Before buying an apartment, confirm the monthly condominium fee, whether there are any debts through the manager's statement, the status of the mandatory common reserve fund, and whether any extraordinary works have been approved but not yet paid.
Key points
This guide explains the main condominium charges a buyer should confirm before proceeding with buying an apartment, based on the horizontal property regime.
2. Mandatory common reserve fund
The law requires every condominium to set up a common reserve fund to cover building conservation costs, funded by a minimum percentage of each owner's contribution to the other expenses.
Ask the manager about the fund's current balance and whether any conservation works are planned that could require additional contributions in the near future.
- Confirm the existence and balance of the common reserve fund.
- Ask about any planned future conservation works.
- Understand the fund is required by law, not optional for the condominium.
3. Owners' assembly and manager
Management of the building's common areas is the responsibility of the owners' assembly and a manager, elected to handle day-to-day matters, collect approved contributions and carry out the assembly's decisions.
Ask for the minutes of recent assemblies, if possible, to understand recent decisions, approved works and any disputes between owners that could be relevant to your purchase decision.
- Understand the role of the assembly and manager in running the building.
- Ask to see the minutes of recent assemblies.
- Identify already approved works that will still generate costs.
4. Condominium charges and debt statement
Ask the seller for a statement issued by the manager showing current condominium charges and any debts, amounts and dates, usually required at completion to avoid taking on responsibility for the seller's previous debts.
Check this statement carefully before signing the CPCV, because unidentified debts can become a problem after the purchase, especially if you decide to waive the statement.
- Request the charges and debt statement from the manager.
- Confirm the amounts and dates of any debts before signing.
- Do not waive the statement without assessing the consequences.
5. Approved but unpaid extraordinary works
Besides running costs, check whether any extraordinary works have already been approved by the assembly but not yet paid, such as renovating a façade, roof or lift system, which could represent a significant additional cost shortly after the purchase.
These works may already have been budgeted and split among owners by percentage share, so confirm whether the cost is charged to whoever owned the unit when it was approved or to whoever owns it when billed.
- Ask about extraordinary works already approved but unpaid.
- Confirm the estimated cost and how it is split.
- Clarify whether the cost falls on the seller or the new owner.
Frequently asked questions
Is the condominium fee always the same for every unit?
No. It usually depends on each unit's percentage share, set out in the horizontal property deed, and can vary significantly between units in the same building.
Is the common reserve fund mandatory for every condominium?
Yes, the law requires it to cover building conservation costs, funded by a minimum percentage of owners' contributions.
Who pays for extraordinary works approved before I buy?
It depends on what is agreed in the deal and the applicable rules; confirm with the manager and, if needed, address this in the promissory contract.
Can I buy without requesting the condominium debt statement?
You can expressly waive it, but this may mean taking on responsibility for any seller debts — weigh this option carefully.
Official sources
Consult the public bodies that support this information directly.