{"id":2161049,"date":"2025-11-12T12:02:09","date_gmt":"2025-11-12T11:02:09","guid":{"rendered":"https:\/\/kohenavocats.fr\/?page_id=2161049"},"modified":"2026-11-04T20:55:13","modified_gmt":"2026-11-04T19:55:13","slug":"co-ownership-works-lawyer","status":"publish","type":"page","link":"https:\/\/kohenavocats.fr\/en\/real-estate-law-attorneys-paris-75017\/co-ownership-works-lawyer\/","title":{"rendered":"Co-ownership works lawyer Paris: authorisation, votes and disputes"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-page\" data-elementor-id=\"2161049\" class=\"elementor elementor-2161049 elementor-1749014\" data-elementor-post-type=\"page\">\n\t\t\t\t<div class=\"elementor-element elementor-element-v52ce68 e-con-full e-ecs-flex e-flex e-con e-parent\" data-id=\"v52ce68\" 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-v52ce68w elementor-widget elementor-widget-html\" data-id=\"v52ce68w\" 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-v3-1749014-20261014\">\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 works \u2014 co-owners and managing agents<\/p>\n      <h1 id=\"kch-h1\"><em>Co-ownership works lawyer<\/em> Paris:<span class=\"kcv-tail\"> authorisation, votes and disputes.<\/span><\/h1>\n      <p class=\"kcv-sub\">Once works affect the common parts or the outward appearance of the building, the co-owners' general meeting must authorise them, and each category of works has its own majority. The firm acts as a co-ownership works lawyer in Paris: it obtains authorisation, challenges irregular votes and seeks compensation for building-site nuisance.<\/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\">A resolution passed by the wrong majority can be annulled within the strict two-month time limit of Article 42 of the Law of 10 July 1965: read the minutes as soon as they are served.<\/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-1749014-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-1749014-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-1749014-paysage-20261014.webp');--kcv-img-m:url('https:\/\/kohenavocats.fr\/wp-content\/uploads\/2026\/10\/kohen-v3\/kohen-fr-1749014-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 works \u00b7 Paris<\/p>\n            <h2 class=\"kcv-panel-t\">Get a <em>first analysis<\/em><\/h2>\n            <p class=\"kcv-panel-l\">Obtain, challenge or secure a works vote: the timetable and the characterisation of the majority decide the case. Send the co-ownership regulations, the minutes and the quotes, and receive a 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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\u00e0 la location ?\",\"url\":\"https:\/\/www.leboncoin.fr\/guide\/immobilier\/bouilloires-thermiques-bientot-interdites-a-la-location-hfpj70o6.html\",\"citation\":\"Le guide immobilier cite une analyse de kohenavocats.fr parmi ses sources.\",\"auteur\":\"Leboncoin\",\"paraphrase\":true}]},\"femme-actuelle\":{\"nom\":\"Femme Actuelle\",\"articles\":[{\"titre\":\"S\u00e9paration ou divorce : quelle banque et quel cr\u00e9dit pour repartir sur de bonnes bases ?\",\"date\":\"2026-09-30\",\"url\":\"https:\/\/www.femmeactuelle.fr\/vie-pratique\/news-vie-pratique\/separation-ou-divorce-quelle-banque-et-quel-credit-pour-repartir-sur-de-bonnes-bases-2211980\",\"citation\":\"L'article cite une analyse de kohenavocats.com parmi ses sources.\",\"auteur\":\"Femme Actuelle\",\"paraphrase\":true}]},\"economie-matin\":{\"nom\":\"\u00c9conomie Matin\",\"articles\":[{\"titre\":\"Nouveau bail 2026 : ce que les propri\u00e9taires doivent anticiper d\u00e8s 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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 works lawyer<\/em> in Paris does<\/h2>\n    <ul class=\"kcv-pro-tags\"><li>Paris Bar<\/li><li>Real estate law<\/li><li>Firm in Paris 17th<\/li><\/ul>\n    <p class=\"kcv-p\">Lawyer at the Paris Bar \u2014 co-ownership and works litigation.<\/p>\n    <p class=\"kcv-p\">A co-owner has full latitude in their private parts, subject to the co-ownership regulations and the intended use of the building; anything that affects the common parts or the outward appearance requires the authorisation of the general meeting (Article 25 b). A wrong majority can be challenged within two months of service of the minutes, by an opposing or absent co-owner. The meeting's refusal can be overridden by court authorisation (Article 30, paragraph 4), and abnormal building-site nuisance can be compensated on a properly built file.<\/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>One majority per category<\/h3><p>The simple majority of Article 24 for preservation works, the absolute majority of Article 25 for works affecting the common parts, and the majority of Article 25 n for transformations: the characterisation of the works decides the vote.<\/p><\/div>\n  <div class=\"kcv-card\"><h3>The managing agent can act alone in an emergency<\/h3><p>Article 18 of the Law of 10 July 1965 allows the managing agent to have the works necessary to safeguard the building carried out on its own initiative, without waiting for the general meeting.<\/p><\/div>\n  <div class=\"kcv-card\"><h3>A refusal is not a dead end<\/h3><p>Article 30, paragraph 4, allows the judicial court to authorise improvement works refused by the general meeting, on the conditions it sets.<\/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>Characterisation of the works, majority <em>of the vote<\/em><\/h2>\n<p class=\"kcv-lead\">Four rules structure works litigation.<\/p>\n<ol class=\"kcv-conds\">\n  <li>Freedom in the private parts, general meeting authorisation as soon as the common parts or the outward appearance are affected (Article 25 b of the Law of 10 July 1965, absolute majority): works carried out without prior authorisation expose the co-owner to restoration of the premises, as the annulment of a refusal does not amount to authorisation (<a href=\"https:\/\/www.courdecassation.fr\/decision\/607975d89ba5988459c49f0c\" target=\"_blank\" rel=\"noopener\">Cass. 3e civ., 19 September 2012, No. 11-21.631<\/a>).<\/li>\n  <li>The simple majority of Article 24 for preservation, health and safety works; the majority of Article 25 n for transformations.<\/li>\n  <li>The managing agent acts alone in an emergency to safeguard the building (Article 18), and incurs liability if it remains passive in the face of urgent damage (<a href=\"https:\/\/www.courdecassation.fr\/decision\/5fd8fcbcdf2889927e4a0c0f\" target=\"_blank\" rel=\"noopener\">Cass. 3e civ., 6 July 2017, No. 16-18.950<\/a>).<\/li>\n  <li>A resolution passed by the wrong majority is annulled within the strict two-month time limit (Article 42, paragraph 2), on the action of an opposing or absent co-owner.