{"id":2161028,"date":"2024-11-17T23:16:36","date_gmt":"2024-11-17T22:16:36","guid":{"rendered":"https:\/\/kohenavocats.fr\/?page_id=2161028"},"modified":"2026-11-04T19:57:45","modified_gmt":"2026-11-04T18:57:45","slug":"co-ownership-lawyer","status":"publish","type":"page","link":"https:\/\/kohenavocats.fr\/en\/real-estate-law-attorneys-paris-75017\/co-ownership-lawyer\/","title":{"rendered":"Co-ownership lawyer in Paris: meetings, charges, works, syndic"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-page\" data-elementor-id=\"2161028\" class=\"elementor elementor-2161028 elementor-17837\" data-elementor-post-type=\"page\">\n\t\t\t\t<div class=\"elementor-element elementor-element-v557fde e-con-full e-ecs-flex e-flex e-con e-parent\" data-id=\"v557fde\" data-element_type=\"container\" data-e-type=\"container\" data-settings=\"{&quot;ecs_container_type&quot;:&quot;flex&quot;}\">\n\t\t\t\t<div class=\"elementor-element elementor-element-v557fdew elementor-widget elementor-widget-html\" data-id=\"v557fdew\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"html.default\">\n\t\t\t\t\t<div class=\"kcv\" id=\"kci-root\" data-refresh-marker=\"refonte-fr-v3-17837-20261014\">\n<section class=\"kcv-hero\" aria-labelledby=\"kch-h1\">\n  <div class=\"kcv-in\">\n    <div class=\"kcv-head\">\n      <p class=\"kk\">Co-ownership law \u2014 co-owners, associations and managing agents<\/p>\n      <h1 id=\"kch-h1\"><em>Co-ownership lawyer<\/em> in Paris:<span class=\"kcv-tail\"> meetings, charges, works, syndic.<\/span><\/h1>\n      <p class=\"kcv-sub\">A co-ownership lawyer in Paris deals with four main types of dispute: challenges to general meetings, service charges, works and the liability of the managing agent. Each has its own legal basis, time limit and evidence \u2014 the firm diagnoses the right dispute before taking any step.<\/p>\n      <div class=\"kcv-btns\">\n        <a class=\"kcv-fb kcv-fb-tel\" href=\"tel:+33646605822\"><span class=\"kcv-fb-orb\"><svg viewBox=\"0 0 24 24\" width=\"24\" height=\"24\" fill=\"currentColor\" stroke=\"none\" stroke-width=\"0\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M22 16.9v3a2 2 0 0 1-2.2 2 19.8 19.8 0 0 1-8.6-3.1 19.5 19.5 0 0 1-6-6A19.8 19.8 0 0 1 2.1 4.2 2 2 0 0 1 4.1 2h3a2 2 0 0 1 2 1.7c.1.9.4 1.8.7 2.7a2 2 0 0 1-.5 2.1L8 9.8a16 16 0 0 0 6 6l1.3-1.3a2 2 0 0 1 2.1-.4c.9.3 1.8.6 2.7.7a2 2 0 0 1 1.7 2z\"\/><\/svg><\/span><span class=\"kcv-fb-txt\">Call the firm<span class=\"kcv-fb-n\">06&nbsp;46&nbsp;60&nbsp;58&nbsp;22<\/span><\/span><\/a>\n        <a class=\"kcv-fb kcv-fb-mail\" href=\"#kch-form\"><span class=\"kcv-fb-orb\"><svg viewBox=\"0 0 24 24\" width=\"24\" height=\"24\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><rect x=\"2.5\" y=\"4.5\" width=\"19\" height=\"15\" rx=\"2.5\"\/><path d=\"m3.5 6.5 8.5 6.5 8.5-6.5\"\/><\/svg><\/span><span class=\"kcv-fb-txt\">Send your documents<span class=\"kcv-fb-n\">confidential form<\/span><\/span><\/a>\n      <\/div>\n      <p class=\"kcv-urg\">The strict two-month time limit under Article 42 governs the whole subject: until a decision is set aside, it remains enforceable \u2014 read the minutes as soon as you receive them.<\/p>\n    <\/div>\n    <div class=\"kcv-stagewrap\"><div class=\"kcv-stageshadow\"><div class=\"kcv-stage\">\n      <link rel=\"preload\" as=\"image\" href=\"https:\/\/kohenavocats.fr\/wp-content\/uploads\/2026\/10\/kohen-v3\/kohen-fr-17837-paysage-20261014.webp\" media=\"(min-width:761px)\" fetchpriority=\"high\">\n      <link rel=\"preload\" as=\"image\" href=\"https:\/\/kohenavocats.fr\/wp-content\/uploads\/2026\/10\/kohen-v3\/kohen-fr-17837-paysage-1080-20261014.webp\" media=\"(max-width:760px)\" fetchpriority=\"high\">\n      <div class=\"kcv-media\" aria-hidden=\"true\" style=\"--kcv-img:url('https:\/\/kohenavocats.fr\/wp-content\/uploads\/2026\/10\/kohen-v3\/kohen-fr-17837-paysage-20261014.webp');--kcv-img-m:url('https:\/\/kohenavocats.fr\/wp-content\/uploads\/2026\/10\/kohen-v3\/kohen-fr-17837-paysage-1080-20261014.webp')\"><\/div>\n      <div class=\"kcv-panel kcv-glass\" id=\"kch-form\">\n        <div class=\"kcv-panel-head\">\n          <div>\n            <p class=\"kcv-panel-k\">Co-ownership law \u00b7 Paris<\/p>\n            <h2 class=\"kcv-panel-t\">Get a <em>first analysis<\/em><\/h2>\n            <p class=\"kcv-panel-l\">General meeting to challenge, charges to recover, works blocked or managing agent in default: the diagnosis and the time limit decide the case. Send the regulations and the minutes \u2014 reply within 24 to 48 hours.<\/p>\n          <\/div>\n          <div class=\"kcv-chip kcv-glass\"><p class=\"kcv-chip-n\">24 \u00e0 48 h<\/p><p class=\"kcv-chip-x\">first legal<br>review<\/p><\/div>\n        <\/div>\n        <div class=\"kcf-wrap\">\n<form id=\"kcf-2form\" data-kcf data-api-url=\"https:\/\/kohenavocats.fr\/wp-json\/kohen-form\/v1\/submit\" data-vps-url=\"https:\/\/upload-fr.46-224-152-225.sslip.io\/submit\" data-max-size=\"1073741824\" data-max-files=\"500\" novalidate enctype=\"multipart\/form-data\">\n  <input type=\"hidden\" name=\"rendered_at\" value=\"1776847557\">\n  <div class=\"kcf-hp\" aria-hidden=\"true\"><label for=\"kcf-2website\">Do not fill in<\/label><input id=\"kcf-2website\" name=\"website\" type=\"text\" tabindex=\"-1\" autocomplete=\"off\"><\/div>\n  <div class=\"kcf-price\">\n    <span class=\"kcf-price-amount\">\u20ac80<small>incl. 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l'\u00c9tat.\",\"auteur\":\"data.gouv.fr\",\"paraphrase\":true,\"libelle\":\"Voir la fiche sur data.gouv.fr\"},{\"titre\":\"Commentaires des d\u00e9cisions de justice par l'IA g\u00e9n\u00e9rative\",\"url\":\"https:\/\/www.data.gouv.fr\/reuses\/commentaires-des-decisions-de-justice-par-lia-generative\",\"citation\":\"R\u00e9utilisation des donn\u00e9es publiques de justice publi\u00e9e par Kohen Avocats et r\u00e9f\u00e9renc\u00e9e sur data.gouv.fr.\",\"auteur\":\"data.gouv.fr\",\"paraphrase\":true,\"libelle\":\"Voir la r\u00e9utilisation sur data.gouv.fr\"}]},\"awwwards\":{\"nom\":\"Awwwards\",\"articles\":[{\"titre\":\"Kohen Avocats, site nomm\u00e9 aux Awwwards\",\"url\":\"https:\/\/www.awwwards.com\/sites\/kohen-avocats\",\"citation\":\"Le site du cabinet figure parmi les sites nomm\u00e9s (\u00ab Nominee \u00bb) par Awwwards, r\u00e9f\u00e9rence internationale du design web.\",\"auteur\":\"Awwwards\",\"paraphrase\":true,\"libelle\":\"Voir la fiche sur 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aria-selected=\"false\" tabindex=\"-1\">The rules<\/button><button class=\"kcv-chip-t\" type=\"button\" role=\"tab\" id=\"kcv-t-kcv-p2\" aria-controls=\"kcv-p2\" aria-selected=\"false\" tabindex=\"-1\">Your documents<\/button><button class=\"kcv-chip-t\" type=\"button\" role=\"tab\" id=\"kcv-t-kcv-p3\" aria-controls=\"kcv-p3\" aria-selected=\"false\" tabindex=\"-1\">The method<\/button><button class=\"kcv-chip-t\" type=\"button\" role=\"tab\" id=\"kcv-t-kcv-p4\" aria-controls=\"kcv-p4\" aria-selected=\"false\" tabindex=\"-1\">The timetable<\/button><button class=\"kcv-chip-t\" type=\"button\" role=\"tab\" id=\"kcv-t-kcv-p5\" aria-controls=\"kcv-p5\" aria-selected=\"false\" tabindex=\"-1\">The checks<\/button><button class=\"kcv-chip-t\" type=\"button\" role=\"tab\" id=\"kcv-t-kcv-synthese\" aria-controls=\"kcv-synthese\" aria-selected=\"false\" tabindex=\"-1\">Summary<\/button><button class=\"kcv-chip-t\" type=\"button\" role=\"tab\" id=\"kcv-t-kcv-faq\" aria-controls=\"kcv-faq\" aria-selected=\"false\" tabindex=\"-1\">Questions<\/button><button class=\"kcv-chip-t\" type=\"button\" role=\"tab\" id=\"kcv-t-kcv-textes\" aria-controls=\"kcv-textes\" aria-selected=\"false\" tabindex=\"-1\">Legal texts<\/button><\/div><\/div>\n    <div class=\"kcv-track\"><div class=\"kcv-slide kcv-on\" id=\"kcv-avocat\" role=\"tabpanel\" aria-labelledby=\"kcv-t-kcv-avocat\" tabindex=\"-1\">\n<div class=\"kcv-pro\">\n  <figure class=\"kcv-pro-photo\"><img fetchpriority=\"high\" src=\"https:\/\/kohenavocats.fr\/wp-content\/uploads\/kohen-footer\/portrait-reda-20260920-lignes-orange.jpg\" alt=\"Reda Kohen, lawyer at the Paris Bar\" width=\"1122\" height=\"1402\" loading=\"eager\" decoding=\"async\">\n    <figcaption class=\"kcv-pro-cap kcv-glass\"><span class=\"kcv-pro-capn\">Reda Kohen<\/span><span class=\"kcv-pro-capr\">Lawyer at the Paris Bar<\/span><\/figcaption>\n  <\/figure>\n  <div class=\"kcv-pro-body\">\n    <p class=\"kk\">Real estate law \u00b7 Paris 17th arrondissement<\/p>\n    <h2>What a <em>co-ownership lawyer<\/em> in Paris does<\/h2>\n    <ul class=\"kcv-pro-tags\"><li>Paris Bar<\/li><li>Real estate law<\/li><li>Firm in the 17th arrondissement, Paris<\/li><\/ul>\n    <p class=\"kcv-p\">Lawyer at the Paris Bar \u2014 co-ownership law.