{"id":2161055,"date":"2025-11-11T23:58:33","date_gmt":"2025-11-11T22:58:33","guid":{"rendered":"https:\/\/kohenavocats.fr\/?page_id=2161055"},"modified":"2026-11-04T20:55:22","modified_gmt":"2026-11-04T19:55:22","slug":"co-owners-meeting-lawyer","status":"publish","type":"page","link":"https:\/\/kohenavocats.fr\/en\/real-estate-law-attorneys-paris-75017\/co-owners-meeting-lawyer\/","title":{"rendered":"Co-owners meeting lawyer Paris: challenge before the time bar"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-page\" data-elementor-id=\"2161055\" class=\"elementor elementor-2161055 elementor-1748983\" data-elementor-post-type=\"page\">\n\t\t\t\t<div class=\"elementor-element elementor-element-v5d4233 e-con-full e-ecs-flex e-flex e-con e-parent\" data-id=\"v5d4233\" 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-v5d4233w elementor-widget elementor-widget-html\" data-id=\"v5d4233w\" 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-v3-1748983-20261014\">\n<section class=\"kcv-hero\" aria-labelledby=\"kch-h1\">\n  <div class=\"kcv-in\">\n    <div class=\"kcv-head\">\n      <p class=\"kk\">General meeting \u2014 co-owners and managing agents<\/p>\n      <h1 id=\"kch-h1\"><em>Co-owners meeting lawyer<\/em> Paris:<span class=\"kcv-tail\"> challenge before the time bar.<\/span><\/h1>\n      <p class=\"kcv-sub\">Irregular notice, wrong majority, badly notified minutes: each defect has its own sanction, and the strict two-month time limit under Article 42 often decides the outcome of the case. As a co-owners meeting lawyer in Paris, the firm challenges irregular decisions and secures the meetings of managing agents (syndics).<\/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 two-month period runs from notification of the minutes: it is a strict time limit, with no suspension or interruption \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-1748983-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-1748983-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-1748983-paysage-20261014.webp');--kcv-img-m:url('https:\/\/kohenavocats.fr\/wp-content\/uploads\/2026\/10\/kohen-v3\/kohen-fr-1748983-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-owners' general meeting \u00b7 Paris<\/p>\n            <h2 class=\"kcv-panel-t\">Get a <em>first analysis<\/em><\/h2>\n            <p class=\"kcv-panel-l\">Dissenting co-owner or managing agent, the two-month period often decides the outcome of the case. Send the minutes and the notice of meeting \u2014 precise analysis of the timetable 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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if(e.key==='ArrowLeft'&&actuel>0){e.preventDefault();aller(actuel-1);}});\ns.querySelectorAll('button.knp__logo').forEach(function(b){b.addEventListener('click',function(e){ouvrir(b,e.detail===0&&b.tabIndex>=0);});});\n}\ndocument.querySelectorAll('.knp').forEach(lier);\n})();\n<\/script>\n<\/div>\n  <\/div>\n<\/section>\n<section class=\"kcv-tabs\" id=\"kcv-cabinet\" aria-label=\"Co-owners' general meeting in Paris\">\n  <div class=\"kcv-in\">\n    <div class=\"kcv-tabs-head\">\n      <p class=\"kk\">Kohen Avocats, Paris 17<\/p>\n      <h2>General meeting: <em>what really decides the case<\/em><\/h2>\n    <\/div>\n    <div class=\"kcv-bar\"><div class=\"kcv-chips\" role=\"tablist\" aria-label=\"Case sections\"><button class=\"kcv-chip-t on\" type=\"button\" role=\"tab\" id=\"kcv-t-kcv-avocat\" aria-controls=\"kcv-avocat\" aria-selected=\"true\" tabindex=\"0\">The lawyer<\/button><button class=\"kcv-chip-t\" type=\"button\" role=\"tab\" id=\"kcv-t-kcv-p1\" aria-controls=\"kcv-p1\" 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-owners meeting 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 (copropri\u00e9t\u00e9) and general meeting litigation.<\/p>\n    <p class=\"kcv-p\">Challenging a general meeting comes down to four checks: whether the notice of meeting was regular (twenty-one days, precise agenda), the majority applicable to each resolution (Articles 24, 25 and 26), notification of the minutes \u2014 the burden of proving which lies with the co-owners' association (syndicat des copropri\u00e9taires) \u2014 and whether you are a dissenting or absent co-owner. The two-month period under Article 42 is a strict time limit; without proof of regular notification, it does not start to run and the action remains open within the five-year limitation period.<\/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 notice of meeting first<\/h3><p>Notification to each co-owner at least twenty-one days before the meeting, precise agenda, documents annexed: an irregular notice makes the meeting voidable and the time bar unenforceable.<\/p><\/div>\n  <div class=\"kcv-card\"><h3>One majority per decision<\/h3><p>Article 24, 25 or 26 depending on the nature of the resolution: a decision voted by the wrong majority is annulled \u2014 the Court of Cassation strictly reviews the characterisation.<\/p><\/div>\n  <div class=\"kcv-card\"><h3>Two months, not a day more<\/h3><p>The action to challenge belongs to the dissenting or absent co-owner, within two months of notification of the minutes (Article 42). The burden of proving regular notification lies with the co-owners' association.<\/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>Notice, majority, notification: <em>the three locks<\/em><\/h2>\n<p class=\"kcv-lead\">Four rules shape general meeting litigation.<\/p>\n<ol class=\"kcv-conds\">\n  <li>Notice of meeting notified to each co-owner at least twenty-one days before the meeting, with a precise agenda; a late notification of the minutes has no other consequence than to open, on the date of notification, the right to challenge within the strict two-month time limit (<a href=\"https:\/\/www.courdecassation.fr\/decision\/613723decd5801467740f411\" target=\"_blank\" rel=\"noopener\">Cass. 3e civ., 11 March 2003, No. 01-17.657<\/a>).<\/li>\n  <li><strong>Each resolution has its own majority \u2014 Article 24, 25 or 26 depending on its nature<\/strong>: the Court of Cassation set aside, for lack of legal basis under Article 25 e as then worded (works made compulsory by regulatory provisions), a ruling that had annulled a resolution without examining whether that resolution alone ensured compliance with the sanitary regulations (<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>The burden of proving regular notification of the minutes lies with the co-owners' association (<a href=\"https:\/\/www.courdecassation.fr\/decision\/607987f79ba5988459c4a62d\" target=\"_blank\" rel=\"noopener\">Cass. 3e civ., 17 December 2015, No. 14-24.630<\/a>): failing that, the two-month period does not run.<\/li>\n  <li>The action belongs to the dissenting or absent co-owner, within the strict two-month time limit running from notification (<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 Act of 10 July 1965<\/a>); having voted against the contested resolution is enough, whatever the direction of subsequent votes (<a href=\"https:\/\/www.courdecassation.fr\/decision\/5fca8b2fe894f77d4a8f710a\" target=\"_blank\" rel=\"noopener\">Cass. 3e civ., 28 June 2018, No. 17-16.693<\/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 review extends to the exact address of notification of the minutes: the Court of Cassation set aside a ruling of a court of appeal that had not checked that notification had been made at the co-owner's home (<a href=\"https:\/\/www.courdecassation.fr\/decision\/5fd909713ac91ca2072af5ef\" target=\"_blank\" rel=\"noopener\">Cass. 3e civ., 16 March 2017, No. 15-29.173<\/a>). Where nullity results from a fault of the managing agent \u2014 late notice, incomplete agenda, wrongly calculated majorities \u2014 its liability may be sought.<\/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 notice of meeting and the minutes carry most of the analysis.