<\/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>Where the general meeting refuses, Article 30, paragraph 4, opens the way to court authorisation of improvement works, on the conditions set by the court. Damage caused by a construction defect or a lack of maintenance of the common parts makes the co-owners' association liable as of right, with no fault to prove (<a href=\"https:\/\/www.courdecassation.fr\/decision\/6079750d9ba5988459c49ebc\" target=\"_blank\" rel=\"noopener\">Cass. 3e civ., 12 September 2012, No. 11-10.421<\/a>). Abnormal building-site nuisance can be compensated: an incident log, witness statements, dated photographs and measurements provide the evidence.<\/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 set out the characterisation and the majority.<\/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>Request sent to the managing agent and the agenda of the general meeting<\/li><li>Minutes recording the refusal or the contested vote<\/li><li>Detailed quotes, plans and technical notes<\/li><li>Photographs of the current condition<\/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\">Managing agent<\/p><ul><li>Notice of meeting sent twenty-one days beforehand<\/li><li>Precise agenda with quotes attached<\/li><li>Complete minutes with the calculation of votes<\/li><li>Proof of notification<\/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>Frequent errors: a request filed too late for the agenda; a resolution passed by the wrong majority because the works were not characterised beforehand.<\/p><\/div>\n<p class=\"kcv-p\">The firm also handles:<\/p>\n<ul class=\"kcv-pro-tags\"><li>Court authorisation under Article 30<\/li><li>Building-site nuisance<\/li><li>Liability of the co-owners' association<\/li><li>Emergency works by the managing agent<\/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\">The characterisation of the works decides the majority, and the majority decides the litigation.<\/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 discussion and sending of the file<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\">Co-ownership regulations, minutes, quotes and letters: 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>Characterisation and strategy<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\">Private or common parts, preservation, improvement or transformation, applicable majority, means of action and defence.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Step 3<\/p><h3>Writ of summons<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\">Nullity of a resolution, court authorisation under Article 30 or liability: service of the writ and submissions before the judicial court of Paris.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Step 4<\/p><h3>Follow-up and enforcement<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\">Court-appointed expert assessment where needed, conditions set by the court, enforcement of the decision and monitoring of the 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>The two-month time limit of Article 42 is strict and cannot be extended: read the minutes as soon as you receive them, not after the summer break.<\/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 timeline of a <em>works case<\/em><\/h2>\n<p class=\"kcv-lead\">From the request to the managing agent to authorisation, whether by agreement or by the court.<\/p>\n<ol class=\"kcv-hs\"><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Request to the managing agent<\/p><p><strong>Day 0.<\/strong> Request for inclusion on the agenda, with quotes and plans, within the time limits set by the co-ownership regulations.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Notice of meeting<\/p><p><strong>Day 30 to day 90.<\/strong> Notice given at least twenty-one days before the meeting, with a precise agenda and quotes attached.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Vote<\/p><p><strong>Day 60 to day 120.<\/strong> Resolution passed or refused; check of the majority applied.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Challenge<\/p><p><strong>Minutes + 2 months.<\/strong> Strict time limit of Article 42 for the opposing or absent co-owner: writ of summons for nullity.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Article 30<\/p><p><strong>In case of refusal.<\/strong> Writ of summons seeking court authorisation of the improvement works, with a court-appointed expert assessment where needed.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Works<\/p><p>Monitoring of nuisance, evidence file, compensation for abnormal disturbance.<\/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 is issued 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 works: private or common, preservation, improvement, transformation.<\/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>Applicable majority and the majority actually applied in the minutes.<\/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>Regularity of the notice of meeting and of the agenda.<\/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>Status as opposing or absent co-owner and calculation of the two-month period.<\/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>For Article 30: whether the works are an improvement and the conditions that can be put to the court.<\/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>For nuisance: the abnormal nature of the disturbance and a dated evidence file.<\/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 most frequent configurations at the firm, to quickly set 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>Works affecting the common parts refused at the general meeting<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> Minutes recording the refusal, quotes, plans, technical certificates.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> Action available as long as the resolution is in force.<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> Writ of summons seeking court authorisation (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>Works resolution passed by the wrong majority<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> Minutes, calculation of votes, co-ownership regulations, description of the works.<\/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 of the contested resolution.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Emergency works not undertaken by the managing agent<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> Expert report, photographs, formal notices, quotes not acted on.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> As soon as the risk is identified.<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> Urgent application for an order with a daily penalty, action for liability.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Building-site nuisance beyond normal levels<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> Bailiff's report, witness statements, medical certificates, acoustic measurements.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> During the nuisance and 5 years afterwards.<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> Action for cessation and compensation against the contractor and the co-owners' association.