintenance in Paris costs between 2,500 and 5,000 euros, plus any repairs and compliance upgrades.
Building with concierge and elevator. The concierge position is the heaviest item in a co-ownership budget. A full-time live-in concierge in Paris, including employer contributions, costs between 35,000 and 50,000 euros per year. With both an elevator and a concierge, charges reach 50 to 70 euros per square meter per year.
Recent or upscale building with collective services. Residences with a concierge, elevator, collective heating, gardens, pool or gym have the highest charges: 60 to 80 euros per square meter per year or more in prestigious residences.
Building with collective heating. Collective heating is a specific item that can weigh heavily, particularly in poorly insulated older buildings. In 2026, the cost of gas collective heating in a Parisian Haussmann building is between 15 and 25 euros per square meter per year. The building’s energy performance certificate is a key indicator for this item.
Analyzing general assembly minutes {#analyser-pv-ag}
The minutes from the last three general assemblies are essential documents for understanding the trajectory of charges and anticipating future expenses.
The forecast budget vote. Compare the budgets voted over three years to identify the trend. An annual increase of 3 to 5% is normal given inflation and contractual revaluations. An increase exceeding 10% from one year to the next requires an explanation: a more expensive new maintenance contract, a correction for previously underestimated charges, or a rise in energy prices.
Approved works. Identify works voted on but not yet carried out. If a facade renovation has been approved for 250,000 euros and fund calls have not yet been issued, this cost will be added to your charges in the months or years following your purchase. Check the accepted quotes, the planned schedule and the financing arrangements.
Unpaid charges. The approval of annual accounts reveals the amount of unpaid charges. A high level of unpaid charges weakens the co-ownership’s cash flow and can lead to delays in maintenance work or recourse to a collective loan.
Disputes. The minutes mention ongoing legal proceedings, whether against delinquent co-owners or third parties. Legal costs add to the charges.
Our apartment hunters at Home Select analyze every general assembly set of minutes line by line for our clients. This analysis has helped avoid numerous unpleasant surprises on buildings that appeared attractive at first glance.
Warning signs on charges {#signaux-alerte}
Certain indicators should raise your vigilance when analyzing charges.
Abnormally low charges. Paradoxically, very low charges for a building with facilities are not good news. They may signal a lack of maintenance, a budget underestimated by the property manager, or necessary works systematically postponed. A 20-unit building with elevator and concierge whose charges do not exceed 30 euros per square meter in 2026 should raise questions.
A sharp increase in the forecast budget. A rise exceeding 15% in one year, excluding exceptional works, often indicates a correction of charges that were underestimated in previous years. The following year could see another increase.
Works postponed year after year. If general assembly minutes show that necessary works (facade renovation, roof repair, pipe replacement) are systematically postponed for lack of a majority or funding, the building is accumulating a maintenance backlog. This backlog will be paid for one day, likely in the form of a more costly emergency intervention.
An unpaid rate above 15%. A high level of unpaid charges puts the co-ownership under financial strain. The property manager must advance expenses despite non-payments, which can lead to late payments to service providers or even a deterioration in maintenance quality.
No works fund. Since the ALUR law, co-ownerships with more than 10 units must contribute to a works fund at a rate of at least 5% of the annual forecast budget. Its absence is contrary to the law and deprives the co-ownership of a reserve to fund future works. Check this point in the summary sheet.
Allocation of charges between seller and buyer {#repartition-vendeur-acheteur}
When a sale takes place, the allocation of charges between seller and buyer follows precise rules.
Recurring charges for the current quarter at the time of sale are allocated between seller and buyer on a pro rata temporis basis. If the sale takes place on February 15, the seller bears the charges from January 1 to February 14 and the buyer those from February 15 to March 31. The notary performs this calculation at the signing of the final deed.
Works voted at a general assembly before the sale are in principle the seller’s responsibility, even if fund calls have not yet been issued. It is the date of the vote at the general assembly that determines who is liable, not the date of the fund call. However, the preliminary sales agreement may provide for a different allocation by agreement between the parties.
The works fund is not refundable to the seller. Amounts paid by the seller into the works fund remain the property of the co-owners’ association and give rise to neither refund nor allocation.
Cash advances. A seller who has paid cash advances to the property manager (permanent cash advance, for example) receives a refund from the property manager after the transfer, and the buyer pays an equivalent advance. This point is settled between the parties at the signing of the final deed.
A common mistake is to neglect verifying the charges owed by the seller. The notary requests a status statement (etat date) from the property manager (costing between 380 and 600 euros in Paris in 2026) that reports on the unit’s situation with regard to charges. This document is essential for securing the transaction.
If you are looking for an apartment in Paris and would like expert analysis of co-ownership charges before committing, contact our apartment hunters.
FAQ {#faq}
What is the average co-ownership charge in Paris in 2026?
Average charges in Paris range from 25 to 80 euros per square meter per year depending on the building type. An older building without an elevator or concierge sits around 25-35 euros/sqm/year. A building with a concierge, elevator and collective heating can reach 60-80 euros/sqm/year.
Does the buyer have to pay charges voted before their purchase?
No, with some exceptions. Recurring charges are split between seller and buyer on a pro rata basis. However, works voted at a general assembly before the sale are the seller’s responsibility, unless otherwise agreed in the preliminary sales contract. Fund calls not yet due on the day of the sale remain the seller’s responsibility.
How can you verify if the charges stated by the seller are accurate?
Request the individual charge statements for the last two years, the general assembly minutes and the co-ownership summary sheet. Compare the voted forecast budget with actual expenditure. Charges can increase significantly the year following a vote on exceptional works.
Frequently asked questions
What is the average co-ownership charge in Paris in 2026?
Average charges in Paris range from 25 to 80 euros per square meter per year depending on the building type. An older building without an elevator or concierge sits around 25-35 euros/sqm/year. A building with a concierge, elevator and collective heating can reach 60-80 euros/sqm/year.
Does the buyer have to pay charges voted before their purchase?
No, with some exceptions. Recurring charges are split between seller and buyer on a pro rata basis. However, works voted at a general assembly before the sale are the seller's responsibility, unless otherwise agreed in the preliminary sales contract. Fund calls not yet due on the day of the sale remain the seller's responsibility.
How can you verify if the charges stated by the seller are accurate?
Request the individual charge statements for the last two years, the general assembly minutes and the co-ownership summary sheet. Compare the voted forecast budget with actual expenditure. Charges can increase significantly the year following a vote on exceptional works.