<\/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>Notice received with envelope or dated acknowledgement of receipt<\/li><li>Minutes as notified and proof of the date of receipt<\/li><li>Attendance sheet and breakdown of votes on the contested resolution<\/li><li>Co-ownership regulations and descriptive schedule of division<\/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>Proof of dispatch of the notices to each co-owner<\/li><li>Agenda and annexed documents<\/li><li>Signed minutes and proof of notification at the exact home address<\/li><li>Calculation of majorities, resolution by resolution<\/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: throwing away the envelope that dates the notification; letting the two months go by while waiting for an amicable outcome.<\/p><\/div>\n<p class=\"kcv-p\">The firm also handles:<\/p>\n<ul class=\"kcv-pro-tags\"><li>Nullity of the entire meeting<\/li><li>Managing agent's liability<\/li><li>Abuse of majority<\/li><li>Defence of co-owners' associations<\/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 time limit is calculated at the first appointment \u2014 everything else follows from it.<\/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\">Minutes, notice of meeting, co-ownership regulations: immediate calculation of the two-month time limit.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Step 2<\/p><h3>Regularity audit<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\">Notice of meeting, agenda, attendance sheet, majorities applied, notification of the minutes: each defect is characterised together with its sanction.<\/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 the resolution or of the meeting before the Paris judicial court (tribunal judiciaire), against the co-owners' association.<\/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\">New meeting on the annulled points, managing agent's liability where appropriate, monitoring of enforcement.<\/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 writ of summons is served on the association, represented by the managing agent \u2014 not on the managing agent personally, unless there is a separate liability action.<\/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 <em>a challenge<\/em><\/h2>\n<p class=\"kcv-lead\">From the notice of meeting to the judgment, from the dissenting co-owner's point of view.<\/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><strong>21 days before.<\/strong> Notification to each co-owner, precise agenda, annexed documents: first regularity check.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Meeting<\/p><p><strong>Day 0.<\/strong> Attendance sheet, debates, votes resolution by resolution: have your opposition recorded in the minutes.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Notification of the minutes<\/p><p><strong>Day 30.<\/strong> Registered letter with acknowledgement of receipt to dissenting and absent co-owners; the period runs from the day after the first presentation of the letter.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Time bar<\/p><p><strong>Minutes + 2 months.<\/strong> Strict time limit under Article 42: the writ of summons must be served before it expires.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Procedure<\/p><p>Exchange of submissions, verification of majorities and formal regularity, oral argument.<\/p><\/li><li><span class=\"kcv-hs-dot\" aria-hidden=\"true\"><\/span><p class=\"kcv-tl-t\">Judgment<\/p><p>Annulment of the resolution or of the meeting; new meeting on the annulled points.<\/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 without having validated these points.<\/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>Standing to sue: dissenting or absent co-owner, resolution by resolution.<\/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>Calculation of the time limit: date of first presentation of the notification, strict nature of the limit.<\/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: twenty-one-day period, agenda, recipients.<\/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>Majority applicable to each contested resolution and majority actually applied.<\/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>Notification of the minutes: burden of proof on the association, exact home address.<\/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>Advisability: what is at stake in the resolution, abuse of majority, managing agent's liability.<\/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 gauge the priority and choose the right 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>Minutes received, you are a dissenting co-owner<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> Minutes recording your vote against, acknowledgement of receipt of the minutes, registered letter of dispatch.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> 2 months from notification of the minutes.<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> Writ of summons for nullity before the Paris judicial court (tribunal judiciaire) before the time bar.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Late or unreceived notice of meeting<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> Envelope with postmark, acknowledgement of receipt, proof of residence.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> 2 months from the minutes, or the five-year limitation period if there was no notice at all.<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> Nullity action based on Article 9 of the 1967 decree.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Decision voted by the wrong majority<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> Minutes recording the exact result, attendance sheet, calculation of ownership shares (tanti\u00e8mes).<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> 2 months from the minutes.<\/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>Minutes not notified by the managing agent<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> No registered letter received, negative certificate, no acknowledgement of receipt.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> 5 years (five-year limitation period) or 10 years depending on the applicable provisions.<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> Raise the absence of notification, challenge in the absence of a time bar.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Action challenged by the association (time bar)<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> The association's submissions on the inadmissibility objection, precise notification dates.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> Before the pre-trial judge (Article 789 of the French Code of Civil Procedure, CPC).<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> Show that the notification was irregular or that you have the status of dissenting co-owner.<\/p><\/div><\/div>\n<div class=\"kcv-row\"><div class=\"kcv-row-h\"><p class=\"kcv-row-k\">Situation<\/p><h3>Managing agent who started works despite the opposition<\/h3><\/div><div class=\"kcv-row-b\"><p class=\"kcv-p\"><strong>Decisive evidence:<\/strong> Signed quotes, invoices, work orders before the end of the period.<\/p><p class=\"kcv-p\"><strong>Time limit:<\/strong> During the 2 months (works suspended under Article 42).<\/p><p class=\"kcv-p\"><strong>Useful action:<\/strong> Urgent application for a stay of execution, liability action against the managing agent.<\/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 variety 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>Annulment of a \u20ac47,000 works resolution for wrong majority<\/h3><p>Thermal insulation works voted by the simple majority of Article 24, although the works affected the common parts and fell under Article 25. Resolution annulled, association ordered to reconvene a new general meeting.