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Construction defects after acceptance<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> Record of acceptance of the works, adversarial expert assessment, ten-year liability policies.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> 1 year, 2 years or 10 years depending on the warranty.<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> Building-damage insurance claim, writ of summons against the builders.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Defect or lack of maintenance of the common parts<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> Court-appointed expert assessment, photographs, letters to the managing agent, invoices for repairs.<\/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 for liability as of right (Article 14).<\/p><\/div><\/div>\n<\/div>\n<h3 class=\"kcv-center\">The firm's practical cases<\/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 diversity of situations 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>Court authorisation to install air conditioning refused at the general meeting<\/h3><p>Owner of a Paris flat whose general meeting refused to authorise an external air-conditioning unit on the rear fa\u00e7ade. Action for court authorisation based on Article 30, paragraph 4. The judicial court authorised the works after an expert assessment, with conditions on aesthetic integration.<\/p><p class=\"kcv-small\">Action: writ of summons under Article 30. Result: authorisation granted, aesthetic integration regulated.<\/p><\/div>\n  <div class=\"kcv-card\"><h3>Annulment of a \u20ac65,000 works resolution for a defective majority<\/h3><p>Roof repair works voted by the simple majority of Article 24, whereas the full fa\u00e7ade renovation fell under Article 25 because of its scale. Writ of summons for nullity issued within the two-month period. Resolution annulled, with the co-owners' association required to reconvene for a new vote under the absolute majority.<\/p><p class=\"kcv-small\">Action: nullity under Article 42, paragraph 2. Result: new general meeting ordered, works suspended.<\/p><\/div>\n  <div class=\"kcv-card\"><h3>Co-owners' association ordered to pay \u20ac18,400 for emergency works not carried out<\/h3><p>Persistent water ingress from the roof, reported to the managing agent 18 months earlier. No action taken despite several formal notices. Liability action based on Article 14 of the 1965 Law and on the managing agent's failure to undertake the emergency works. The co-owners' association was ordered to pay the cost of repairs and compensation for disturbance of enjoyment.<\/p><p class=\"kcv-small\">Action: liability of the co-owners' association as of right. Result: full compensation, works ordered under a daily penalty.<\/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>co-ownership works<\/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>Which works require the general meeting's authorisation?<\/summary><div class=\"a\"><p>All works that affect the common parts or the outward appearance of the building require prior authorisation from the general meeting, passed by the absolute majority of Article 25 b of the Law of 10 July 1965. This includes cutting through a load-bearing wall, altering a fa\u00e7ade, installing external air conditioning, creating a window or balcony, cutting a duct through a common part, opening onto an inner courtyard, and changing the use of a lot with a visible impact on the building. Conversely, works purely internal to the private lot (painting, flooring, an open-plan kitchen with no load-bearing partition) do not require authorisation. The line is sometimes a fine one. The <a href=\"https:\/\/www.courdecassation.fr\/decision\/607975d89ba5988459c49f0c\" target=\"_blank\" rel=\"noopener\">Court of Cassation ruled on 19 September 2012<\/a> that the annulment of a refusal of authorisation does not amount to authorisation: a co-owner who carried out works without prior agreement must, on the association's action, restore the premises. The rule protects the building.<\/p><\/div><\/details><details><summary>Which majority applies to cosmetic improvement works?<\/summary><div class=\"a\"><p>It all depends on the nature and scale of the works. Simple maintenance and routine upkeep of the common parts fall under the simple majority of Article 24. Improvement works, which alter items of equipment or create premises for communal use, fall under Article 25 n. Energy-saving works or works to reduce greenhouse gas emissions fall under Article 25 f. The installation of aerials, charging points or heating cost allocators falls under Article 25. The bridging mechanism 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> allows an immediate second vote by simple majority if the project obtained at least one third of the votes of all co-owners without reaching the absolute majority. The managing agent must characterise each resolution precisely before the vote, on pain of nullity.<\/p><\/div><\/details><details><summary>Can a co-owner carry out private works without consent?<\/summary><div class=\"a\"><p>Yes. In the private parts, a co-owner enjoys their lot freely and may carry out the fitting-out works of their choice without authorisation, provided they comply with the co-ownership regulations and the intended use of the building. However, the line between private parts and common parts is sometimes subtle. Load-bearing walls, flues and main pipes are generally common parts even if they run through a private lot. Laying a heavy floating floor can affect regulated sound insulation. Creating a kitchen in place of a bedroom may require a hole through the fa\u00e7ade for the mechanical ventilation, which affects the common parts. A rigorous reading of the co-ownership regulations is essential. In case of doubt, it is better to ask the managing agent for a written opinion or to seek a review from a lawyer. Proceeding without authorisation exposes the co-owner to restoration of the premises at their own cost.<\/p><\/div><\/details><details><summary>What can be done if the general meeting wrongly refuses necessary works?<\/summary><div class=\"a\"><p>When the general meeting refuses authorisation for works affecting the common parts, the co-owner has two routes. First route: an action for nullity of the refusal resolution for abuse of majority rights, within the strict two-month time limit from notification of the minutes (Article 42, paragraph 2). Abuse of majority rights presupposes that the refusal serves no common interest and only aims to harm the claimant co-owner. Second route: court authorisation under Article 30, paragraph 4, of the 1965 Law, available without a strict time limit. The judicial court checks that the project complies with the intended use of the building and does not infringe the rights of the other co-owners. The two routes can be combined. The firm often prefers court authorisation, which is more direct and less risky than nullity, which replays the refusal at the meeting. The decision is taken case by case, according to the timetable and the strength of the arguments.