<\/p>\n    <p class=\"kcv-p\">Co-ownership plays out on four fronts: the general meeting \u2014 notice, the majorities of Articles 24, 25, 25-1 and 26, challenge within the two months of Article 42; charges \u2014 apportionment under Article 10, recovery backed by the priority claim of Article 19-1 and the acceleration of the debt under Article 19-2; works \u2014 authorisation, refusal and court authorisation under Article 30; liability \u2014 the managing agent's fault as agent, the association's liability as of right for defects in the common parts. Each front has its own time limit and its own evidence.<\/p>\n    <p class=\"kcv-p\">Send what you have, even if incomplete: the firm will prioritise and complete the file with you. In an emergency, call <a href=\"tel:+33646605822\">06 46 60 58 22<\/a>.<\/p>\n    <p class=\"kcv-pro-meta\"><a href=\"https:\/\/consultation.avocat.fr\/avocat-paris\/reda-kohen-54670.html\" target=\"_blank\" rel=\"noopener\">Official profile in the directory of French lawyers (CNB)<\/a><span>Firm at 11 rue Margueritte, 75017 Paris<\/span><\/p>\n  <\/div>\n<\/div>\n<div class=\"kcv-cards\">\n  <div class=\"kcv-card\"><h3>The right dispute first<\/h3><p>Annulment of a meeting, challenge to charges, authorisation of works, liability of the managing agent or of the association: the initial diagnosis avoids bringing the wrong procedure on the right grievance.<\/p><\/div>\n  <div class=\"kcv-card\"><h3>The managing agent, an agent with a defined mandate<\/h3><p>The managing agent administers the building under Article 18 of the Law of 10 July 1965, on behalf of the association: its management faults make it liable, but it is not answerable for contracts entered into on the association's behalf.<\/p><\/div>\n  <div class=\"kcv-card\"><h3>The association, liable as of right<\/h3><p>Construction defect or failure to maintain the common parts: the association pays compensation without any need to prove fault \u2014 provided the defect and the causal link are established.<\/p><\/div>\n<\/div><\/div><div class=\"kcv-slide\" id=\"kcv-p1\" role=\"tabpanel\" aria-labelledby=\"kcv-t-kcv-p1\" tabindex=\"-1\">\n<p class=\"kk\">The rules<\/p>\n<h2>Four fronts, <em>four regimes<\/em><\/h2>\n<p class=\"kcv-lead\">Four rules structure co-ownership litigation.<\/p>\n<ol class=\"kcv-conds\">\n  <li>A meeting's decision must be challenged within the strict two-month time limit of <a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000039329680\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000039329680\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 42 of the Law of 10 July 1965<\/a>, and each resolution has its own majority: the Court of Cassation (Cour de cassation) sets aside votes taken on the wrong majority (<a href=\"https:\/\/www.courdecassation.fr\/decision\/5fca88fd99346d7a8e428e3a\" target=\"_blank\" rel=\"noopener\">Cass. 3e civ., 12 July 2018, No. 17-21.378<\/a>).<\/li>\n  <li>Charges are apportioned under <a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000048618716\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000048618716\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 10<\/a> and recovered with the priority claim of <a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000020445486\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000020445486\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 19-1<\/a> and the acceleration of the debt (d\u00e9ch\u00e9ance du terme) under <a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000051749511\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000051749511\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 19-2<\/a> \u2014 but an opposition that is not properly itemised causes the claims to lose their privileged status (<a href=\"https:\/\/www.courdecassation.fr\/decision\/607979ec9ba5988459c4a0a5\" target=\"_blank\" rel=\"noopener\">Cass. 3e civ., 27 November 2013, No. 12-25.824<\/a>).<\/li>\n  <li>Refused improvement works can be authorised by the court (<a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000043975356\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000043975356\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 30, paragraph 4<\/a>), provided the general meeting has first validly refused them \u2014 failing that, the application is inadmissible (<a href=\"https:\/\/www.courdecassation.fr\/decision\/61372370cd58014677409c82\" target=\"_blank\" rel=\"noopener\">Cass. 3e civ., 26 January 2000, No. 98-14.798<\/a>).<\/li>\n  <li>The association is liable as of right for construction defects and failures to maintain the common parts \u2014 but the defect and its causal link with the damage must still be established (<a href=\"https:\/\/www.courdecassation.fr\/decision\/67f76940346c8e4db434750a\" target=\"_blank\" rel=\"noopener\">Cass. 3e civ., 10 April 2025, No. 23-18.503<\/a>).<\/li>\n<\/ol>\n<div class=\"kcv-callout\"><span class=\"kcv-callout-i\"><svg viewBox=\"0 0 24 24\" width=\"22\" height=\"22\" fill=\"currentColor\" aria-hidden=\"true\"><path d=\"M9.6 6C6.5 7.4 4.5 10 4.5 13.4V18h6v-6H7.6c.2-1.9 1.4-3.4 3.2-4.3L9.6 6zm9 0c-3.1 1.4-5.1 4-5.1 7.4V18h6v-6h-2.9c.2-1.9 1.4-3.4 3.2-4.3L18.6 6z\"\/><\/svg><\/span><p>The managing agent exercises its mandate within the framework of <a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000050623570\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000050623570\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 18<\/a>: it is not personally liable for contracts entered into on behalf of the association (<a href=\"https:\/\/www.courdecassation.fr\/decision\/5fd905b85b7b999d612ace75\" target=\"_blank\" rel=\"noopener\">Cass. 3e civ., 27 April 2017, No. 15-24.468<\/a>), but its management faults \u2014 such as charging a co-owner with a repair that falls to the association \u2014 make it liable in tort (<a href=\"https:\/\/www.courdecassation.fr\/decision\/5fca932fda67c5873bb2eacf\" target=\"_blank\" rel=\"noopener\">Cass. 3e civ., 12 April 2018, No. 17-15.057<\/a>). Its removal follows the absolute majority of Article 25 (c), with the fallback vote of <a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000049398359\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000049398359\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 25-1<\/a>.<\/p><\/div><\/div><div class=\"kcv-slide\" id=\"kcv-p2\" role=\"tabpanel\" aria-labelledby=\"kcv-t-kcv-p2\" tabindex=\"-1\">\n<p class=\"kk\">Your documents<\/p>\n<h2>What to send, depending on <em>your role<\/em><\/h2>\n<p class=\"kcv-lead\">The co-ownership regulations and the minutes carry most of each case.<\/p>\n<div class=\"kcv-duel\">\n  <div class=\"kcv-opt kcv-opt-a\"><p class=\"kcv-opt-k\">Position A<\/p><p class=\"kcv-opt-t\">Co-owner<\/p><ul><li>Co-ownership regulations and descriptive statement of division (\u00e9tat descriptif de division)<\/li><li>Minutes of the latest general meetings and notices of meeting<\/li><li>Charge statements and contested calls for funds<\/li><li>Correspondence with the managing agent and photographs of the defects<\/li><\/ul><\/div>\n  <div class=\"kcv-or\" aria-hidden=\"true\">or<\/div>\n  <div class=\"kcv-opt kcv-opt-b\"><p class=\"kcv-opt-k\">Position B<\/p><p class=\"kcv-opt-t\">Association or managing agent<\/p><ul><li>Managing agent's contract and minutes of appointment<\/li><li>Individual accounts of co-owners in arrears<\/li><li>Formal notices and recovery documents served<\/li><li>Technical reports on the common parts<\/li><\/ul><\/div>\n<\/div>\n<div class=\"kcv-callout\"><span class=\"kcv-callout-i\"><svg viewBox=\"0 0 24 24\" width=\"22\" height=\"22\" fill=\"currentColor\" aria-hidden=\"true\"><path d=\"M9.6 6C6.5 7.4 4.5 10 4.5 13.4V18h6v-6H7.6c.2-1.9 1.4-3.4 3.2-4.3L9.6 6zm9 0c-3.1 1.4-5.1 4-5.1 7.4V18h6v-6h-2.9c.2-1.9 1.4-3.4 3.2-4.3L18.6 6z\"\/><\/svg><\/span><p>Common mistakes: letting the two months of Article 42 run out while waiting for an amicable solution; suing the managing agent where the debtor is the association.<\/p><\/div>\n<p class=\"kcv-p\">The firm also handles:<\/p>\n<ul class=\"kcv-pro-tags\"><li>Removal of the managing agent<\/li><li>Abuse of majority<\/li><li>Common parts for private use<\/li><li>Amendment of the regulations<\/li><\/ul><\/div><div class=\"kcv-slide\" id=\"kcv-p3\" role=\"tabpanel\" aria-labelledby=\"kcv-t-kcv-p3\" tabindex=\"-1\">\n<p class=\"kk\">The method<\/p>\n<h2>How the firm <em>supports you<\/em><\/h2>\n<p class=\"kcv-lead\">Diagnosing the right dispute comes before any step \u2014 the timetable does the rest.<\/p>\n<div class=\"kcv-rows\">\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Step 1<\/p><h3>First contact and sending your documents<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\">Regulations, minutes, statements, correspondence: first legal reading within 24 to 48 hours.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Step 2<\/p><h3>Diagnosis of the dispute<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\">General meeting, charges, works, liability: characterisation of the grievance, of the defendant and of the applicable time limit.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Step 3<\/p><h3>Strategy and steps<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\">Formal notice, writ of summons for nullity, recovery or liability claim before the Paris judicial court.