<\/p><p class=\"kcv-small\">Action: writ of summons for nullity based on Article 25. Result: annulment of the resolution, suspension of the works.<\/p><\/div>\n  <div class=\"kcv-card\"><h3>Action declared inadmissible, co-owner dismissed<\/h3><p>Co-owner who waited 2 months and 4 days after notification of the minutes before issuing the writ. Action declared inadmissible as time-barred, the court finding the strict time limit indisputable. The co-owner had to bear the costs and \u20ac2,500 under Article 700.<\/p><p class=\"kcv-small\">Action: too late. Result: time bar established, case lost, costs payable.<\/p><\/div>\n  <div class=\"kcv-card\"><h3>Notice sent to the wrong address, meeting annulled<\/h3><p>Co-owner who had changed address and notified the managing agent of the new home address before the meeting. Notice sent to the old address. Meeting annulled for lack of a regular notice, new meeting required. The managing agent had its remuneration reduced for mismanagement.<\/p><p class=\"kcv-small\">Action: nullity based on Article 65 of the decree. Result: new meeting ordered, managing agent's liability established.<\/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-owners' general meeting<\/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>How long do you have to challenge a co-owners' general meeting in France?<\/summary><div class=\"a\"><p>The strict time limit is <strong>two months from notification of the minutes<\/strong>, under Article 42, paragraph 2, of the Act of 10 July 1965. This provision is a matter of public policy and the sanction is forfeiture: once the period has expired, the action is inadmissible, however well-founded the complaint. The managing agent must give notification within one month of the meeting, by registered letter with acknowledgement of receipt. The period runs from the day after the first presentation of the letter. If notification is irregular, or if the managing agent cannot prove dispatch (a burden of proof that lies on the managing agent according to <a href=\"https:\/\/www.courdecassation.fr\/decision\/607987f79ba5988459c4a62d\" target=\"_blank\" rel=\"noopener\">Cass. 3e civ., 17 December 2015, No. 14-24.630<\/a>, published in the Bulletin), the period does not run and the action remains open within the ordinary five-year limitation period.<\/p><\/div><\/details><details><summary>What majority is needed to approve works on the common parts?<\/summary><div class=\"a\"><p>It all depends on the nature of the works. Works necessary for the preservation of the building, or for the health or physical safety of the occupants, are adopted by the simple majority of Article 24 (majority of the votes cast by co-owners present, represented or voting by post). Works affecting the common parts or the outward appearance of the building, authorised for a co-owner at their own expense, fall under the absolute majority of Article 25 b (majority of the votes of all co-owners). Energy-saving works or works to reduce greenhouse gas emissions fall under Article 25 f. The bridging mechanism of Article 25-1 allows an immediate second vote by simple majority where the project has obtained at least one third of the votes of all co-owners without reaching the absolute majority. Finally, acts of acquisition of real property fall under the double majority of Article 26 (majority of co-owners representing two thirds of the votes). Review of the majority applied is one of the main grounds of challenge.<\/p><\/div><\/details><details><summary>Must the minutes be notified or posted?<\/summary><div class=\"a\"><p>The minutes must be <strong>notified<\/strong> to dissenting and absent co-owners by registered letter with acknowledgement of receipt, in accordance with Articles 17, 64 and 65 of the Decree of 17 March 1967. The time limit for notification is one month from the holding of the meeting. Posting in the common parts does not relieve the managing agent of individual notification to dissenting and absent co-owners. Only notification starts the Article 42 period running for them. For co-owners who were present or represented and voted in favour of the resolutions, the minutes are in principle simply handed over at the end of the session or circulated by any means, but they have no standing to challenge the meeting, unless they voted against a specific resolution. The burden of proving notification lies with the co-owners' association: failing that, the period does not run.<\/p><\/div><\/details><details><summary>What if the notice of meeting contains an error?<\/summary><div class=\"a\"><p>Several irregularities can ground a nullity action. A notice sent less than twenty-one days before the date of the meeting (Article 9 of the decree) opens the way to a challenge, unless urgency is justified. An incomplete or imprecise agenda deprives co-owners of the information required and may lead to the annulment of resolutions adopted on the ambiguous points. A notice not signed by the managing agent in office, or issued by a person without authority, weakens the whole procedure. Dispatch to a wrong address, when the co-owner had notified their new home address, justifies annulment of the meeting as regards that co-owner. The Court of Cassation has held that the date of notification by registered post is, as regards the person to whom it is addressed, the date on which the letter is received (<a href=\"https:\/\/www.courdecassation.fr\/decision\/613723decd5801467740f411\" target=\"_blank\" rel=\"noopener\">Cass. 3e civ., 11 March 2003, No. 01-17.657<\/a>). Checking formal regularity is therefore an essential step in the defence.<\/p><\/div><\/details><details><summary>Can the managing agent force through a question that is not on the agenda?<\/summary><div class=\"a\"><p>No. Article 13 of the Decree of 17 March 1967 provides that the general meeting takes a valid decision only on the questions entered on the agenda. A decision taken on a question not entered is void. This rule protects the information of co-owners: they must be able to prepare their vote on the basis of the announced questions. However, Article 10 allows one or more co-owners, or the co-owners' council, to notify the managing agent of questions to be entered on the agenda before the notice of meeting is sent. The request must be made within the period laid down by the co-ownership regulations or, failing that, within a reasonable period allowing the entry. If the managing agent wrongly refuses the entry, its liability may be engaged. The co-owner who was shut out may ask for the item to be entered at the next meeting, or challenge the non-entry as a ground of later nullity.<\/p><\/div><\/details><details><summary>Can an absent co-owner challenge a vote?<\/summary><div class=\"a\"><p>Yes. The absent co-owner, that is, one who neither attended nor was represented at the meeting, has standing to challenge the decisions taken. Article 42, paragraph 2, treats such a co-owner in the same way as a dissenting co-owner. The two-month period runs from notification of the minutes, which must be sent by registered letter. The rule is protective: a co-owner who was not given notice, or who was unable to take part in the meeting, keeps a right to criticise after the meeting. Proof of absent status results simply from absence from the attendance sheet and the absence of a designated proxy. The absent co-owner may challenge the meeting as a whole or only certain resolutions. Their standing extends to all the decisions taken at the meeting, without any need to prove a specific opposition to this or that resolution.<\/p><\/div><\/details><details><summary>Which decisions fall under Article 25 rather than Article 24?