<\/p><\/div><\/details><details><summary>Can the managing agent decide on emergency works alone?<\/summary><div class=\"a\"><p>Yes. Article 18 of the Law of 10 July 1965 gives the managing agent the power to have all works necessary to safeguard the building carried out on its own initiative in an emergency. The managing agent does not have to wait for a resolution of the general meeting. It must, however, inform the co-owners' council immediately and submit the accounts to the next general meeting. The <a href=\"https:\/\/www.courdecassation.fr\/decision\/5fd8fcbcdf2889927e4a0c0f\" target=\"_blank\" rel=\"noopener\">Court of Cassation ruled on 6 July 2017<\/a> that the managing agent, vested with the power to preserve the building, is responsible in an emergency for having all works necessary to safeguard it carried out on its own initiative. Failing this, it is liable to the co-owners who suffer from its inaction. The Court also made clear, in its judgment of <a href=\"https:\/\/www.courdecassation.fr\/decision\/60794d939ba5988459c48967\" target=\"_blank\" rel=\"noopener\">4 January 2006<\/a>, that the managing agent's own powers include acts of pure administration, without prior authorisation from the general meeting. Urgency is proved by objective evidence: structural risk, danger, infestation, aggravated water ingress.<\/p><\/div><\/details><details><summary>How can a vote on works that are too costly be challenged?<\/summary><div class=\"a\"><p>The high cost of a works resolution is not enough, on its own, to justify annulment. A legal irregularity or an abuse must be established. Several routes are available. First route: nullity for wrong majority, if the resolution was passed under Article 24 when it fell under Article 25 b or Article 26. Second route: nullity for lack of prior information, if the quotes or plans were not attached to the agenda. Third route: abuse of majority rights, if the resolution serves no common interest and benefits only some co-owners. The time limit for acting is two months from notification of the minutes (Article 42, paragraph 2). The action is brought by writ of summons before the judicial court of the place where the building is located. The firm examines the strength of the grounds in advance before starting proceedings, which can prove costly if unsuccessful. One measure with immediate effect is the automatic suspension of the execution of the works during the Article 42 period (except in an emergency).<\/p><\/div><\/details><details><summary>What is the co-owners' association liable for in case of lack of maintenance?<\/summary><div class=\"a\"><p>Article 14, paragraph 4, of the Law of 10 July 1965 establishes liability as of right of the co-owners' association for damage caused to co-owners or third parties by a construction defect or a lack of maintenance of the common parts. The <a href=\"https:\/\/www.courdecassation.fr\/decision\/6079750d9ba5988459c49ebc\" target=\"_blank\" rel=\"noopener\">Court of Cassation held on 12 September 2012<\/a> that this liability arises towards a co-owner where the court of appeal finds that the damage originates in a defect of the common parts and does not establish fault by the victims or by a third party. The Court also ruled, in its judgment of <a href=\"https:\/\/www.courdecassation.fr\/decision\/607987f59ba5988459c4a62c\" target=\"_blank\" rel=\"noopener\">17 December 2015<\/a>, that the co-owners' association is liable as of right for construction defects of the building, even those predating its submission to the co-ownership regime. The rule is protective: the victim co-owner does not have to prove fault by the association, only that the damage originates in the common parts. The association can be exonerated only by showing the exclusive fault of the victim or of a third party.<\/p><\/div><\/details><details><summary>Can building-site nuisance be compensated?<\/summary><div class=\"a\"><p>Yes, where the nuisance goes beyond the normal inconvenience of a building site in an urban setting. The theory of abnormal neighbourhood disturbance makes it possible to obtain compensation. The burden of proof lies on the claimant. It is built through a report by a court bailiff (commissaire de justice), neighbours' statements, medical certificates where health is affected, certified acoustic measurements, a log of incidents (dust, noise, smells, access restrictions), and letters exchanged with the managing agent and the project owner. The abnormal nature is assessed case by case, according to the duration of the works, the intensity of the nuisance, compliance with working hours (in principle 8:00 to 19:00 on weekdays in Paris), prior information given to occupants and the protective measures taken (dust sheeting, safety airlock, timetable communicated). The action is brought against the contractor, the project owner and, where appropriate, the co-owners' association. The time limit for acting is five years from knowledge of the disturbance. The firm often prefers an amicable route before issuing a writ where the works are still under way.<\/p><\/div><\/details><details><summary>Can a landlord co-owner pass on the cost of works?<\/summary><div class=\"a\"><p>It all depends on the nature of the works. General co-ownership charges are in principle borne by the landlord. However, Article 23 of the Decree of 26 August 1987 lists exhaustively the charges recoverable from the tenant (routine upkeep, minor repairs, certain minor supplies). Improvement works or structural works remain the landlord's responsibility. On the other hand, the landlord can deduct for tax purposes the works carried out on the common parts in proportion to their share, under the regime of charges deductible from property income. Works voted at the general meeting give rise to a call for funds payable in proportion to each share. This call cannot be recovered from the tenant. The landlord must therefore plan cash flow. For major works, the general meeting can decide on a collective loan spread over several years. The firm advises landlord co-owners on how the co-ownership rules, the residential lease and taxation fit together, in order to optimise the works strategy.<\/p><\/div><\/details><details><summary>How does the ALUR works fund work?<\/summary><div class=\"a\"><p>The works fund, introduced by the ALUR Act of 24 March 2014 and codified in Article 14-2 of the Law of 10 July 1965, is mandatory for all co-ownerships wholly or partly intended for residential use. It is fed by an annual contribution of at least 5% of the provisional budget, voted by the general meeting. The fund is intended to finance works not included in the provisional budget: fa\u00e7ade renovation, compliance upgrades, structural works, common equipment. The fund belongs to the association. It cannot be refunded to a co-owner who sells their lot, except under a special clause in the deed of sale. The managing agent holds this fund in a separate bank account. The draft multi-year works plan, provided for by the Climate and Resilience Act of 22 August 2021, requires co-ownerships to present a multi-year plan to the general meeting for buildings more than 15 years old. The works fund primarily finances the works listed in this plan. An under-funded fund exposes the co-ownership to exceptional calls for funds in the event of major urgent works, which can put some co-owners in difficulty.