If you buy a flat on the Côte d'Azur, you are almost always buying a lot in a copropriété – a co-ownership building. The principle is familiar from other countries, but the details differ, and the French terms appear in every document you receive before purchase. Here is the vocabulary that matters and what lies behind it.
The basics
- La copropriété – the co-ownership, i.e. the building divided into individually owned units
- Le syndicat des copropriétaires – all owners together, as a legal entity
- Le lot – your unit: the flat plus a share of the common parts. Cellars, parking spaces or garages are often separate lots
- Les parties privatives / les parties communes – private parts / common parts (roof, façade, stairwell, garden, pool)
- Les tantièmes or millièmes – ownership shares, usually in thousandths. They determine your share of costs and your voting weight
- Le règlement de copropriété – the building rules (e.g. whether holiday lets or a business are allowed)
- L'état descriptif de division – the description of every lot
Who decides what?
- Le syndic – the managing agent. Carries out decisions, manages the money and hires contractors. Can be a professional (syndic professionnel) or an owner (syndic bénévole)
- Le conseil syndical – an elected council of owners that supervises the syndic
- L'assemblée générale (AG) – the owners' meeting, at least once a year, where budget and works are voted
- Le procès-verbal d'AG (PV) – the minutes. For buyers, the single most important document
The costs
- Les charges de copropriété – service charges. Charges générales are shared by everyone according to their tantièmes; charges spéciales only by those who can use the item (e.g. the lift)
- Le budget prévisionnel – the budget for the current year
- L'appel de fonds – the payment call, usually quarterly
- Le fonds de travaux – the reserve fund for works
- Les travaux votés – works already approved, e.g. a façade renovation
What is particular about France
- A managing agent is mandatory. Every copropriété must have a syndic.
- The reserve fund is set by law. The fonds de travaux must receive at least 5% of the annual budget each year.
- A multi-year works plan is required. Older buildings need a plan pluriannuel de travaux (PPPT). For buyers it is invaluable, because it shows which costs are coming in the next few years.
- Buyers receive a full information pack. Even before the preliminary contract (compromis de vente) you receive the rules, the minutes of the last three AGs, the charges, the reserve fund balance and whether the seller is in arrears.
- The date matters for special levies. As a rule, whoever owns the flat on the due date of an appel de fonds pays it. The compromis therefore states who pays for works already voted. Read this clause carefully.
- Majorities are tiered. Depending on the decision, a simple majority of those present (Art. 24), an absolute majority of all owners (Art. 25) or a double majority (Art. 26) applies.
Our checklist before buying a flat
- Read the minutes of the last three AGs. Do they mention disputes, unpaid charges or major planned works (roof, façade, pool, lift)?
- Compare the annual charges with your budget. In residences with a pool, grounds and a caretaker they are often higher than you might expect
- Check whether there is a PPPT and what it plans
- Check the règlement de copropriété for restrictions (letting, pets, alterations, air conditioning on the façade)
- If works are pending: agree in the compromis who pays for them
We go through these documents with you for every property and translate the key passages. For the overall process, see our article Buying property in France: how it works.
All information without guarantee, as of November 2026. It is for general guidance only and does not replace legal or tax advice.