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Step 4<\/p><h3>Hearing and enforcement<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\">Submissions, expert assessment if needed, judgment and follow-up of enforcement \u2014 new general meeting, payment, works.<\/p><\/div><\/div>\n<\/div>\n<div class=\"kcv-callout\"><span class=\"kcv-callout-i\"><svg viewBox=\"0 0 24 24\" width=\"22\" height=\"22\" fill=\"currentColor\" aria-hidden=\"true\"><path d=\"M9.6 6C6.5 7.4 4.5 10 4.5 13.4V18h6v-6H7.6c.2-1.9 1.4-3.4 3.2-4.3L9.6 6zm9 0c-3.1 1.4-5.1 4-5.1 7.4V18h6v-6h-2.9c.2-1.9 1.4-3.4 3.2-4.3L18.6 6z\"\/><\/svg><\/span><p>Identifying the right defendant is a preliminary question: the association for the common parts and meeting decisions, the managing agent for its own management faults.<\/p><\/div><\/div><div class=\"kcv-slide\" id=\"kcv-p4\" role=\"tabpanel\" aria-labelledby=\"kcv-t-kcv-p4\" tabindex=\"-1\">\n<p class=\"kk\">The timetable<\/p>\n<h2>The litigation cycle <em>of a co-ownership<\/em><\/h2>\n<p class=\"kcv-lead\">The deadlines that punctuate each financial year.<\/p>\n<ol class=\"kcv-hs\"><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Notice of meeting<\/p><p>At least twenty-one days before the meeting, with a precise agenda: the first regularity check.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Annual general meeting<\/p><p>Budget, accounts, works, managing agent: each resolution has its own majority, with any opposition recorded in the minutes.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Minutes + 2 months<\/p><p>Strict time limit of Article 42 for a challenge; once it has passed, the decision is final.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Unpaid charges<\/p><p>Formal notice, acceleration of the debt after thirty days (Article 19-2), statutory lien on the property.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Works and defects<\/p><p>General meeting authorisation, refusal, Article 30; liability as of right for the common parts.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Proceedings and enforcement<\/p><p>Writ of summons, expert assessment, judgment: annulment, payment, works under a penalty payment.<\/p><\/li><\/ol><\/div><div class=\"kcv-slide\" id=\"kcv-p5\" role=\"tabpanel\" aria-labelledby=\"kcv-t-kcv-p5\" tabindex=\"-1\">\n<p class=\"kk\">The checks<\/p>\n<h2>What the firm checks <em>before acting<\/em><\/h2>\n<p class=\"kcv-lead\">No writ of summons before these points have been checked.<\/p>\n<div class=\"kcv-split\">\n  <ul class=\"kcv-check\"><li><svg width=\"18\" height=\"18\" viewBox=\"0 0 24 24\" fill=\"none\" stroke=\"#E09019\" stroke-width=\"2.4\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><polyline points=\"20 6 9 17 4 12\"\/><\/svg><span>Characterisation of the dispute: general meeting, charges, works, liability.<\/span><\/li><li><svg width=\"18\" height=\"18\" viewBox=\"0 0 24 24\" fill=\"none\" stroke=\"#E09019\" stroke-width=\"2.4\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><polyline points=\"20 6 9 17 4 12\"\/><\/svg><span>Time limits: the two months of Article 42, limitation periods applicable to charges and refunds.<\/span><\/li><li><svg width=\"18\" height=\"18\" viewBox=\"0 0 24 24\" fill=\"none\" stroke=\"#E09019\" stroke-width=\"2.4\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><polyline points=\"20 6 9 17 4 12\"\/><\/svg><span>Correct defendant: association, managing agent in its own name, co-owner, third party.<\/span><\/li><li><svg width=\"18\" height=\"18\" viewBox=\"0 0 24 24\" fill=\"none\" stroke=\"#E09019\" stroke-width=\"2.4\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><polyline points=\"20 6 9 17 4 12\"\/><\/svg><span>Majorities applied resolution by resolution and regularity of the notice of meeting.<\/span><\/li><li><svg width=\"18\" height=\"18\" viewBox=\"0 0 24 24\" fill=\"none\" stroke=\"#E09019\" stroke-width=\"2.4\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><polyline points=\"20 6 9 17 4 12\"\/><\/svg><span>Evidence: minutes, itemised statements, technical reports, bailiff's reports.<\/span><\/li><li><svg width=\"18\" height=\"18\" viewBox=\"0 0 24 24\" fill=\"none\" stroke=\"#E09019\" stroke-width=\"2.4\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><polyline points=\"20 6 9 17 4 12\"\/><\/svg><span>Enforcement: solvency, statutory lien, mortgage, opposition on the sale price.<\/span><\/li><\/ul>\n  <aside class=\"kcv-act\">\n    <p class=\"kcv-act-k\">Case documents<\/p>\n    <p class=\"kcv-act-t\">Send what you have, even if incomplete<\/p>\n    <p class=\"kcv-act-p\">Submit your documents through the confidential form at the top of the page: the firm will prioritise and complete the file with you.<\/p>\n    <div class=\"kcv-act-b\"><a class=\"kcv-fb kcv-fb-mail\" href=\"#kch-form\"><span class=\"kcv-fb-orb\"><svg viewBox=\"0 0 24 24\" width=\"24\" height=\"24\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><rect x=\"2.5\" y=\"4.5\" width=\"19\" height=\"15\" rx=\"2.5\"\/><path d=\"m3.5 6.5 8.5 6.5 8.5-6.5\"\/><\/svg><\/span><span class=\"kcv-fb-txt\">Send your documents<span class=\"kcv-fb-n\">confidential form<\/span><\/span><\/a><a class=\"kcv-fb kcv-fb-tel\" href=\"tel:+33646605822\"><span class=\"kcv-fb-orb\"><svg viewBox=\"0 0 24 24\" width=\"24\" height=\"24\" fill=\"currentColor\" stroke=\"none\" stroke-width=\"0\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M22 16.9v3a2 2 0 0 1-2.2 2 19.8 19.8 0 0 1-8.6-3.1 19.5 19.5 0 0 1-6-6A19.8 19.8 0 0 1 2.1 4.2 2 2 0 0 1 4.1 2h3a2 2 0 0 1 2 1.7c.1.9.4 1.8.7 2.7a2 2 0 0 1-.5 2.1L8 9.8a16 16 0 0 0 6 6l1.3-1.3a2 2 0 0 1 2.1-.4c.9.3 1.8.6 2.7.7a2 2 0 0 1 1.7 2z\"\/><\/svg><\/span><span class=\"kcv-fb-txt\">Call the firm<span class=\"kcv-fb-n\">06&nbsp;46&nbsp;60&nbsp;58&nbsp;22<\/span><\/span><\/a><\/div>\n  <\/aside>\n<\/div><\/div><div class=\"kcv-slide\" id=\"kcv-synthese\" role=\"tabpanel\" aria-labelledby=\"kcv-t-kcv-synthese\" tabindex=\"-1\">\n<p class=\"kk\">Summary<\/p>\n<h2>Situation, evidence, <em>time limit, action<\/em><\/h2>\n<p class=\"kcv-lead\">The situations most often handled by the firm, to quickly calibrate the priority and the procedural tool.<\/p>\n<div class=\"kcv-rows\">\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Challenged general meeting decision<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> minutes received with the date of notification, status as opposing or absent co-owner, irregularity identified.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> 2 months from notification of the minutes (Article 42).<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> writ of summons for nullity before the Paris judicial court.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Charges unpaid by a co-owner<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> detailed statement, formal notice sent, budget voted at an approved general meeting.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> 30 days after formal notice to trigger Article 19-2.<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> accelerated procedure on the merits, opposition by the managing agent, real property seizure.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Works refused at the general meeting<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> minutes of a valid refusal, improvement works project, quotes.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> 5 years from the valid refusal.<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> writ of summons for court authorisation under Article 30, paragraph 4.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Managing agent's fault causing loss<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> established breach of the mandate, letters, expert report, erroneous accounts.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> 5 years from knowledge of the damage.<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> action in contractual or tort liability, removal.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Disturbance caused by a defect in the common parts<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> photographs, expert report, causal link, descriptive statement of division.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> 5 years from knowledge of the damage.<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> action against the association based on Article 14 of the Law.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Appropriation of a common part<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> building plans, photographs, co-ownership regulations, witness statements.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> 5 years since the Ordinance of 30 October 2019.<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> action for restoration for the benefit of the association.