Co-ownership is the legal regime that applies to any building divided into units belonging to different owners. In Paris, where over 95% of apartments are in co-ownership, understanding this regime is essential for any buyer. The way a co-ownership operates determines monthly charges, works to plan for, rules of communal living, and the property’s long-term appreciation.
Introduction
Buying an apartment in Paris means buying a private unit within a collective property. Your unit includes the rooms of the apartment, but the load-bearing walls, the roof, the stairwell, the facade, and the main pipes belong to all the co-owners collectively. In 2026, co-ownership issues have intensified with energy renovation obligations, overall performance audits, and the strengthening of the works fund. This comprehensive guide gives you the keys to evaluating a co-ownership before buying, with links to our specialised articles on each aspect.
Table of contents
- How co-ownership works
- Essential documents to check before buying
- Co-ownership charges: understanding and planning
- The property manager: a central player
- Works in co-ownership: rights and obligations
- Key considerations for the Parisian buyer
How co-ownership works
Co-ownership is based on three governance bodies defined by the law of 10 July 1965. The co-owners’ association (syndicat des copropriétaires) brings together all unit owners. It meets at least once a year at a general meeting to vote on decisions relating to the building: annual budget, works, maintenance contracts, election of the property manager.
The co-ownership council (conseil syndical) is made up of co-owners elected at the general meeting. It assists and oversees the property manager, reviews accounts, and prepares general meetings. An active and competent council is a positive indicator for buyers.
The property manager (syndic) is the co-ownership’s executive agent. Whether professional or volunteer, they manage the building on a day-to-day basis, handle finances, and implement the general meeting’s decisions. Their full remit is detailed in our property manager guide.
The co-ownership regulations are the founding document. They define private and common areas, set the rules for allocating charges, and establish the conditions for using different parts of the building. This document is binding on every buyer, even if they have not read it before purchase.
Essential documents to check before buying
Since the ALUR law of 2014, the list of co-ownership documents to be provided to the buyer has grown considerably. The mandatory documents fall into three categories.
Financial documents include the amount of current charges from the annual budget and non-budgeted charges, any sums owed to the property manager by the seller, the overall status of unpaid charges in the co-ownership, and the works fund balance and the share attributable to the unit being sold.
Legal documents include the co-ownership regulations and descriptive division statement, the minutes of the last three general meetings, the co-ownership summary sheet, and the building maintenance log.
Technical documents include the overall technical diagnostic (DTG) if carried out, the building’s collective DPE, and the multi-year works plan (PPT), made mandatory for co-ownerships with over 200 units since 2023, then progressively extended to all co-ownerships.
The statement of account (état daté) is the key document produced by the property manager when a unit is sold. It summarises the financial position of the unit and the co-ownership. Its analysis is critical for assessing future charges. Our apartment hunters systematically scrutinise this document before validating a purchase recommendation.
Co-ownership charges: understanding and planning
Co-ownership charges are divided into two legal categories. General charges cover the preservation, maintenance, and administration of the building: insurance, property manager fees, cleaning costs, garden maintenance. They are allocated according to the general charge shares (tantiemes) defined in the co-ownership regulations.
Special charges cover collective services and shared equipment: lift, collective heating, caretaking, intercom. They are allocated according to the objective benefit each unit derives from the service or equipment. A ground-floor unit does not pay lift charges.
In Paris in 2026, average charges vary considerably depending on the building’s standard and amenities. A building without a lift or caretaker in the 20th arrondissement has charges of 25 to 35 euros/m²/year. A prestigious building with a caretaker, lift, and collective heating in the 16th arrondissement can reach 70 to 90 euros/m²/year. For a 60 m² apartment, that represents 125 to 175 euros and 350 to 450 euros per month respectively.
Our detailed guide to co-ownership charges analyses each item and the possible ways to reduce costs.
The property manager: a central player
The quality of the property manager directly determines the building’s condition and the level of charges. A good property manager anticipates works, negotiates maintenance contracts, effectively recovers unpaid charges, and maintains transparent accounts. A poor property manager lets the building deteriorate, accumulates deferred works, and weakens the co-ownership’s finances.
To evaluate the property manager before buying, examine three indicators. The unpaid charges rate (visible in the annual accounts) should not exceed 10% of charges called. The works fund must exist and be provisioned in accordance with the law. The general meeting minutes must be prepared on time and reflect active management of ongoing issues.