<\/summary><div class=\"a\"><p>Article 25 sets out an exhaustive list of decisions adopted by the absolute majority of the votes of all co-owners. These include: delegation of power to the managing agent or the co-owners' council for acts provided for in Article 24 (a), authorisation given to a co-owner to carry out works affecting the common parts (b), appointment and removal of the managing agent and of the members of the co-owners' council (c), acts of disposal of common parts resulting from legal obligations (d), changes in the allocation of charges made necessary by a change of use of a private part (e), energy-saving works (f), the arrangements for opening the doors (g), the installation of aerials or communication networks (h), the installation of charging points for electric vehicles (j), the installation of individual water meters (k), heat cost allocators (l), authorisation to transmit video surveillance images (m), works of transformation, addition or improvement (n), and the individualisation of water supply contracts (o). Any decision outside this list falls in principle under the simple majority of Article 24, unless the co-ownership regulations or the law provide otherwise. The bridging mechanism of Article 25-1 allows a second vote by simple majority where the absolute majority has not been reached.<\/p><\/div><\/details><details><summary>How do you prove the notice of meeting was irregular?<\/summary><div class=\"a\"><p>Several items of evidence are useful. The sending envelope with the postmark of presentation, carefully kept by the co-owner, establishes the date from which the twenty-one-day period before the meeting runs. If the date is too close to the meeting, the irregularity is obvious. The copy of the registered letter and the acknowledgement of receipt provide objective evidence. Where there was no notice at all, the co-owner produces a negative certificate stating that no letter was received, and challenges the regularity of the procedure. The managing agent bears the burden of proof: it must produce the supporting documents for regular notification, at the co-owner's exact home address. The Court of Cassation has made clear that <q>it is for the co-owners' association to prove that notification was regular<\/q> (our translation, <a href=\"https:\/\/www.courdecassation.fr\/decision\/607987f79ba5988459c4a62d\" target=\"_blank\" rel=\"noopener\">Cass. 3e civ., 17 December 2015, No. 14-24.630<\/a>). Without this proof, neither the time limit for challenge nor the regularity of the meeting can be validated.<\/p><\/div><\/details><details><summary>Can the managing agent be removed at the general meeting?<\/summary><div class=\"a\"><p>Yes, under Article 25 c of the Act of 10 July 1965, which includes the appointment and removal of the managing agent or agents among the decisions taken by absolute majority. Removal may be voted at any time, even during the term of office, provided it is entered on the agenda of the meeting. For serious grounds (mismanagement, breach of contractual obligations, loss of confidence), removal is valid even without notice. For less serious grounds, the removed managing agent may claim the balance of its end-of-term fees. Removal requires an absolute majority, but the bridging mechanism of Article 25-1 allows a second vote by simple majority if the project obtained at least one third of the votes of all co-owners. A removal not entered on the agenda would be void (Article 13 of the 1967 decree). Where removal is contested, the managing agent may apply to the court to have the irregularity of the procedure recorded.<\/p><\/div><\/details><details><summary>What if the majority was calculated incorrectly?<\/summary><div class=\"a\"><p>A resolution adopted by the wrong majority is liable to annulment. Common errors are: adoption by simple majority when the double majority of Article 26 was required; failure to calculate the one third required to activate the bridging mechanism of Article 25-1; forgetting to count postal votes; participation in the vote of a co-owner whose status is disputed; wrong calculation of ownership shares (tanti\u00e8mes). Checking is done by close reading of the minutes, which must record the exact result under each resolution (Article 17 of the decree). The attendance sheet is annexed and allows the votes to be verified. Once the error is identified, the dissenting co-owner may issue a writ for nullity of the contested resolution. The Court of Cassation ensures strict compliance with majority rules: for example, in its judgment of 12 July 2018 (<a href=\"https:\/\/www.courdecassation.fr\/decision\/5fca88fd99346d7a8e428e3a\" target=\"_blank\" rel=\"noopener\">No. 17-21.378<\/a>), it set aside the ruling of a court of appeal that had not sufficiently examined whether the contested resolution, in the light of Article 25 e as then worded (works made compulsory by regulatory provisions), was not required for regulatory reasons. The rule is therefore a fine one: you must check whether the majority applied was the right one.<\/p><\/div><\/details><details><summary>Can an interested co-owner take part in the vote?<\/summary><div class=\"a\"><p>In principle yes, unless there is a special provision. Article 22 of the Act of 10 July 1965 does not provide for any general incompatibility on the ground that a co-owner is personally interested in the vote. When the meeting rules on an authorisation given to a co-owner to carry out works affecting the common parts (Article 25 b), the co-owner concerned may vote. However, certain cases of nullity exist: if the majority is reached only thanks to the vote of the interested co-owner and that vote raises a good-faith difficulty, annulment is possible. Article 22 also provides specific limits (for example, a proxy holding more than three co-owners' mandates is limited to a fraction of the votes). When fixing the fees of a managing agent standing for re-election, some co-ownership regulations exclude the managing agent from the vote. Review is carried out case by case, by reading the regulations and the applicable case law. The Court of Cassation takes care not to extend incompatibilities beyond the texts.<\/p><\/div><\/details><details><summary>Is the two-month period a clear-days period or not?<\/summary><div class=\"a\"><p>The two-month period is <strong>not a clear-days period<\/strong>. It runs from the day after the first presentation of the registered letter containing the minutes at the co-owner's home (Article 64 of the Decree of 17 March 1967). The end of the period is the corresponding date in the second following month. If that date falls on a Saturday, a Sunday or a public holiday, it is extended to the next working day, in accordance with Article 642 of the Code of Civil Procedure. Example: if the registered letter is presented on 15 March and 15 May is a Sunday, the action may be brought up to and including Monday 16 May. The period is assessed at the date of service of the writ of summons on the association, by a commissaire de justice (court bailiff), and not at the date of filing with the court registry. A shortfall of a few hours is enough to cause the time bar. That is why exact calculation, anticipating service, is crucial. The firm systematically anticipates service to avoid any risk of time bar through miscalculation.<\/p><\/div><\/details><details><summary>Which court has jurisdiction over a challenge to a general meeting in Paris?<\/summary><div class=\"a\"><p>The competent court is the judicial court of the place where the building is situated, 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 chamber, which groups the divisions specialised in co-ownership and leases. The procedure is the written procedure, with mandatory representation by a lawyer, since the reform. The writ of summons is served on the co-owners' association, in the person of its managing agent in office, which represents it. The pre-trial phase is conducted by a single judge, who may rule on inadmissibility objections (Article 789, 6\u00b0 of the Code of Civil Procedure). At the end of the pre-trial phase, the case is referred to the trial hearing. Waiting times for a hearing vary between 12 and 24 months depending on how congested the court is. The judgment may 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.