<\/p><\/div><\/div>\n<\/div>\n<h3 class=\"kcv-center\">Practical cases from the firm<\/h3>\n<p class=\"kcv-small kcv-center\">Anonymised examples. The figures correspond to real cases, rounded for the sake of discretion.<\/p>\n<p class=\"kcv-p\">The anonymised examples below illustrate the variety of cases handled. The figures correspond to real cases but have been rounded for the sake of discretion.<\/p>\n<div class=\"kcv-cards\">\n  <div class=\"kcv-card\"><h3>Annulment of an entire general meeting for defective notice<\/h3><p>Seven co-owners out of forty had not received a valid notice of meeting, the managing agent having used an outdated list. All the resolutions voted were annulled and a new general meeting was ordered. The managing agent's remuneration was reduced because of the established management fault.<\/p><p class=\"kcv-small\">Action: nullity based on Article 9 of the Decree. Result: new general meeting, costs borne by the managing agent.<\/p><\/div>\n  <div class=\"kcv-card\"><h3>Recovery of \u20ac23,600 and real property seizure by the association<\/h3><p>Two co-owners in arrears over three financial years. Accelerated procedure on the merits, judgment ordering payment, and a valid opposition by the managing agent distinguishing the four categories of claims. Real property seizure initiated. Forced sale avoided by an amicable sale agreement.<\/p><p class=\"kcv-small\">Action: Article 19-2 and the association's statutory lien. Result: full recovery.<\/p><\/div>\n  <div class=\"kcv-card\"><h3>Court authorisation of works refused at the general meeting<\/h3><p>Thermal insulation works for a top-floor flat refused at the general meeting despite a simple majority. Writ of summons for court authorisation under Article 30, after a rigorous reading of the minutes of the valid refusal. The court authorised the works at the sole expense of the applicant co-owner, subject to the technical expert assessment.<\/p><p class=\"kcv-small\">Action: Article 30, paragraph 4. Result: works authorised on production of studies.<\/p><\/div>\n<\/div><\/div><div class=\"kcv-slide\" id=\"kcv-faq\" role=\"tabpanel\" aria-labelledby=\"kcv-t-kcv-faq\" tabindex=\"-1\">\n<p class=\"kk\">Frequently asked questions<\/p>\n<h2>Your questions: <em>on co-ownership law<\/em><\/h2>\n<div class=\"kcv-faqgrid\">\n  <aside class=\"kcv-act kcv-act-sticky\">\n    <p class=\"kcv-act-k\">15 questions<\/p>\n    <p class=\"kcv-act-t\">A situation not listed here?<\/p>\n    <p class=\"kcv-act-p\">Every case has its own features. The firm reads your documents before answering you.<\/p>\n    <div class=\"kcv-act-b\"><a class=\"kcv-fb kcv-fb-tel\" href=\"tel:+33646605822\"><span class=\"kcv-fb-orb\"><svg viewBox=\"0 0 24 24\" width=\"24\" height=\"24\" fill=\"currentColor\" stroke=\"none\" stroke-width=\"0\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M22 16.9v3a2 2 0 0 1-2.2 2 19.8 19.8 0 0 1-8.6-3.1 19.5 19.5 0 0 1-6-6A19.8 19.8 0 0 1 2.1 4.2 2 2 0 0 1 4.1 2h3a2 2 0 0 1 2 1.7c.1.9.4 1.8.7 2.7a2 2 0 0 1-.5 2.1L8 9.8a16 16 0 0 0 6 6l1.3-1.3a2 2 0 0 1 2.1-.4c.9.3 1.8.6 2.7.7a2 2 0 0 1 1.7 2z\"\/><\/svg><\/span><span class=\"kcv-fb-txt\">Call the firm<span class=\"kcv-fb-n\">06&nbsp;46&nbsp;60&nbsp;58&nbsp;22<\/span><\/span><\/a><a class=\"kcv-fb kcv-fb-mail\" href=\"#kch-form\"><span class=\"kcv-fb-orb\"><svg viewBox=\"0 0 24 24\" width=\"24\" height=\"24\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><rect x=\"2.5\" y=\"4.5\" width=\"19\" height=\"15\" rx=\"2.5\"\/><path d=\"m3.5 6.5 8.5 6.5 8.5-6.5\"\/><\/svg><\/span><span class=\"kcv-fb-txt\">Send your documents<span class=\"kcv-fb-n\">confidential form<\/span><\/span><\/a><\/div>\n  <\/aside>\n  <div class=\"kcv-faq\"><details><summary>What powers does the managing agent have in a co-ownership?<\/summary><div class=\"a\"><p>The managing agent is appointed by the general meeting by the absolute majority of Article 25 (c) of the Law of 10 July 1965. Its powers are defined by Article 18. It administers the building, carries out the decisions of the general meeting, collects the charges, keeps the accounts and the archives, represents the association in court and ensures that the co-ownership regulations are applied. It convenes the general meeting, prepares the agenda with the co-owners' council, drafts the minutes and notifies them to opposing and absent co-owners. The <a href=\"https:\/\/www.courdecassation.fr\/decision\/5fd905b85b7b999d612ace75\" target=\"_blank\" rel=\"noopener\">Court of Cassation clarified on 27 April 2017<\/a> that it always acts in the name and on behalf of the association, not in its own name. This rule protects the managing agent against suppliers and shapes the defence when they try to sue it directly. The managing agent is not a company officer: it holds a mandate in the common interest, revocable at any time in the forms required by law.<\/p><\/div><\/details><details><summary>How can a defaulting managing agent be removed?<\/summary><div class=\"a\"><p>Removal of the managing agent follows the same rules as its appointment: the absolute majority of Article 25 (c), with the possibility of a second vote by simple majority under Article 25-1 if the proposal obtained at least one third of the votes of all co-owners. Removal requires a question properly placed on the agenda. For serious grounds (management fault, breach of contractual obligations, loss of confidence), removal is valid without notice or compensation. For less serious grounds, the removed managing agent may claim the balance of its end-of-mandate fees. The case law assesses the grounds strictly: keeping evidence of the failings (formal notice letters, observations of the co-owners' council, erroneous accounts) is essential. Where no serious ground is established, the removal may be challenged by the managing agent and lead to its reinstatement or to damages.<\/p><\/div><\/details><details><summary>Who pays the charges in a co-ownership and how are they apportioned?<\/summary><div class=\"a\"><p><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000048618716\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000048618716\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 10 of the Law of 10 July 1965<\/a> distinguishes two categories. General charges (administration, maintenance, preservation of the common parts) are shared among all co-owners according to their co-ownership shares (tanti\u00e8mes). Special charges (collective services and shared equipment: lift, collective heating, caretaker) are apportioned according to the objective usefulness these services have for each lot. The co-ownership regulations set the apportionment scale. Any incorrect allocation between general and special charges weakens the association's claim and may justify challenging the statement. The landlord co-owner alone remains liable for the charges to the association; the landlord can then re-invoice part of them to the tenant within the list set by the Decree of 26 August 1987. Wrong apportionment by the managing agent makes it liable, as the <a href=\"https:\/\/www.courdecassation.fr\/decision\/5fca932fda67c5873bb2eacf\" target=\"_blank\" rel=\"noopener\">Court of Cassation recalled on 12 April 2018<\/a>.<\/p><\/div><\/details><details><summary>What is the time limit for challenging a general meeting decision?<\/summary><div class=\"a\"><p>The strict time limit is <strong>two months from notification of the minutes<\/strong>, under <a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000039329680\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000039329680\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 42, paragraph 2, of the Law of 10 July 1965<\/a>. This provision is a matter of public policy and the sanction is forfeiture: once the time limit has passed, the action is inadmissible, whatever the merits of the complaint. Notification must be made by the managing agent within one month of the meeting, by registered letter with acknowledgement of receipt. The time limit runs from the day after the first presentation of the letter. If notification is irregular, or if the managing agent cannot prove it was sent, time does not run and the action remains open within the ordinary five-year limitation period. Only opposing or absent co-owners have standing to sue. See the dedicated page on <a href=\"https:\/\/kohenavocats.fr\/en\/real-estate-law-attorneys-paris-75017\/co-owners-meeting-lawyer\/\">challenging a general meeting<\/a>.<\/p><\/div><\/details><details><summary>Can a co-owner refuse to pay in the event of a disagreement?