A change of property manager is always possible by vote at the general meeting. If you buy into a poorly managed co-ownership, you can initiate this change at your very first meeting. See our complete guide to property managers for the detailed procedure.
Works in co-ownership: rights and obligations
Co-ownership works fall into two categories. Routine maintenance works (replacing light bulbs, repairing locks, minor upkeep) are decided by the property manager within the annual budget. Major works (facade renovation, roof repair, lift replacement, energy renovation) are voted on at the general meeting, with varying majority requirements depending on their nature.
In 2026, energy renovation obligations weigh on Parisian co-ownerships. The multi-year works plan (PPT), mandatory for co-ownerships over 15 years old, identifies necessary works over 10 years with their financial estimates. The building’s collective DPE determines energy performance and priority works.
A buyer must check in the minutes whether major works have been approved but not yet carried out, as the corresponding fund calls will fall to them after the purchase. The allocation of works charges between seller and buyer is specified in the statement of account and can be negotiated in the preliminary sales agreement.
For private works within a co-owned apartment, specific rules apply. Removing a load-bearing wall requires general meeting approval. Changing the facade appearance (windows, shutters) also requires a vote. Only interior works that do not affect the structure or external appearance are unrestricted.
Key considerations for the Parisian buyer
Analysing a Parisian co-ownership rests on five key areas that our apartment hunters systematically verify.
The building’s condition is the first. The stairwell, common areas, facade, and roof reveal the level of maintenance. A Haussmann-era building in the 9th arrondissement whose facade renovation dates back more than 15 years presents a risk of short-term works, potentially costing between 15,000 and 30,000 euros per unit for a renovation with insulation.
Financial health is the second. Analyse the annual accounts, unpaid charge rate, works fund level, and provisions for future works. A co-ownership with a well-funded works reserve and an unpaid rate below 5% is in good health.
Quality of governance is the third. An active co-ownership council, a responsive property manager, and well-attended general meetings are positive signs. Conversely, a co-ownership with attendance below 30% at meetings risks blocking certain decisions.
Ongoing projects are the fourth. Check whether major works are planned, whether an energy audit has been carried out, and whether a PPT exists. These elements determine future charges.
The co-ownership regulations are the fifth. Check usage restrictions (professional activity permitted, furnished letting, Airbnb), conditions for modifying units, and easements between co-owners.
FAQ
What co-ownership documents should you receive before buying?
The seller must provide: the co-ownership summary sheet, the co-ownership regulations and descriptive division statement, the minutes of the last three general meetings, the amount of current charges and the works fund, the building maintenance log, and the technical diagnostics.
What are co-ownership shares (tantiemes) and why do they matter?
Tantiemes represent each unit’s share in the co-ownership. They determine how charges are allocated and the voting weight at general meetings. A unit with 150/10,000 tantiemes pays 1.5% of general charges and has 150 votes out of 10,000 at meetings.
Is a buyer responsible for works approved before their purchase?
In principle, works approved before the sale remain the seller’s responsibility, unless agreed otherwise. However, fund calls not yet due on the day of the sale can be passed on to the buyer. The property manager’s statement of account specifies the exact allocation.
Can you refuse works approved at a co-ownership general meeting?
No. Once works are approved at a meeting with the required majority, all co-owners must pay their share, even those who voted against. The only option is to challenge the decision in court within two months of receiving the minutes notification.
Want to buy a co-owned apartment in Paris with confidence? Our apartment hunters analyse every co-ownership in depth: finances, property manager, works, regulations. Contact us to benefit from this expertise.
Frequently asked questions
What co-ownership documents should you receive before buying?
The seller must provide: the co-ownership summary sheet, the co-ownership regulations and descriptive division statement, the minutes of the last three general meetings, the amount of current charges and the works fund, the building maintenance log, and the technical diagnostics.
What are co-ownership shares (tantiemes) and why do they matter?
Tantiemes represent each unit's share in the co-ownership. They determine how charges are allocated and the voting weight at general meetings. A unit with 150/10,000 tantiemes pays 1.5% of general charges and has 150 votes out of 10,000 at meetings.
Is a buyer responsible for works approved before their purchase?
In principle, works approved before the sale remain the seller's responsibility, unless agreed otherwise. However, fund calls not yet due on the day of the sale can be passed on to the buyer. The property manager's statement of account specifies the exact allocation.
Can you refuse works approved at a co-ownership general meeting?
No. Once works are approved at a meeting with the required majority, all co-owners must pay their share, even those who voted against. The only option is to challenge the decision in court within two months of receiving the minutes notification.