<\/p><\/div><\/details><details><summary>Can the managing agent impose a contractor?<\/summary><div class=\"a\"><p>No. The managing agent cannot impose a contractor on the co-ownership. It must present several comparative quotes before any vote on works of a significant amount. This competitive tendering guarantees transparency and allows co-owners to choose with full knowledge. The quotes must be attached to the agenda or made available at the managing agent's office before the general meeting. A failure to seek competing quotes can justify annulment of the resolution passed. The law requires a minimum threshold, set by the general meeting, above which competitive tendering is mandatory. A managing agent who imposed its own contractor without competition would incur contractual liability towards the association. The co-owners' council plays a key role: it examines the quotes, may propose others, gives a reasoned opinion and flags any conflicts of interest. Once the works resolution is passed, the managing agent performs the contract in accordance with the specification voted. Any unjustified overrun can lead to a corrective call for funds subject to a new vote.<\/p><\/div><\/details><details><summary>Which court hears co-ownership works 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 (Code de proc\u00e9dure civile). In Paris, territorial jurisdiction lies with the judicial court of Paris, and subject-matter jurisdiction is given to the 8th civil chamber, which groups the divisions specialising in co-ownership and leases. Representation by a lawyer is mandatory. The procedure is written, with pre-trial case management conducted by a single judge, who can rule on objections to admissibility (Article 789, 6\u00b0, of the Code of Civil Procedure). At the end of case management, the case is sent to the trial hearing. Hearing delays vary between 12 and 24 months depending on the court's workload. The judgment can be appealed to the Paris court of appeal within one month of service. An appeal to the Court of Cassation against the appeal judgment is open within two months. For urgent applications (suspension of emergency or ongoing works), jurisdiction lies with the urgent applications judge of the judicial court, who rules within a few weeks. The firm regularly pleads before these chambers.<\/p><\/div><\/details><details><summary>Is the general meeting's authorisation an acquired right?<\/summary><div class=\"a\"><p>Yes, in principle. Once the authorisation for works has been voted by the required majority and the period for challenge has expired (the two months of Article 42, paragraph 2), the decision is final. The co-owner can carry out the works as voted. The general meeting cannot later withdraw this authorisation unless the beneficiary co-owner agrees. However, the authorisation ceases to have effect if the co-owner does not carry out the works within the period set by the resolution or within a reasonable time. If the works carried out differ substantially from those authorised (scale, materials, appearance), the association can bring an action for demolition and restoration. Keeping the authorisation therefore requires strict compliance with the conditions voted. If the project changes, the co-owner must seek a new authorisation at the next general meeting. Proof that the works carried out are in order rests with the co-owner: dated photographs, invoices, and a declaration certifying completion and compliance of the works sent to the town hall where applicable.<\/p><\/div><\/details><details><summary>What does Article 30 of the 1965 Law provide?<\/summary><div class=\"a\"><p><a href=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000039280636\" target=\"_blank\" rel=\"noopener\" class=\"kohen-legifrance-popup-link\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000039280636\" data-kohen-legifrance-title=\"Texte officiel Legifrance\">Article 30 of the Law of 10 July 1965<\/a> governs two distinct mechanisms. The first paragraph allows the general meeting, ruling by the majority of Article 25, to decide on any improvement: transformation of items of equipment, addition of new elements, fitting out or creation of communal premises, provided the decision complies with the intended use of the building. The article also sets the allocation of the cost of the works and of compensation, in proportion to the benefits each co-owner derives. The fourth paragraph, more contentious, allows court authorisation of works refused by the general meeting under Article 25 b. <q>Where the general meeting refuses the authorisation provided for in Article 25 b, any co-owner or group of co-owners may be authorised by the judicial court to carry out, on the conditions set by the court, any improvement works referred to in paragraph 1 above.<\/q> (our translation) The court checks that the project complies with the intended use of the building and does not infringe the rights of the other co-owners. It may impose technical, financial and aesthetic conditions. This route is useful where the general meeting blocks a useful project without a clearly established abuse.<\/p><\/div><\/details><details><summary>What is the time limit for challenging a works resolution?<\/summary><div class=\"a\"><p>The strict time limit is two months from notification of the minutes of the general meeting, under Article 42, paragraph 2, of the Law of 10 July 1965. The period is not a clear-days period: it runs from the day after the first presentation of the registered letter. The sanction is forfeiture: once this period has passed, the action is inadmissible, whatever the merits of the complaint. Only opposing or absent co-owners can act. An opposing co-owner is one who voted against the resolution; an absent co-owner is one who neither attended nor was represented at the general meeting. The managing agent must notify the minutes to opposing and absent co-owners by registered letter within one month of the general meeting. Proof of notification rests on the association (Cass. 3e civ., 17 December 2015, No. 14-24.630). If notification is irregular or not proved, the period does not run and the action remains open within the ordinary five-year limitation period. The exact calculation of the period is crucial. The firm systematically brings forward service of the writ of summons to avoid any risk of time bar through a miscalculation.