<\/summary><div class=\"a\"><p>No, a co-owner cannot refuse to pay charges, even when challenging a general meeting decision or the managing agent's performance. Charges fall due once properly called under the resolutions adopted at the general meeting. The only way to block payment is to obtain annulment of the decision concerned, and even then: until the decision is annulled, it remains enforceable. Failing payment within thirty days of a formal notice, <a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000051749511\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000051749511\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 19-2<\/a> makes the whole forecast budget immediately payable and opens the accelerated procedure on the merits to the association. The recalcitrant co-owner is exposed to an order to pay in full, interest, an award of costs under Article 700 and enforcement of the statutory lien of Article 19-1. The defence requires a rigorous challenge to the statement rather than a refusal to pay. To go further on this litigation, see the <a href=\"https:\/\/kohenavocats.fr\/en\/real-estate-law-attorneys-paris-75017\/co-ownership-charges-lawyer\/\">page on recovering charges<\/a>.<\/p><\/div><\/details><details><summary>Can the co-owners' association be sued for liability?<\/summary><div class=\"a\"><p>Yes. Article 14 of the Law of 10 July 1965 provides that the co-owners' association is liable for damage caused to co-owners or third parties by a construction defect or a failure to maintain the common parts. Liability arises provided the defect or failure, the damage and the causal link are proved. The <a href=\"https:\/\/www.courdecassation.fr\/decision\/67f76940346c8e4db434750a\" target=\"_blank\" rel=\"noopener\">Court of Cassation recalled on 10 April 2025<\/a> that the victim bears the burden of proof: the court of appeal must establish the existence of a construction defect or a failure to maintain that caused the damage, and cannot rely on a presumption. The association then has subrogated recourse against builders or suppliers. This action can be combined with an action against the managing agent personally if a management fault is shown (failure to carry out scheduled maintenance, failure to take out insurance, culpable delays).<\/p><\/div><\/details><details><summary>Can a co-owner appropriate common parts?<\/summary><div class=\"a\"><p>No. The common parts belong jointly to all co-owners, in proportion to their co-ownership shares. Any appropriation (extending a terrace, closing off a walkway, opening a door onto a common part) is unlawful without the express authorisation of the general meeting or court authorisation. The association has an action for restoration, which became a five-year action under Ordinance No. 2019-1101 of 30 October 2019, aligned with the ordinary limitation period. Before that reform, the action was ten-year. The action lies against the person who made the appropriation and against that person's successor, continuing disturbance not extinguishing the limitation period. Proof relies on the co-ownership regulations, the descriptive statement of division, plans, photographs and expert assessment. There are two ways to authorise an appropriation: a vote at the general meeting by the majority of Article 26 (amendment of the regulations), or court authorisation under Article 30, paragraph 4, if the project is an improvement and was refused at the general meeting.<\/p><\/div><\/details><details><summary>How does the co-owners' council work?<\/summary><div class=\"a\"><p>The co-owners' council is defined by Article 21 of the Law of 10 July 1965. It is made up of members elected by the general meeting from among the co-owners, their spouses, civil partners (PACS) or successors in title. Its task is to assist the managing agent and to oversee its management. It gives its opinion on the questions on the agenda, examines the accounts, checks the supporting documents, may be consulted on any subject of collective interest and reports anomalies. Since the ALUR Law of 24 March 2014, the council may receive a delegation from the general meeting to authorise certain expenditure within a budget previously voted. The council has no decision-making power of its own: only the general meeting can adopt or reject resolutions. Its vigilance can prevent disputes, but it does not relieve a co-owner wishing to challenge a decision of the need to bring a personal action within the time limit of Article 42. The council can be a key player in preventing disputes.<\/p><\/div><\/details><details><summary>Which court has jurisdiction over co-ownership disputes in Paris?<\/summary><div class=\"a\"><p>The competent court is the judicial court of the place where the building is located, under Article 44 of the Code of Civil Procedure. In Paris, territorial jurisdiction lies with the Paris judicial court, and subject-matter jurisdiction is given to the 8th civil chamber, which groups the sections specialised in co-ownership, residential leases and commercial leases. The procedure is the written procedure with mandatory representation by a lawyer. The writ of summons is served on the co-owners' association, in the person of its acting managing agent. The pre-trial judge, sitting alone, can rule on inadmissibility objections (Article 789, 6\u00b0 of the Code of Civil Procedure), notably the time bar of Article 42. At the end of the pre-trial phase, the case is referred to the trial hearing. Hearing delays vary between 12 and 24 months depending on the court's backlog. The judgment may be appealed to the Paris Court of Appeal within one month.<\/p><\/div><\/details><details><summary>Can the managing agent claim fees not provided for in the contract?<\/summary><div class=\"a\"><p>No, in principle. The managing agent's contract, drawn up in accordance with the model contract set by Decree No. 2015-342 of 26 March 2015, is deemed exhaustive: only the services listed can be remunerated. Any service outside the contract must be the subject of a prior quote accepted by the general meeting or by the co-owners' council acting under delegation. The disputed fees are frequently those linked to so-called special tasks: additional general meetings, handling of insurance claims, recovery proceedings, supervision of works. Abusive practices are sanctioned by nullity of the charge and refund of the sums received. The dispute may take the form of recovery proceedings by the managing agent (which must then show compliance with the contract) or an action by the association for repayment of sums not due. Rigour in reading the contract is essential for the co-owners' council, which must check each invoice before approving it.<\/p><\/div><\/details><details><summary>Can a bailiff draw up the minutes in place of the managing agent?<\/summary><div class=\"a\"><p>No, the minutes of the general meeting are drafted by the managing agent, as agent of the association, and signed by the chair, the secretary and the scrutineers (Article 17 of the Decree of 17 March 1967). The commissaire de justice (formerly huissier) cannot take the managing agent's place in drafting the minutes. However, the commissaire de justice may attend the general meeting as a neutral witness, record any material incident or formal irregularity in a report, and then issue copies of the findings usable in court. This presence is useful when a general meeting is contentious, when there is a risk of votes being challenged or when the make-up of the meeting's officers (chair, secretary and scrutineers) is problematic. The report does not replace the minutes but may shed light on them or contradict them. For a particularly sensitive general meeting, the firm systematically recommends the presence of a commissaire de justice, whose cost is generally borne by the association.<\/p><\/div><\/details><details><summary>How does a general meeting work in practice?<\/summary><div class=\"a\"><p>The general meeting is held on the date, at the place and at the time set by the notice. It begins with the appointment of the chair, the secretary and the scrutineers (generally the managing agent as secretary, unless the regulations provide otherwise). The attendance sheet is drawn up and signed. Each resolution on the agenda is examined separately: presentation, debate, vote. Voting may be by show of hands, by roll call or by secret ballot depending on the regulations. Votes are counted according to the co-ownership shares. Under each resolution, the minutes record the result of the vote and the names of those opposed, abstaining and absent. At the end, the minutes are signed at the meeting or within eight days. Their drafting and the regularity of the vote count are the two most contentious points: an error on the majority, a missing entry or an incomplete attendance sheet can support an action for nullity within the strict time limit of Article 42.<\/p><\/div><\/details><details><summary>Which majorities apply to which decisions at a general meeting?