<\/p><\/div><\/details><details><summary>How is the quorum of a general meeting calculated?<\/summary><div class=\"a\"><p>The general meeting is not, in principle, subject to any minimum quorum rule in order to deliberate validly. Since the simple majority of Article 24 applies to the votes cast by those present, represented or voting by post, the meeting may deliberate even with a limited number of co-owners. By contrast, the absolute majority of Article 25 and the double majority of Article 26 impose thresholds calculated on all the votes of all co-owners (present or not). In practice, when attendance is low, Article 25 cannot be reached without activating the bridging mechanism of Article 25-1, which requires at least one third of the votes of all co-owners for a second vote by simple majority to be held immediately. A proxy holder may not receive more than three proxies, unless the total of the votes they hold themselves and those of their principals does not exceed 10% of the votes of the association (Article 22 I). The managing agent's skill lies in balancing proxies so as to reach the required majorities without exceeding the ceilings.<\/p><\/div><\/details><details><summary>What happens if the general meeting is annulled?<\/summary><div class=\"a\"><p>Annulment of a general meeting or of one of its resolutions has retroactive effect. The annulled decisions are deemed never to have existed. For the association, this requires convening a new meeting to rule again on the questions concerned. For the managing agent, annulment may lead to it bearing the bailiff's and lawyer's fees and the cost of the new meeting, where mismanagement is established. For co-owners, annulment suspends or erases the financial consequences of the resolutions concerned (for example, calls for funds that no longer have a basis). If the works decided have already been started, their continuation may be blocked by an urgent application in case of urgency. The resolution passed again must strictly respect the applicable majority and the regular procedure. The dissenting co-owner who obtains annulment may also claim damages if the irregularity caused them a particular loss. Legal certainty in the co-ownership requires the managing agent to draw the consequences of annulment and to bring the building back to a situation compliant with the law.<\/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 Act of 10 July 1965<\/span><span class=\"kcv-art-t\">challenge of 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><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 Act of 10 July 1965<\/span><span class=\"kcv-art-t\">decisions 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><\/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-ownership-charges-lawyer\/\"><span class=\"kcv-pg-t\">Co-ownership charges<\/span><span class=\"kcv-pg-s\">The 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\">The 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-lawyer\/\"><span class=\"kcv-pg-t\">Co-ownership law<\/span><span class=\"kcv-pg-s\">The 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\">The 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 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\/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 meeting decision to challenge? Act before <em>the time bar<\/em>.<\/h2>\n      <p>Dissenting co-owner or managing agent, the two-month period often decides the outcome of the case. Send the minutes and the notice of meeting \u2014 precise analysis of the timetable 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\": \"How long do you have to challenge a co-owners' general meeting in France?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"The strict time limit is two months from notification of the minutes, under Article 42, paragraph 2, of the Act of 10 July 1965. This provision is a matter of public policy and the sanction is forfeiture: once the period has expired, the action is inadmissible, however well-founded the complaint. The managing agent must give notification within one month of the meeting, by registered letter with acknowledgement of receipt. The period runs from the day after the first presentation of the letter. If notification is irregular, or if the managing agent cannot prove dispatch (a burden of proof that lies on the managing agent according to Cass. 3e civ., 17 December 2015, No. 14-24.630, published in the Bulletin), the period does not run and the action remains open within the ordinary five-year limitation period.\"}}, {\"@type\": \"Question\", \"name\": \"What majority is needed to approve works on the common parts?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"It all depends on the nature of the works. Works necessary for the preservation of the building, or for the health or physical safety of the occupants, are adopted by the simple majority of Article 24 (majority of the votes cast by co-owners present, represented or voting by post). Works affecting the common parts or the outward appearance of the building, authorised for a co-owner at their own expense, fall under the absolute majority of Article 25 b (majority of the votes of all co-owners). Energy-saving works or works to reduce greenhouse gas emissions fall under Article 25 f. The bridging mechanism of Article 25-1 allows an immediate second vote by simple majority where the project has obtained at least one third of the votes of all co-owners without reaching the absolute majority. Finally, acts of acquisition of real property fall under the double majority of Article 26 (majority of co-owners representing two thirds of the votes). Review of the majority applied is one of the main grounds of challenge.\"}}, {\"@type\": \"Question\", \"name\": \"Must the minutes be notified or posted?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"The minutes must be notified to dissenting and absent co-owners by registered letter with acknowledgement of receipt, in accordance with Articles 17, 64 and 65 of the Decree of 17 March 1967. The time limit for notification is one month from the holding of the meeting. Posting in the common parts does not relieve the managing agent of individual notification to dissenting and absent co-owners. Only notification starts the Article 42 period running for them. For co-owners who were present or represented and voted in favour of the resolutions, the minutes are in principle simply handed over at the end of the session or circulated by any means, but they have no standing to challenge the meeting, unless they voted against a specific resolution. The burden of proving notification lies with the co-owners' association: failing that, the period does not run.\"}}, {\"@type\": \"Question\", \"name\": \"What if the notice of meeting contains an error?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Several irregularities can ground a nullity action. A notice sent less than twenty-one days before the date of the meeting (Article 9 of the decree) opens the way to a challenge, unless urgency is justified. An incomplete or imprecise agenda deprives co-owners of the information required and may lead to the annulment of resolutions adopted on the ambiguous points. A notice not signed by the managing agent in office, or issued by a person without authority, weakens the whole procedure. Dispatch to a wrong address, when the co-owner had notified their new home address, justifies annulment of the meeting as regards that co-owner. The Court of Cassation has held that the date of notification by registered post is, as regards the person to whom it is addressed, the date on which the letter is received (Cass. 3e civ., 11 March 2003, No. 01-17.657). Checking formal regularity is therefore an essential step in the defence.