<\/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\/LEGIARTI000051749507\" target=\"_blank\" rel=\"noopener\" data-kohen-legifrance-url=\"https:\/\/www.legifrance.gouv.fr\/codes\/article_lc\/LEGIARTI000051749507\" data-kohen-legifrance-title=\"Texte officiel Legifrance\"><span class=\"kcv-art-n\">Article 25 of the Law of 10 July 1965<\/span><span class=\"kcv-art-t\">authorisation of works by absolute majority<\/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\/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, two-month time limit<\/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-owners' general meetings<\/span><span class=\"kcv-pg-s\">The firm's area of 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\/real-estate-law-attorneys-paris-75017\/co-ownership-charges-lawyer\/\"><span class=\"kcv-pg-t\">Co-ownership charges<\/span><span class=\"kcv-pg-s\">The firm's area of 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\/real-estate-law-attorneys-paris-75017\/co-ownership-lawyer\/\"><span class=\"kcv-pg-t\">Co-ownership law<\/span><span class=\"kcv-pg-s\">The firm's area of 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\/real-estate-law-attorneys-paris-75017\/construction-law-lawyer\/\"><span class=\"kcv-pg-t\">Construction law<\/span><span class=\"kcv-pg-s\">The firm's area of 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\/\"><span class=\"kcv-pg-t\">Real estate law in Paris<\/span><span class=\"kcv-pg-s\">The firm's core 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>Co-ownership works? Secure <em>your strategy<\/em>.<\/h2>\n      <p>Obtain, challenge or secure a works vote: the timetable and the characterisation of the majority decide the case. Send the co-ownership regulations, the minutes and the quotes, and receive a 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\": \"Which works require the general meeting's authorisation?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"All works that affect the common parts or the outward appearance of the building require prior authorisation from the general meeting, passed by the absolute majority of Article 25 b of the Law of 10 July 1965. This includes cutting through a load-bearing wall, altering a fa\u00e7ade, installing external air conditioning, creating a window or balcony, cutting a duct through a common part, opening onto an inner courtyard, and changing the use of a lot with a visible impact on the building. Conversely, works purely internal to the private lot (painting, flooring, an open-plan kitchen with no load-bearing partition) do not require authorisation. The line is sometimes a fine one. The Court of Cassation ruled on 19 September 2012 that the annulment of a refusal of authorisation does not amount to authorisation: a co-owner who carried out works without prior agreement must, on the association's action, restore the premises. The rule protects the building.\"}}, {\"@type\": \"Question\", \"name\": \"Which majority applies to cosmetic improvement works?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"It all depends on the nature and scale of the works. Simple maintenance and routine upkeep of the common parts fall under the simple majority of Article 24. Improvement works, which alter items of equipment or create premises for communal use, fall under Article 25 n. Energy-saving works or works to reduce greenhouse gas emissions fall under Article 25 f. The installation of aerials, charging points or heating cost allocators falls under Article 25. The bridging mechanism of Article 25-1 allows an immediate second vote by simple majority if the project obtained at least one third of the votes of all co-owners without reaching the absolute majority. The managing agent must characterise each resolution precisely before the vote, on pain of nullity.\"}}, {\"@type\": \"Question\", \"name\": \"Can a co-owner carry out private works without consent?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Yes. In the private parts, a co-owner enjoys their lot freely and may carry out the fitting-out works of their choice without authorisation, provided they comply with the co-ownership regulations and the intended use of the building. However, the line between private parts and common parts is sometimes subtle. Load-bearing walls, flues and main pipes are generally common parts even if they run through a private lot. Laying a heavy floating floor can affect regulated sound insulation. Creating a kitchen in place of a bedroom may require a hole through the fa\u00e7ade for the mechanical ventilation, which affects the common parts. A rigorous reading of the co-ownership regulations is essential. In case of doubt, it is better to ask the managing agent for a written opinion or to seek a review from a lawyer. Proceeding without authorisation exposes the co-owner to restoration of the premises at their own cost.\"}}, {\"@type\": \"Question\", \"name\": \"What can be done if the general meeting wrongly refuses necessary works?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"When the general meeting refuses authorisation for works affecting the common parts, the co-owner has two routes. First route: an action for nullity of the refusal resolution for abuse of majority rights, within the strict two-month time limit from notification of the minutes (Article 42, paragraph 2). Abuse of majority rights presupposes that the refusal serves no common interest and only aims to harm the claimant co-owner. Second route: court authorisation under Article 30, paragraph 4, of the 1965 Law, available without a strict time limit. The judicial court checks that the project complies with the intended use of the building and does not infringe the rights of the other co-owners. The two routes can be combined. The firm often prefers court authorisation, which is more direct and less risky than nullity, which replays the refusal at the meeting. The decision is taken case by case, according to the timetable and the strength of the arguments.\"}}, {\"@type\": \"Question\", \"name\": \"Can the managing agent decide on emergency works alone?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Yes. Article 18 of the Law of 10 July 1965 gives the managing agent the power to have all works necessary to safeguard the building carried out on its own initiative in an emergency. The managing agent does not have to wait for a resolution of the general meeting. It must, however, inform the co-owners' council immediately and submit the accounts to the next general meeting. The Court of Cassation ruled on 6 July 2017 that the managing agent, vested with the power to preserve the building, is responsible in an emergency for having all works necessary to safeguard it carried out on its own initiative. Failing this, it is liable to the co-owners who suffer from its inaction. The Court also made clear, in its judgment of 4 January 2006, that the managing agent's own powers include acts of pure administration, without prior authorisation from the general meeting. Urgency is proved by objective evidence: structural risk, danger, infestation, aggravated water ingress.