<\/summary><div class=\"a\"><p>The Law of 10 July 1965 distinguishes several majorities. Article 24 sets out the simple majority (majority of the votes cast by those present, represented or voting by post): day-to-day management, approval of the accounts, forecast budget, works necessary for preservation. Article 25 requires the absolute majority (majority of the votes of all co-owners): appointment and removal of the managing agent and of the co-owners' council, authorisation of works affecting the common parts, energy-saving works, installation of electric charging points. Article 25-1 introduces a fallback: if the proposal obtained at least one third of the votes of all co-owners without reaching the absolute majority, an immediate second vote by simple majority is possible. Article 26 requires the double majority (a majority of co-owners representing two thirds of the votes): acts of acquisition of real property, amendments to the co-ownership regulations on the use of common parts, abolition of the caretaker's post. Checking the applicable majority is one of the main grounds for challenging general meetings.<\/p><\/div><\/details><details><summary>What can be done if the managing agent is at fault?<\/summary><div class=\"a\"><p>Several routes are open. First, removal by the absolute majority of Article 25 (c), with the fallback of Article 25-1, at a general meeting whose agenda expressly mentions removal. Second, an action in contractual or tort liability, to obtain compensation for the loss caused by the fault (poor bookkeeping, failure to notify, error in apportioning charges, failure to open the separate account). The <a href=\"https:\/\/www.courdecassation.fr\/decision\/5fca932fda67c5873bb2eacf\" target=\"_blank\" rel=\"noopener\">Court of Cassation confirmed on 12 April 2018<\/a> that wrong allocation of charges between a co-owner and the association engages the managing agent's liability. Third, a joint action to annul decisions adopted in breach of procedure (Article 42, within the two-month period), with a request that the managing agent bear the cost of the new general meeting. Evidence is essential: formal notice letters, statements from the co-owners' council, disputed accounts, accounting expert report. A well-prepared action can lead to removal and compensation.<\/p><\/div><\/details><details><summary>Does a landlord co-owner have the same rights as an owner-occupier?<\/summary><div class=\"a\"><p>Yes. The 1965 Law does not distinguish according to whether the co-owner occupies the lot or lets it. The landlord co-owner keeps all prerogatives: the right to vote at the general meeting, to challenge resolutions, to ask for removal of the managing agent, to bring a liability claim against the association or the managing agent, and to act for restoration of the common parts. Towards the association, the landlord co-owner alone remains liable for the charges, which can then be re-invoiced to the tenant within the exhaustive list set by the Decree of 26 August 1987 (recoverable charges). The tenant has no standing to sue the association or the managing agent; the tenant acts only against the landlord on the basis of the lease. Disputes between landlord and tenant about charges are distinct from co-ownership litigation and fall to the protection litigation judge. This distinction has practical consequences: the landlord bears the economic risk of the statement and has every interest in checking the regularity of the general meeting.<\/p><\/div><\/details><\/div>\n<\/div><\/div><div class=\"kcv-slide\" id=\"kcv-textes\" role=\"tabpanel\" aria-labelledby=\"kcv-t-kcv-textes\" tabindex=\"-1\">\n<p class=\"kk\">Sources and related pages<\/p>\n<h2>Official texts and <em>related pages<\/em><\/h2>\n<p class=\"kcv-lead\">The sources for this page and the firm's related areas of practice.<\/p>\n<div class=\"kcv-arts\"><a class=\"kcv-art kohen-legifrance-popup-link\" href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000039329680\" target=\"_blank\" rel=\"noopener\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000039329680\" data-kohen-legifrance-title=\"Texte officiel Legifrance\"><span class=\"kcv-art-n\">Article 42 of the Law of 10 July 1965<\/span><span class=\"kcv-art-t\">challenging general meeting decisions<\/span><span class=\"kcv-art-a\"><svg viewBox=\"0 0 24 24\" width=\"18\" height=\"18\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2.2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M7 17 17 7M9 7h8v8\"\/><\/svg><\/span><\/a><a class=\"kcv-art kohen-legifrance-popup-link\" href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000048618716\" target=\"_blank\" rel=\"noopener\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000048618716\" data-kohen-legifrance-title=\"Texte officiel Legifrance\"><span class=\"kcv-art-n\">Article 10 of the Law of 10 July 1965<\/span><span class=\"kcv-art-t\">apportionment of charges<\/span><span class=\"kcv-art-a\"><svg viewBox=\"0 0 24 24\" width=\"18\" height=\"18\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2.2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M7 17 17 7M9 7h8v8\"\/><\/svg><\/span><\/a><\/div>\n<h3 class=\"kcv-center\">Further reading<\/h3>\n<div class=\"kcv-pgs\"><a class=\"kcv-pg\" href=\"https:\/\/kohenavocats.fr\/en\/real-estate-law-attorneys-paris-75017\/co-owners-meeting-lawyer\/\"><span class=\"kcv-pg-t\">Co-ownership general meetings<\/span><span class=\"kcv-pg-s\">Firm's practice area<\/span><span class=\"kcv-art-a\"><svg viewBox=\"0 0 24 24\" width=\"18\" height=\"18\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2.2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M7 17 17 7M9 7h8v8\"\/><\/svg><\/span><\/a><a class=\"kcv-pg\" href=\"https:\/\/kohenavocats.fr\/en\/real-estate-law-attorneys-paris-75017\/co-ownership-charges-lawyer\/\"><span class=\"kcv-pg-t\">Co-ownership charges<\/span><span class=\"kcv-pg-s\">Firm's practice area<\/span><span class=\"kcv-art-a\"><svg viewBox=\"0 0 24 24\" width=\"18\" height=\"18\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2.2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M7 17 17 7M9 7h8v8\"\/><\/svg><\/span><\/a><a class=\"kcv-pg\" href=\"https:\/\/kohenavocats.fr\/en\/real-estate-law-attorneys-paris-75017\/co-ownership-works-lawyer\/\"><span class=\"kcv-pg-t\">Co-ownership works<\/span><span class=\"kcv-pg-s\">Firm's practice area<\/span><span class=\"kcv-art-a\"><svg viewBox=\"0 0 24 24\" width=\"18\" height=\"18\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2.2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M7 17 17 7M9 7h8v8\"\/><\/svg><\/span><\/a><a class=\"kcv-pg\" href=\"https:\/\/kohenavocats.fr\/en\/real-estate-law-attorneys-paris-75017\/quiet-enjoyment-lawyer\/\"><span class=\"kcv-pg-t\">Disturbance of quiet enjoyment<\/span><span class=\"kcv-pg-s\">Firm's practice area<\/span><span class=\"kcv-art-a\"><svg viewBox=\"0 0 24 24\" width=\"18\" height=\"18\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2.2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M7 17 17 7M9 7h8v8\"\/><\/svg><\/span><\/a><a class=\"kcv-pg\" href=\"https:\/\/kohenavocats.fr\/en\/\"><span class=\"kcv-pg-t\">Real estate law in Paris<\/span><span class=\"kcv-pg-s\">The firm's real estate practice<\/span><span class=\"kcv-art-a\"><svg viewBox=\"0 0 24 24\" width=\"18\" height=\"18\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2.2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M7 17 17 7M9 7h8v8\"\/><\/svg><\/span><\/a><a class=\"kcv-pg\" href=\"https:\/\/kohenavocats.fr\/en\/contact\/\"><span class=\"kcv-pg-t\">Contact<\/span><span class=\"kcv-pg-s\">Write to or meet the firm<\/span><span class=\"kcv-art-a\"><svg viewBox=\"0 0 24 24\" width=\"18\" height=\"18\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2.2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M7 17 17 7M9 7h8v8\"\/><\/svg><\/span><\/a><\/div>\n<p class=\"kcv-small kcv-center\">Page updated on 11 June 2026.<\/p><\/div><\/div>\n  <\/div>\n<\/section>\n<section class=\"kcv-cta\">\n  <div class=\"kcv-in\">\n    <div class=\"kcv-cta-card\">\n      <h2>A co-ownership question? Book <em>an appointment<\/em>.<\/h2>\n      <p>General meeting to challenge, charges to recover, works blocked or managing agent in default: the diagnosis and the time limit decide the case. Send the regulations and the minutes \u2014 reply within 24 to 48 hours.<\/p>\n      <div class=\"kcv-btns\">\n        <a class=\"kcv-fb kcv-fb-tel\" href=\"tel:+33646605822\"><span class=\"kcv-fb-orb\"><svg viewBox=\"0 0 24 24\" width=\"24\" height=\"24\" fill=\"currentColor\" stroke=\"none\" stroke-width=\"0\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><path d=\"M22 16.9v3a2 2 0 0 1-2.2 2 19.8 19.8 0 0 1-8.6-3.1 19.5 19.5 0 0 1-6-6A19.8 19.8 0 0 1 2.1 4.2 2 2 0 0 1 4.1 2h3a2 2 0 0 1 2 1.7c.1.9.4 1.8.7 2.7a2 2 0 0 1-.5 2.1L8 9.8a16 16 0 0 0 6 6l1.3-1.3a2 2 0 0 1 2.1-.4c.9.3 1.8.6 2.7.7a2 2 0 0 1 1.7 2z\"\/><\/svg><\/span><span class=\"kcv-fb-txt\">Call the firm<span class=\"kcv-fb-n\">06&nbsp;46&nbsp;60&nbsp;58&nbsp;22<\/span><\/span><\/a>\n        <a class=\"kcv-fb kcv-fb-mail\" href=\"#kch-form\"><span class=\"kcv-fb-orb\"><svg viewBox=\"0 0 24 24\" width=\"24\" height=\"24\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" aria-hidden=\"true\"><rect x=\"2.5\" y=\"4.5\" width=\"19\" height=\"15\" rx=\"2.5\"\/><path d=\"m3.5 6.5 8.5 6.5 8.5-6.5\"\/><\/svg><\/span><span class=\"kcv-fb-txt\">Send your documents<span class=\"kcv-fb-n\">confidential form<\/span><\/span><\/a>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/section>\n<div class=\"kcv-news-band\"><h2>The latest <em>news.