\"}}, {\"@type\": \"Question\", \"name\": \"Can the managing agent force through a question that is not on the agenda?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"No. Article 13 of the Decree of 17 March 1967 provides that the general meeting takes a valid decision only on the questions entered on the agenda. A decision taken on a question not entered is void. This rule protects the information of co-owners: they must be able to prepare their vote on the basis of the announced questions. However, Article 10 allows one or more co-owners, or the co-owners' council, to notify the managing agent of questions to be entered on the agenda before the notice of meeting is sent. The request must be made within the period laid down by the co-ownership regulations or, failing that, within a reasonable period allowing the entry. If the managing agent wrongly refuses the entry, its liability may be engaged. The co-owner who was shut out may ask for the item to be entered at the next meeting, or challenge the non-entry as a ground of later nullity.\"}}, {\"@type\": \"Question\", \"name\": \"Can an absent co-owner challenge a vote?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Yes. The absent co-owner, that is, one who neither attended nor was represented at the meeting, has standing to challenge the decisions taken. Article 42, paragraph 2, treats such a co-owner in the same way as a dissenting co-owner. The two-month period runs from notification of the minutes, which must be sent by registered letter. The rule is protective: a co-owner who was not given notice, or who was unable to take part in the meeting, keeps a right to criticise after the meeting. Proof of absent status results simply from absence from the attendance sheet and the absence of a designated proxy. The absent co-owner may challenge the meeting as a whole or only certain resolutions. Their standing extends to all the decisions taken at the meeting, without any need to prove a specific opposition to this or that resolution.\"}}, {\"@type\": \"Question\", \"name\": \"Which decisions fall under Article 25 rather than Article 24?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Article 25 sets out an exhaustive list of decisions adopted by the absolute majority of the votes of all co-owners. These include: delegation of power to the managing agent or the co-owners' council for acts provided for in Article 24 (a), authorisation given to a co-owner to carry out works affecting the common parts (b), appointment and removal of the managing agent and of the members of the co-owners' council (c), acts of disposal of common parts resulting from legal obligations (d), changes in the allocation of charges made necessary by a change of use of a private part (e), energy-saving works (f), the arrangements for opening the doors (g), the installation of aerials or communication networks (h), the installation of charging points for electric vehicles (j), the installation of individual water meters (k), heat cost allocators (l), authorisation to transmit video surveillance images (m), works of transformation, addition or improvement (n), and the individualisation of water supply contracts (o). Any decision outside this list falls in principle under the simple majority of Article 24, unless the co-ownership regulations or the law provide otherwise. The bridging mechanism of Article 25-1 allows a second vote by simple majority where the absolute majority has not been reached.\"}}, {\"@type\": \"Question\", \"name\": \"How do you prove the notice of meeting was irregular?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Several items of evidence are useful. The sending envelope with the postmark of presentation, carefully kept by the co-owner, establishes the date from which the twenty-one-day period before the meeting runs. If the date is too close to the meeting, the irregularity is obvious. The copy of the registered letter and the acknowledgement of receipt provide objective evidence. Where there was no notice at all, the co-owner produces a negative certificate stating that no letter was received, and challenges the regularity of the procedure. The managing agent bears the burden of proof: it must produce the supporting documents for regular notification, at the co-owner's exact home address. The Court of Cassation has made clear that it is for the co-owners' association to prove that notification was regular (our translation, Cass. 3e civ., 17 December 2015, No. 14-24.630). Without this proof, neither the time limit for challenge nor the regularity of the meeting can be validated.\"}}, {\"@type\": \"Question\", \"name\": \"Can the managing agent be removed at the general meeting?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Yes, under Article 25 c of the Act of 10 July 1965, which includes the appointment and removal of the managing agent or agents among the decisions taken by absolute majority. Removal may be voted at any time, even during the term of office, provided it is entered on the agenda of the meeting. For serious grounds (mismanagement, breach of contractual obligations, loss of confidence), removal is valid even without notice. For less serious grounds, the removed managing agent may claim the balance of its end-of-term fees. Removal requires an absolute majority, but the bridging mechanism of Article 25-1 allows a second vote by simple majority if the project obtained at least one third of the votes of all co-owners. A removal not entered on the agenda would be void (Article 13 of the 1967 decree). Where removal is contested, the managing agent may apply to the court to have the irregularity of the procedure recorded.\"}}, {\"@type\": \"Question\", \"name\": \"What if the majority was calculated incorrectly?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"A resolution adopted by the wrong majority is liable to annulment. Common errors are: adoption by simple majority when the double majority of Article 26 was required; failure to calculate the one third required to activate the bridging mechanism of Article 25-1; forgetting to count postal votes; participation in the vote of a co-owner whose status is disputed; wrong calculation of ownership shares (tanti\u00e8mes). Checking is done by close reading of the minutes, which must record the exact result under each resolution (Article 17 of the decree). The attendance sheet is annexed and allows the votes to be verified. Once the error is identified, the dissenting co-owner may issue a writ for nullity of the contested resolution. The Court of Cassation ensures strict compliance with majority rules: for example, in its judgment of 12 July 2018 (No. 17-21.378), it set aside the ruling of a court of appeal that had not sufficiently examined whether the contested resolution, in the light of Article 25 e as then worded (works made compulsory by regulatory provisions), was not required for regulatory reasons. The rule is therefore a fine one: you must check whether the majority applied was the right one.\"}}, {\"@type\": \"Question\", \"name\": \"Can an interested co-owner take part in the vote?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"In principle yes, unless there is a special provision. Article 22 of the Act of 10 July 1965 does not provide for any general incompatibility on the ground that a co-owner is personally interested in the vote. When the meeting rules on an authorisation given to a co-owner to carry out works affecting the common parts (Article 25 b), the co-owner concerned may vote. However, certain cases of nullity exist: if the majority is reached only thanks to the vote of the interested co-owner and that vote raises a good-faith difficulty, annulment is possible. Article 22 also provides specific limits (for example, a proxy holding more than three co-owners' mandates is limited to a fraction of the votes). When fixing the fees of a managing agent standing for re-election, some co-ownership regulations exclude the managing agent from the vote. Review is carried out case by case, by reading the regulations and the applicable case law. The Court of Cassation takes care not to extend incompatibilities beyond the texts.