\"}}, {\"@type\": \"Question\", \"name\": \"How can a vote on works that are too costly be challenged?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"The high cost of a works resolution is not enough, on its own, to justify annulment. A legal irregularity or an abuse must be established. Several routes are available. First route: nullity for wrong majority, if the resolution was passed under Article 24 when it fell under Article 25 b or Article 26. Second route: nullity for lack of prior information, if the quotes or plans were not attached to the agenda. Third route: abuse of majority rights, if the resolution serves no common interest and benefits only some co-owners. The time limit for acting is two months from notification of the minutes (Article 42, paragraph 2). The action is brought by writ of summons before the judicial court of the place where the building is located. The firm examines the strength of the grounds in advance before starting proceedings, which can prove costly if unsuccessful. One measure with immediate effect is the automatic suspension of the execution of the works during the Article 42 period (except in an emergency).\"}}, {\"@type\": \"Question\", \"name\": \"What is the co-owners' association liable for in case of lack of maintenance?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Article 14, paragraph 4, of the Law of 10 July 1965 establishes liability as of right of the co-owners' association for damage caused to co-owners or third parties by a construction defect or a lack of maintenance of the common parts. The Court of Cassation held on 12 September 2012 that this liability arises towards a co-owner where the court of appeal finds that the damage originates in a defect of the common parts and does not establish fault by the victims or by a third party. The Court also ruled, in its judgment of 17 December 2015, that the co-owners' association is liable as of right for construction defects of the building, even those predating its submission to the co-ownership regime. The rule is protective: the victim co-owner does not have to prove fault by the association, only that the damage originates in the common parts. The association can be exonerated only by showing the exclusive fault of the victim or of a third party.\"}}, {\"@type\": \"Question\", \"name\": \"Can building-site nuisance be compensated?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Yes, where the nuisance goes beyond the normal inconvenience of a building site in an urban setting. The theory of abnormal neighbourhood disturbance makes it possible to obtain compensation. The burden of proof lies on the claimant. It is built through a report by a court bailiff (commissaire de justice), neighbours' statements, medical certificates where health is affected, certified acoustic measurements, a log of incidents (dust, noise, smells, access restrictions), and letters exchanged with the managing agent and the project owner. The abnormal nature is assessed case by case, according to the duration of the works, the intensity of the nuisance, compliance with working hours (in principle 8:00 to 19:00 on weekdays in Paris), prior information given to occupants and the protective measures taken (dust sheeting, safety airlock, timetable communicated). The action is brought against the contractor, the project owner and, where appropriate, the co-owners' association. The time limit for acting is five years from knowledge of the disturbance. The firm often prefers an amicable route before issuing a writ where the works are still under way.\"}}, {\"@type\": \"Question\", \"name\": \"Can a landlord co-owner pass on the cost of works?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"It all depends on the nature of the works. General co-ownership charges are in principle borne by the landlord. However, Article 23 of the Decree of 26 August 1987 lists exhaustively the charges recoverable from the tenant (routine upkeep, minor repairs, certain minor supplies). Improvement works or structural works remain the landlord's responsibility. On the other hand, the landlord can deduct for tax purposes the works carried out on the common parts in proportion to their share, under the regime of charges deductible from property income. Works voted at the general meeting give rise to a call for funds payable in proportion to each share. This call cannot be recovered from the tenant. The landlord must therefore plan cash flow. For major works, the general meeting can decide on a collective loan spread over several years. The firm advises landlord co-owners on how the co-ownership rules, the residential lease and taxation fit together, in order to optimise the works strategy.\"}}, {\"@type\": \"Question\", \"name\": \"How does the ALUR works fund work?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"The works fund, introduced by the ALUR Act of 24 March 2014 and codified in Article 14-2 of the Law of 10 July 1965, is mandatory for all co-ownerships wholly or partly intended for residential use. It is fed by an annual contribution of at least 5% of the provisional budget, voted by the general meeting. The fund is intended to finance works not included in the provisional budget: fa\u00e7ade renovation, compliance upgrades, structural works, common equipment. The fund belongs to the association. It cannot be refunded to a co-owner who sells their lot, except under a special clause in the deed of sale. The managing agent holds this fund in a separate bank account. The draft multi-year works plan, provided for by the Climate and Resilience Act of 22 August 2021, requires co-ownerships to present a multi-year plan to the general meeting for buildings more than 15 years old. The works fund primarily finances the works listed in this plan. An under-funded fund exposes the co-ownership to exceptional calls for funds in the event of major urgent works, which can put some co-owners in difficulty.\"}}, {\"@type\": \"Question\", \"name\": \"Can the managing agent impose a contractor?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"No. The managing agent cannot impose a contractor on the co-ownership. It must present several comparative quotes before any vote on works of a significant amount. This competitive tendering guarantees transparency and allows co-owners to choose with full knowledge. The quotes must be attached to the agenda or made available at the managing agent's office before the general meeting. A failure to seek competing quotes can justify annulment of the resolution passed. The law requires a minimum threshold, set by the general meeting, above which competitive tendering is mandatory. A managing agent who imposed its own contractor without competition would incur contractual liability towards the association. The co-owners' council plays a key role: it examines the quotes, may propose others, gives a reasoned opinion and flags any conflicts of interest. Once the works resolution is passed, the managing agent performs the contract in accordance with the specification voted. Any unjustified overrun can lead to a corrective call for funds subject to a new vote.