<\/em><\/h2><\/div>\n<\/div>\n<script type=\"application\/ld+json\">{\"@context\": \"https:\/\/schema.org\", \"@type\": \"FAQPage\", \"mainEntity\": [{\"@type\": \"Question\", \"name\": \"What powers does the managing agent have in a co-ownership?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"The managing agent is appointed by the general meeting by the absolute majority of Article 25 (c) of the Law of 10 July 1965. Its powers are defined by Article 18. It administers the building, carries out the decisions of the general meeting, collects the charges, keeps the accounts and the archives, represents the association in court and ensures that the co-ownership regulations are applied. It convenes the general meeting, prepares the agenda with the co-owners' council, drafts the minutes and notifies them to opposing and absent co-owners. The Court of Cassation clarified on 27 April 2017 that it always acts in the name and on behalf of the association, not in its own name. This rule protects the managing agent against suppliers and shapes the defence when they try to sue it directly. The managing agent is not a company officer: it holds a mandate in the common interest, revocable at any time in the forms required by law.\"}}, {\"@type\": \"Question\", \"name\": \"How can a defaulting managing agent be removed?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Removal of the managing agent follows the same rules as its appointment: the absolute majority of Article 25 (c), with the possibility of a second vote by simple majority under Article 25-1 if the proposal obtained at least one third of the votes of all co-owners. Removal requires a question properly placed on the agenda. For serious grounds (management fault, breach of contractual obligations, loss of confidence), removal is valid without notice or compensation. For less serious grounds, the removed managing agent may claim the balance of its end-of-mandate fees. The case law assesses the grounds strictly: keeping evidence of the failings (formal notice letters, observations of the co-owners' council, erroneous accounts) is essential. Where no serious ground is established, the removal may be challenged by the managing agent and lead to its reinstatement or to damages.\"}}, {\"@type\": \"Question\", \"name\": \"Who pays the charges in a co-ownership and how are they apportioned?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Article 10 of the Law of 10 July 1965 distinguishes two categories. General charges (administration, maintenance, preservation of the common parts) are shared among all co-owners according to their co-ownership shares (tanti\u00e8mes). Special charges (collective services and shared equipment: lift, collective heating, caretaker) are apportioned according to the objective usefulness these services have for each lot. The co-ownership regulations set the apportionment scale. Any incorrect allocation between general and special charges weakens the association's claim and may justify challenging the statement. The landlord co-owner alone remains liable for the charges to the association; the landlord can then re-invoice part of them to the tenant within the list set by the Decree of 26 August 1987. Wrong apportionment by the managing agent makes it liable, as the Court of Cassation recalled on 12 April 2018.\"}}, {\"@type\": \"Question\", \"name\": \"What is the time limit for challenging a general meeting decision?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"The strict time limit is two months from notification of the minutes, under Article 42, paragraph 2, of the Law of 10 July 1965. This provision is a matter of public policy and the sanction is forfeiture: once the time limit has passed, the action is inadmissible, whatever the merits of the complaint. Notification must be made by the managing agent within one month of the meeting, by registered letter with acknowledgement of receipt. The time limit runs from the day after the first presentation of the letter. If notification is irregular, or if the managing agent cannot prove it was sent, time does not run and the action remains open within the ordinary five-year limitation period. Only opposing or absent co-owners have standing to sue. See the dedicated page on challenging a general meeting.\"}}, {\"@type\": \"Question\", \"name\": \"Can a co-owner refuse to pay in the event of a disagreement?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"No, a co-owner cannot refuse to pay charges, even when challenging a general meeting decision or the managing agent's performance. Charges fall due once properly called under the resolutions adopted at the general meeting. The only way to block payment is to obtain annulment of the decision concerned, and even then: until the decision is annulled, it remains enforceable. Failing payment within thirty days of a formal notice, Article 19-2 makes the whole forecast budget immediately payable and opens the accelerated procedure on the merits to the association. The recalcitrant co-owner is exposed to an order to pay in full, interest, an award of costs under Article 700 and enforcement of the statutory lien of Article 19-1. The defence requires a rigorous challenge to the statement rather than a refusal to pay. To go further on this litigation, see the page on recovering charges.\"}}, {\"@type\": \"Question\", \"name\": \"Can the co-owners' association be sued for liability?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Yes. Article 14 of the Law of 10 July 1965 provides that the co-owners' association is liable for damage caused to co-owners or third parties by a construction defect or a failure to maintain the common parts. Liability arises provided the defect or failure, the damage and the causal link are proved. The Court of Cassation recalled on 10 April 2025 that the victim bears the burden of proof: the court of appeal must establish the existence of a construction defect or a failure to maintain that caused the damage, and cannot rely on a presumption. The association then has subrogated recourse against builders or suppliers. This action can be combined with an action against the managing agent personally if a management fault is shown (failure to carry out scheduled maintenance, failure to take out insurance, culpable delays).\"}}, {\"@type\": \"Question\", \"name\": \"Can a co-owner appropriate common parts?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"No. The common parts belong jointly to all co-owners, in proportion to their co-ownership shares. Any appropriation (extending a terrace, closing off a walkway, opening a door onto a common part) is unlawful without the express authorisation of the general meeting or court authorisation. The association has an action for restoration, which became a five-year action under Ordinance No. 2019-1101 of 30 October 2019, aligned with the ordinary limitation period. Before that reform, the action was ten-year. The action lies against the person who made the appropriation and against that person's successor, continuing disturbance not extinguishing the limitation period. Proof relies on the co-ownership regulations, the descriptive statement of division, plans, photographs and expert assessment. There are two ways to authorise an appropriation: a vote at the general meeting by the majority of Article 26 (amendment of the regulations), or court authorisation under Article 30, paragraph 4, if the project is an improvement and was refused at the general meeting.\"}}, {\"@type\": \"Question\", \"name\": \"How does the co-owners' council work?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"The co-owners' council is defined by Article 21 of the Law of 10 July 1965. It is made up of members elected by the general meeting from among the co-owners, their spouses, civil partners (PACS) or successors in title. Its task is to assist the managing agent and to oversee its management. It gives its opinion on the questions on the agenda, examines the accounts, checks the supporting documents, may be consulted on any subject of collective interest and reports anomalies. Since the ALUR Law of 24 March 2014, the council may receive a delegation from the general meeting to authorise certain expenditure within a budget previously voted. The council has no decision-making power of its own: only the general meeting can adopt or reject resolutions. Its vigilance can prevent disputes, but it does not relieve a co-owner wishing to challenge a decision of the need to bring a personal action within the time limit of Article 42. The council can be a key player in preventing disputes.\"}}, {\"@type\": \"Question\", \"name\": \"Which court has jurisdiction over co-ownership disputes in Paris?