\"}}, {\"@type\": \"Question\", \"name\": \"Is the two-month period a clear-days period or not?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"The two-month period is not a clear-days period. It runs from the day after the first presentation of the registered letter containing the minutes at the co-owner's home (Article 64 of the Decree of 17 March 1967). The end of the period is the corresponding date in the second following month. If that date falls on a Saturday, a Sunday or a public holiday, it is extended to the next working day, in accordance with Article 642 of the Code of Civil Procedure. Example: if the registered letter is presented on 15 March and 15 May is a Sunday, the action may be brought up to and including Monday 16 May. The period is assessed at the date of service of the writ of summons on the association, by a commissaire de justice (court bailiff), and not at the date of filing with the court registry. A shortfall of a few hours is enough to cause the time bar. That is why exact calculation, anticipating service, is crucial. The firm systematically anticipates service to avoid any risk of time bar through miscalculation.\"}}, {\"@type\": \"Question\", \"name\": \"Which court has jurisdiction over a challenge to a general meeting in Paris?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"The competent court is the judicial court of the place where the building is situated, 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 chamber, which groups the divisions specialised in co-ownership and leases. The procedure is the written procedure, with mandatory representation by a lawyer, since the reform. The writ of summons is served on the co-owners' association, in the person of its managing agent in office, which represents it. The pre-trial phase is conducted by a single judge, who may rule on inadmissibility objections (Article 789, 6\u00b0 of the Code of Civil Procedure). At the end of the pre-trial phase, the case is referred to the trial hearing. Waiting times for a hearing vary between 12 and 24 months depending on how congested the court is. The judgment may 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.\"}}, {\"@type\": \"Question\", \"name\": \"How is the quorum of a general meeting calculated?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"The general meeting is not, in principle, subject to any minimum quorum rule in order to deliberate validly. Since the simple majority of Article 24 applies to the votes cast by those present, represented or voting by post, the meeting may deliberate even with a limited number of co-owners. By contrast, the absolute majority of Article 25 and the double majority of Article 26 impose thresholds calculated on all the votes of all co-owners (present or not). In practice, when attendance is low, Article 25 cannot be reached without activating the bridging mechanism of Article 25-1, which requires at least one third of the votes of all co-owners for a second vote by simple majority to be held immediately. A proxy holder may not receive more than three proxies, unless the total of the votes they hold themselves and those of their principals does not exceed 10% of the votes of the association (Article 22 I). The managing agent's skill lies in balancing proxies so as to reach the required majorities without exceeding the ceilings.\"}}, {\"@type\": \"Question\", \"name\": \"What happens if the general meeting is annulled?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Annulment of a general meeting or of one of its resolutions has retroactive effect. The annulled decisions are deemed never to have existed. For the association, this requires convening a new meeting to rule again on the questions concerned. For the managing agent, annulment may lead to it bearing the bailiff's and lawyer's fees and the cost of the new meeting, where mismanagement is established. For co-owners, annulment suspends or erases the financial consequences of the resolutions concerned (for example, calls for funds that no longer have a basis). If the works decided have already been started, their continuation may be blocked by an urgent application in case of urgency. The resolution passed again must strictly respect the applicable majority and the regular procedure. The dissenting co-owner who obtains annulment may also claim damages if the irregularity caused them a particular loss. Legal certainty in the co-ownership requires the managing agent to draw the consequences of annulment and to bring the building back to a situation compliant with the law.\"}}]}<\/script>\n<script type=\"application\/ld+json\">{\"@context\": \"https:\/\/schema.org\", \"@type\": \"LegalService\", \"name\": \"Co-owners meeting lawyer Paris \u2014 Kohen Avocats\", \"url\": \"https:\/\/kohenavocats.fr\/en\/real-estate-law-attorneys-paris-75017\/co-owners-meeting-lawyer\/\", \"telephone\": \"+33646605822\", \"email\": \"contact@kohenavocats.fr\", \"address\": {\"@type\": \"PostalAddress\", \"streetAddress\": \"11 rue Margueritte\", \"postalCode\": \"75017\", \"addressLocality\": \"Paris\", \"addressCountry\": \"FR\"}, \"areaServed\": \"Paris region (\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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\n\n\n\n\n\n\n\n\n\n\n  .elementor-1983483 .elementor-element.elementor-element-5bca5836 {\n    flex-shrink: 0 !important;\n    scroll-snap-align: start !important;\n    width: clamp(300px, 30vw, 400px) !important;\n    min-width: 300px !important;\n  }\n\n  @media (max-width: 767px) {\n    .elementor-1983483 .elementor-element.elementor-element-5bca5836 {\n      width: 350px !important;\n      min-width: 350px !important;\n      max-width: 350px !important;\n    }\n  }\/* End custom CSS *\/<\/style>\t\t<div data-elementor-type=\"loop-item\" data-elementor-id=\"1983483\" class=\"elementor elementor-1983483 e-loop-item e-loop-item-2156630 post-2156630 post type-post status-publish format-standard has-post-thumbnail hentry category-decryptage category-en-real-estate\" data-elementor-post-type=\"elementor_library\" data-custom-edit-handle=\"1\">\n\t\t\t<div class=\"elementor-element elementor-element-5bca5836 card-item e-ecs-flex e-flex e-con-boxed e-con e-parent\" data-id=\"5bca5836\" data-element_type=\"container\" data-e-type=\"container\" data-settings=\"{&quot;background_background&quot;:&quot;classic&quot;,&quot;ecs_container_type&quot;:&quot;flex&quot;}\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-daf2e8 card-title elementor-widget elementor-widget-heading\" data-id=\"daf2e8\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t\t<h2 class=\"elementor-heading-title elementor-size-default\"><a href=\"https:\/\/kohenavocats.fr\/en\/2026\/10\/24\/france-ten-year-builder-warranty-garantie-decennale-foreign-owners-guide\/\">Cracks After Buying in France: The Ten-Year Builder Warranty (Garantie Decennale) Explained for Foreign Owners<\/a><\/h2>\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-b7e11a6 elementor-widget elementor-widget-html\" data-id=\"b7e11a6\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"html.default\">\n\t\t\t\t\t <script>\n  (function() {\n    let attempts = 0;\n    const maxAttempts = 20; \/\/ 20 tentatives = 10 secondes max\n\n    function tryClean() {\n      attempts++;\n      console.log('Tentative', attempts);\n\n      \/\/ Cherche TOUS les conteneurs possibles\n      const containers = document.querySelectorAll(\n        '.elementor-widget-theme-post-content .elementor-widget-container, ' +\n        '.card-item [class*=\"post-content\"], ' +\n        '.elementor-loop-container [class*=\"widget-container\"]'\n      );\n\n      console.log('Conteneurs trouv\u00e9s:', containers.length);\n\n      if (containers.length === 0 && attempts < maxAttempts) {\n        \/\/ R\u00e9essaye dans 500ms\n        setTimeout(tryClean, 500);\n        return;\n      }\n\n      let cleaned = 0;\n\n      containers.forEach(function(container) {\n        const html = container.innerHTML;\n\n        if (html && html.includes('Expos\u00e9 des motifs')) {\n          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function() {\n    \n    \/\/ 1. 