\"}}, {\"@type\": \"Question\", \"name\": \"Which court hears co-ownership works 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 (Code de proc\u00e9dure civile). In Paris, territorial jurisdiction lies with the judicial court of Paris, and subject-matter jurisdiction is given to the 8th civil chamber, which groups the divisions specialising in co-ownership and leases. Representation by a lawyer is mandatory. The procedure is written, with pre-trial case management conducted by a single judge, who can rule on objections to admissibility (Article 789, 6\u00b0, of the Code of Civil Procedure). At the end of case management, the case is sent to the trial hearing. Hearing delays vary between 12 and 24 months depending on the court's workload. The judgment can be appealed to the Paris court of appeal within one month of service. An appeal to the Court of Cassation against the appeal judgment is open within two months. For urgent applications (suspension of emergency or ongoing works), jurisdiction lies with the urgent applications judge of the judicial court, who rules within a few weeks. The firm regularly pleads before these chambers.\"}}, {\"@type\": \"Question\", \"name\": \"Is the general meeting's authorisation an acquired right?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Yes, in principle. Once the authorisation for works has been voted by the required majority and the period for challenge has expired (the two months of Article 42, paragraph 2), the decision is final. The co-owner can carry out the works as voted. The general meeting cannot later withdraw this authorisation unless the beneficiary co-owner agrees. However, the authorisation ceases to have effect if the co-owner does not carry out the works within the period set by the resolution or within a reasonable time. If the works carried out differ substantially from those authorised (scale, materials, appearance), the association can bring an action for demolition and restoration. Keeping the authorisation therefore requires strict compliance with the conditions voted. If the project changes, the co-owner must seek a new authorisation at the next general meeting. Proof that the works carried out are in order rests with the co-owner: dated photographs, invoices, and a declaration certifying completion and compliance of the works sent to the town hall where applicable.\"}}, {\"@type\": \"Question\", \"name\": \"What does Article 30 of the 1965 Law provide?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Article 30 of the Law of 10 July 1965 governs two distinct mechanisms. The first paragraph allows the general meeting, ruling by the majority of Article 25, to decide on any improvement: transformation of items of equipment, addition of new elements, fitting out or creation of communal premises, provided the decision complies with the intended use of the building. The article also sets the allocation of the cost of the works and of compensation, in proportion to the benefits each co-owner derives. The fourth paragraph, more contentious, allows court authorisation of works refused by the general meeting under Article 25 b. Where the general meeting refuses the authorisation provided for in Article 25 b, any co-owner or group of co-owners may be authorised by the judicial court to carry out, on the conditions set by the court, any improvement works referred to in paragraph 1 above. The court checks that the project complies with the intended use of the building and does not infringe the rights of the other co-owners. It may impose technical, financial and aesthetic conditions. This route is useful where the general meeting blocks a useful project without a clearly established abuse.\"}}, {\"@type\": \"Question\", \"name\": \"What is the time limit for challenging a works resolution?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"The strict time limit is two months from notification of the minutes of the general meeting, under Article 42, paragraph 2, of the Law of 10 July 1965. The period is not a clear-days period: it runs from the day after the first presentation of the registered letter. The sanction is forfeiture: once this period has passed, the action is inadmissible, whatever the merits of the complaint. Only opposing or absent co-owners can act. An opposing co-owner is one who voted against the resolution; an absent co-owner is one who neither attended nor was represented at the general meeting. The managing agent must notify the minutes to opposing and absent co-owners by registered letter within one month of the general meeting. Proof of notification rests on the association (Cass. 3e civ., 17 December 2015, No. 14-24.630). If notification is irregular or not proved, the period does not run and the action remains open within the ordinary five-year limitation period. The exact calculation of the period is crucial. The firm systematically brings forward service of the writ of summons to avoid any risk of time bar through a miscalculation.\"}}]}<\/script>\n<script type=\"application\/ld+json\">{\"@context\": \"https:\/\/schema.org\", \"@type\": \"LegalService\", \"name\": \"Co-ownership works lawyer in Paris \u2014 Kohen Avocats\", \"url\": \"https:\/\/kohenavocats.fr\/en\/real-estate-law-attorneys-paris-75017\/co-ownership-works-lawyer\/\", \"telephone\": \"+33646605822\", \"email\": \"contact@kohenavocats.fr\", \"address\": {\"@type\": \"PostalAddress\", \"streetAddress\": \"11 rue Margueritte\", \"postalCode\": \"75017\", \"addressLocality\": \"Paris\", \"addressCountry\": \"FR\"}, \"areaServed\": \"\u00cele-de-France\", \"founder\": {\"@type\": \"Person\", \"name\": \"Reda Kohen\", \"jobTitle\": \"Lawyer at the Paris Bar\", \"sameAs\": [\"https:\/\/consultation.avocat.fr\/avocat-paris\/reda-kohen-54670.html\"]}, \"openingHours\": \"Mo-Su 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Once works affect the common parts or the outward appearance of the building, the co-owners&#8217; general meeting must authorise them, and each category of works has its own majority. The firm acts as a co-ownership works lawyer in Paris: it [&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-2161049","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 works lawyer Paris | Kohen Avocats<\/title>\n<meta name=\"description\" content=\"Co-ownership works lawyer Paris: authorisation, majority challenges, court approval and site nuisance. Call the firm for a reply within 24 to 48 hours.\" \/>\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-works-lawyer\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Co-ownership works lawyer Paris | Kohen Avocats\" \/>\n<meta property=\"og:description\" content=\"Co-ownership works lawyer Paris: authorisation, majority challenges, court approval and site nuisance. 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