In France, owning property within a shared building structure, known as a copropriété, entails certain financial responsibilities. These shared expenses, referred to as charges de copropriété, are essential for the maintenance and smooth operation of the communal aspects of the property. This guide delves into the specifics of these charges, addressing their applicability, typical costs, determination processes, and payment schedules.

When Do Charges de Copropriété Apply?

Charges de copropriété are applicable in properties where multiple owners share common areas and facilities. This includes:

• Apartment Buildings: Owners of individual units share responsibilities for common spaces like lobbies, elevators, and hallways.
• Co-Owned Properties: Any property structure where ownership of private units is combined with shared ownership of communal areas.

These charges ensure that all co-owners contribute to the upkeep and administration of shared spaces and services. How Much Do Charges de Copropriété Typically Amount To? The amount of charges de copropriété varies based on several factors:

• Building Age and Condition: Older buildings or those requiring frequent maintenance may incur higher charges.
• Amenities and Services: Buildings equipped with elevators, swimming pools, gardens, or security services typically have higher associated costs.
• Location: Urban properties, especially in major cities like Paris, often have higher charges compared to rural areas.

As of 2020, the average charges de copropriété in France were approximately €50.95 per square meter per year. For instance, an owner of a 60 square meter apartment would pay around €3,057 annually, equating to about €254.75 per month. It’s important to note that these figures can fluctuate based on the aforementioned factors and have shown a tendency to increase over recent years.

How Are Charges de Copropriété Set in France?

The determination and management of charges de copropriété involve several key components:

• Règlement de Copropriété (Co-Ownership Regulations): This foundational document outlines the rules of the building, including the allocation of charges among co-owners.
• Syndic (Property Manager): Appointed by the co-owners, the syndic is responsible for the day-to-day management of the property, which includes preparing budgets, collecting charges, and overseeing maintenance.
• Assemblée Générale (General Assembly): An annual meeting where co-owners review and approve the proposed budget, discuss necessary works, and make decisions regarding the management of the property.

The budgeting process typically involves the syndic proposing a budget based on anticipated expenses for maintenance, repairs, and services. This budget is then presented to the assemblée générale for discussion and approval. Once approved, the charges are allocated to each co-owner according to the terms set out in the règlement de copropriété, often based on the size or value of their individual units.

When Are Charges de Copropriété Payable in France?

The payment schedule for charges de copropriété is typically outlined in the règlement de copropriété or decided during the assemblée générale. Common payment frequencies include:

• Quarterly Payments: Many co-owners are required to pay their share of the charges at the beginning of each quarter.
• Monthly Payments: In some cases, monthly payments may be arranged to ease the financial burden.

These payments are often referred to as appels de fonds (calls for funds), where the syndic issues a request for payment to cover upcoming expenses. Failure to pay these charges on time can result in penalties, including interest charges and legal action. The syndic has the authority to pursue delinquent payments, and persistent non-payment can lead to significant consequences for the defaulting co-owner.

Conclusion

Understanding charges de copropriété is crucial for anyone involved in co-owned properties in France. These charges ensure the proper maintenance and management of shared spaces, contributing to the overall quality and value of the property. By familiarizing themselves with the structure, determination, and payment of these charges, co-owners can effectively manage their responsibilities and avoid potential pitfalls.