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"The competent court is the judicial court of the place where the building is located, under Article 44 of the Code of Civil Procedure. In Paris, territorial jurisdiction lies with the Paris judicial court, and subject-matter jurisdiction is given to the 8th civil chamber, which groups the sections specialised in co-ownership, residential leases and commercial leases. The procedure is the written procedure with mandatory representation by a lawyer. The writ of summons is served on the co-owners' association, in the person of its acting managing agent. The pre-trial judge, sitting alone, can rule on inadmissibility objections (Article 789, 6\u00b0 of the Code of Civil Procedure), notably the time bar of Article 42. At the end of the pre-trial phase, the case is referred to the trial hearing. Hearing delays vary between 12 and 24 months depending on the court's backlog. The judgment may be appealed to the Paris Court of Appeal within one month.\"}}, {\"@type\": \"Question\", \"name\": \"Can the managing agent claim fees not provided for in the contract?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"No, in principle. The managing agent's contract, drawn up in accordance with the model contract set by Decree No. 2015-342 of 26 March 2015, is deemed exhaustive: only the services listed can be remunerated. Any service outside the contract must be the subject of a prior quote accepted by the general meeting or by the co-owners' council acting under delegation. The disputed fees are frequently those linked to so-called special tasks: additional general meetings, handling of insurance claims, recovery proceedings, supervision of works. Abusive practices are sanctioned by nullity of the charge and refund of the sums received. The dispute may take the form of recovery proceedings by the managing agent (which must then show compliance with the contract) or an action by the association for repayment of sums not due. Rigour in reading the contract is essential for the co-owners' council, which must check each invoice before approving it.\"}}, {\"@type\": \"Question\", \"name\": \"Can a bailiff draw up the minutes in place of the managing agent?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"No, the minutes of the general meeting are drafted by the managing agent, as agent of the association, and signed by the chair, the secretary and the scrutineers (Article 17 of the Decree of 17 March 1967). The commissaire de justice (formerly huissier) cannot take the managing agent's place in drafting the minutes. However, the commissaire de justice may attend the general meeting as a neutral witness, record any material incident or formal irregularity in a report, and then issue copies of the findings usable in court. This presence is useful when a general meeting is contentious, when there is a risk of votes being challenged or when the make-up of the meeting's officers (chair, secretary and scrutineers) is problematic. The report does not replace the minutes but may shed light on them or contradict them. For a particularly sensitive general meeting, the firm systematically recommends the presence of a commissaire de justice, whose cost is generally borne by the association.\"}}, {\"@type\": \"Question\", \"name\": \"How does a general meeting work in practice?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"The general meeting is held on the date, at the place and at the time set by the notice. It begins with the appointment of the chair, the secretary and the scrutineers (generally the managing agent as secretary, unless the regulations provide otherwise). The attendance sheet is drawn up and signed. Each resolution on the agenda is examined separately: presentation, debate, vote. Voting may be by show of hands, by roll call or by secret ballot depending on the regulations. Votes are counted according to the co-ownership shares. Under each resolution, the minutes record the result of the vote and the names of those opposed, abstaining and absent. At the end, the minutes are signed at the meeting or within eight days. Their drafting and the regularity of the vote count are the two most contentious points: an error on the majority, a missing entry or an incomplete attendance sheet can support an action for nullity within the strict time limit of Article 42.\"}}, {\"@type\": \"Question\", \"name\": \"Which majorities apply to which decisions at a general meeting?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"The Law of 10 July 1965 distinguishes several majorities. Article 24 sets out the simple majority (majority of the votes cast by those present, represented or voting by post): day-to-day management, approval of the accounts, forecast budget, works necessary for preservation. Article 25 requires the absolute majority (majority of the votes of all co-owners): appointment and removal of the managing agent and of the co-owners' council, authorisation of works affecting the common parts, energy-saving works, installation of electric charging points. Article 25-1 introduces a fallback: if the proposal obtained at least one third of the votes of all co-owners without reaching the absolute majority, an immediate second vote by simple majority is possible. Article 26 requires the double majority (a majority of co-owners representing two thirds of the votes): acts of acquisition of real property, amendments to the co-ownership regulations on the use of common parts, abolition of the caretaker's post. Checking the applicable majority is one of the main grounds for challenging general meetings.\"}}, {\"@type\": \"Question\", \"name\": \"What can be done if the managing agent is at fault?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Several routes are open. First, removal by the absolute majority of Article 25 (c), with the fallback of Article 25-1, at a general meeting whose agenda expressly mentions removal. Second, an action in contractual or tort liability, to obtain compensation for the loss caused by the fault (poor bookkeeping, failure to notify, error in apportioning charges, failure to open the separate account). The Court of Cassation confirmed on 12 April 2018 that wrong allocation of charges between a co-owner and the association engages the managing agent's liability. Third, a joint action to annul decisions adopted in breach of procedure (Article 42, within the two-month period), with a request that the managing agent bear the cost of the new general meeting. Evidence is essential: formal notice letters, statements from the co-owners' council, disputed accounts, accounting expert report. A well-prepared action can lead to removal and compensation.\"}}, {\"@type\": \"Question\", \"name\": \"Does a landlord co-owner have the same rights as an owner-occupier?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Yes. The 1965 Law does not distinguish according to whether the co-owner occupies the lot or lets it. The landlord co-owner keeps all prerogatives: the right to vote at the general meeting, to challenge resolutions, to ask for removal of the managing agent, to bring a liability claim against the association or the managing agent, and to act for restoration of the common parts. Towards the association, the landlord co-owner alone remains liable for the charges, which can then be re-invoiced to the tenant within the exhaustive list set by the Decree of 26 August 1987 (recoverable charges). The tenant has no standing to sue the association or the managing agent; the tenant acts only against the landlord on the basis of the lease. Disputes between landlord and tenant about charges are distinct from co-ownership litigation and fall to the protection litigation judge. 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function() {\n    \n    \/\/ 1. 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A co-ownership lawyer in Paris deals with four main types of dispute: challenges to general meetings, service charges, works and the liability of the managing agent. Each has its own legal basis, time limit and evidence \u2014 the firm [&hellip;]<\/p>\n","protected":false},"author":251031307,"featured_media":1642220,"parent":1773696,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"footnotes":""},"class_list":["post-2161028","page","type-page","status-publish","has-post-thumbnail","hentry"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v28.2 (Yoast SEO v28.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Co-ownership Lawyer Paris | Kohen Avocats<\/title>\n<meta name=\"description\" content=\"A co-ownership lawyer in Paris for general meeting challenges, charges, works and managing agent disputes. Send your documents and call the firm.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/kohenavocats.fr\/en\/real-estate-law-attorneys-paris-75017\/co-ownership-lawyer\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Co-ownership Lawyer Paris | Kohen Avocats\" \/>\n<meta property=\"og:description\" content=\"A co-ownership lawyer in Paris for general meeting challenges, charges, works and managing agent disputes. 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