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Nettoyer les liens DANS le texte (Expos\u00e9 des motifs, etc.)\n        const content = card.querySelector('.elementor-widget-theme-post-content');\n        if (content) {\n            const links = content.querySelectorAll('a');\n            links.forEach(link => {\n                \/\/ Remplace le lien <a href=\"...\">Texte<\/a> par un simple <span>Texte<\/span>\n                const span = document.createElement('span');\n                span.innerHTML = link.innerHTML;\n                link.replaceWith(span);\n            });\n        }\n    });\n});\n<\/script>\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<style id=\"loop-dynamic-1983483\">.e-loop-item-2156454 .elementor-element.elementor-element-5bca5836:not(.elementor-motion-effects-element-type-background), .e-loop-item-2156454 .elementor-element.elementor-element-5bca5836 > .elementor-motion-effects-container > .elementor-motion-effects-layer{background-image:url(\"https:\/\/kohenavocats.fr\/wp-content\/uploads\/2024\/08\/gabriel-ghnassia-VmS8VQ0n39Q-unsplash-scaled.webp\");}<\/style>\t\t<div data-elementor-type=\"loop-item\" data-elementor-id=\"1983483\" class=\"elementor elementor-1983483 e-loop-item e-loop-item-2156454 post-2156454 post type-post status-publish format-standard has-post-thumbnail hentry category-decryptage category-en-real-estate\" data-elementor-post-type=\"elementor_library\" data-custom-edit-handle=\"1\">\n\t\t\t<div class=\"elementor-element elementor-element-5bca5836 card-item e-ecs-flex e-flex e-con-boxed e-con e-parent\" data-id=\"5bca5836\" data-element_type=\"container\" data-e-type=\"container\" data-settings=\"{&quot;background_background&quot;:&quot;classic&quot;,&quot;ecs_container_type&quot;:&quot;flex&quot;}\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-daf2e8 card-title elementor-widget elementor-widget-heading\" data-id=\"daf2e8\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t\t<h2 class=\"elementor-heading-title elementor-size-default\"><a href=\"https:\/\/kohenavocats.fr\/en\/2026\/10\/24\/france-storm-boelo-evacuated-building-peril-rent-insurance-foreign-owners-guide\/\">Storm Boelo in Paris: Foreign Owners&#8217; Guide to Evacuated Buildings, Safety Orders, Rent and Insurance Claims<\/a><\/h2>\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-b7e11a6 elementor-widget elementor-widget-html\" data-id=\"b7e11a6\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"html.default\">\n\t\t\t\t\t <script>\n  (function() {\n    let attempts = 0;\n    const maxAttempts = 20; \/\/ 20 tentatives = 10 secondes max\n\n    function tryClean() {\n      attempts++;\n      console.log('Tentative', attempts);\n\n      \/\/ Cherche TOUS les conteneurs possibles\n      const containers = document.querySelectorAll(\n        '.elementor-widget-theme-post-content .elementor-widget-container, ' +\n        '.card-item [class*=\"post-content\"], ' +\n        '.elementor-loop-container [class*=\"widget-container\"]'\n      );\n\n      console.log('Conteneurs trouv\u00e9s:', containers.length);\n\n      if (containers.length === 0 && attempts < maxAttempts) {\n        \/\/ R\u00e9essaye dans 500ms\n        setTimeout(tryClean, 500);\n        return;\n      }\n\n      let cleaned = 0;\n\n      containers.forEach(function(container) {\n        const html = container.innerHTML;\n\n        if (html && html.includes('Expos\u00e9 des motifs')) {\n          console.log('Nettoyage en cours...');\n          const parts = html.split('Expos\u00e9 des motifs');\n          if (parts[1]) {\n            container.innerHTML = parts[1].trim();\n            cleaned++;\n          }\n        }\n      });\n\n      console.log('Cartes nettoy\u00e9es:', cleaned);\n\n      \/\/ Si rien n'a \u00e9t\u00e9 nettoy\u00e9 et qu'on a encore des tentatives\n      if (cleaned === 0 && attempts < maxAttempts) {\n        setTimeout(tryClean, 500);\n      }\n    }\n\n    \/\/ Lance au chargement\n    if (document.readyState === 'loading') {\n      document.addEventListener('DOMContentLoaded', tryClean);\n    } else {\n      tryClean();\n    }\n  })();\n  <\/script>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-bcaeb6b elementor-widget elementor-widget-html\" data-id=\"bcaeb6b\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"html.default\">\n\t\t\t\t\t<script>\ndocument.addEventListener(\"DOMContentLoaded\", function() {\n    \n    \/\/ 1. Rendre la carte cliquable (Simule le lien)\n    const cards = document.querySelectorAll('.card-item');\n    \n    cards.forEach(card => {\n        card.style.cursor = 'pointer';\n        \n        \/\/ On cherche l'URL dans le titre de la carte\n        const titleLink = card.querySelector('.card-title a');\n        let url = titleLink ? titleLink.href : null;\n\n        if (url) {\n            \/\/ Clic sur toute la carte\n            card.addEventListener('click', function(e) {\n                \/\/ Si on ne clique pas d\u00e9j\u00e0 sur un bouton ou un autre lien valide\n                if (!e.target.closest('a') && !e.target.closest('button')) {\n                    window.location.href = url;\n                }\n            });\n        }\n\n        \/\/ 2. 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Rendre la carte cliquable (Simule le lien)\n    const cards = document.querySelectorAll('.card-item');\n    \n    cards.forEach(card => {\n        card.style.cursor = 'pointer';\n        \n        \/\/ On cherche l'URL dans le titre de la carte\n        const titleLink = card.querySelector('.card-title a');\n        let url = titleLink ? titleLink.href : null;\n\n        if (url) {\n            \/\/ Clic sur toute la carte\n            card.addEventListener('click', function(e) {\n                \/\/ Si on ne clique pas d\u00e9j\u00e0 sur un bouton ou un autre lien valide\n                if (!e.target.closest('a') && !e.target.closest('button')) {\n                    window.location.href = url;\n                }\n            });\n        }\n\n        \/\/ 2. 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Irregular notice, wrong majority, badly notified minutes: each defect has its own sanction, and the strict two-month time limit under Article 42 often decides the outcome of the case. As a co-owners meeting lawyer in Paris, the firm challenges [&hellip;]<\/p>\n","protected":false},"author":251031307,"featured_media":1748851,"parent":1773696,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"footnotes":""},"class_list":["post-2161055","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-Owners Meeting Lawyer Paris | Kohen Avocats<\/title>\n<meta name=\"description\" content=\"Co-owners meeting lawyer Paris: challenge a general meeting decision before the two-month time bar. Call the firm for a timetable analysis in 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-owners-meeting-lawyer\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Co-Owners Meeting Lawyer Paris | Kohen Avocats\" \/>\n<meta property=\"og:description\" content=\"Co-owners meeting lawyer Paris: challenge a general meeting decision before the two-month time bar. 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