Housing and property · Condominium · syndic
Changing the syndic of a French condominium: steps, majority and deadlines
Changing the syndic (the building’s managing agent) is voted at the general meeting by a majority of all co-owners’ votes (article 25), with an immediate second vote by simple majority if the proposal got at least one third of the votes. To leave without compensation, the meeting must take place in the three months before the contract ends (article 18 of the law of 10 July 1965). Mid-term, you need a sufficiently serious failure.
Text in force11 April 2024Sources checked17 October 2026
- Official texts cited
- Sources checked on
- Drafted with AI assistance, our method
General legal information with official references and dated checks. It is not personalised advice: for a decision that commits you, have your situation checked by a qualified professional.
Julie by AlphaDeep
What must the outgoing syndic hand over, and when?
Within fifteen days of leaving office: the cash position and bank details. Within a month: all documents and archives, including digital ones. Within the following two months: the closed and settled accounts. After a formal notice goes unanswered, the new syndic or the council president can go to the urgent-applications judge, with a daily penalty.
Read the referencesYour building wants a new syndic: I can set out the timetable and prepare the resolution for the meeting.
3 free questions at signup. Avoid names and sensitive information.
Which steps change the syndic at the end of the term, in order?
The steps for changing syndic at the end of the contract, in the order they follow.
Comparing offers
The council collects several draft contracts on the standard model, each with its information sheet. The previous meeting can vote to waive this.
Loi n° 65-557 du 10 juillet 1965, article 21Service-public: changing syndic at the end of the mandate
Asking for an agenda item
By registered letter to the syndic, with a draft resolution per candidate and the draft contracts. If it arrives too late, it goes to the next meeting.
Décret n° 67-223 du 17 mars 1967, article 10Service-public: changing syndic at the end of the mandate
A meeting in the three months before the term
Held in that window, it ends the contract without compensation. The syndic must still be in office to call it.
Loi n° 65-557 du 10 juillet 1965, article 18Décret n° 67-223 du 17 mars 1967, article 28Service-public: changing syndic at the end of the mandate
The notice
Served at least twenty-one days before the meeting, unless urgent, with the draft contracts attached.
Décret n° 67-223 du 17 mars 1967, article 9Service-public: changing syndic at the end of the mandate
The vote
By a majority of all co-owners’ votes; if a draft gets at least a third of those votes, an immediate second vote by a majority of votes cast.
Loi n° 65-557 du 10 juillet 1965, article 25Loi n° 65-557 du 10 juillet 1965, article 25-1Loi n° 65-557 du 10 juillet 1965, article 24
End and start dates
The meeting sets them, at the earliest one clear day after it is held, so the two contracts never overlap.
The handover
Cash position and bank details within fifteen days, archives within a month, then the closed accounts within the following two months.
Loi n° 65-557 du 10 juillet 1965, article 18-2Service-public: building records when the syndic changes
Which majority do you need to change the syndic?
A majority of the votes of all co-owners, present or not: the absolute majority of article 25. Each candidate is put to the vote in turn.
If no draft reaches it but one gets at least a third of all co-owners’ votes, the same meeting immediately holds a second vote by a majority of the votes cast.
Loi n° 65-557 du 10 juillet 1965, article 25Loi n° 65-557 du 10 juillet 1965, article 25-1Loi n° 65-557 du 10 juillet 1965, article 24Service-public: changing syndic at the end of the mandate
Can you change the syndic before the contract ends?
Yes, but only if the syndic has seriously failed to perform. The council serves a reasoned request to add the item to the agenda; on the president’s registered letter, the syndic must call the meeting within two months, or the president calls it instead.
Service-public notes that a mere loss of trust is not enough, and that a wrongful termination can cost the fees left until the term. Otherwise, wait for the three-month window before the end date: the change then needs no reason and no compensation.
Loi n° 65-557 du 10 juillet 1965, article 18Service-public: ending a syndic’s current mandate
Which dates apply to your change of syndic?
Enter the contract end date or the letter date, then the planned meeting date: the tool checks the window and works out the notice, the start date and the handover deadlines.
Fictional example · timeline
The meeting falls in the three-month window: the contract ends without compensation, on the date the meeting sets.
- Meeting to be held
- from 31 December 2026 to 30 March 2027
- Notice served by
- 26 January 2027
- New contract, at the earliest on
- 18 February 2027
- Cash position and bank details by
- 5 March 2027
- Documents and archives by
- 18 March 2027
- Closed accounts by
- 18 May 2027
Handover deadlines run from the earliest possible start; if the meeting sets a later date, they move accordingly.
Must the council compare competing syndic offers?
Yes, as a rule, where there is a council: before the meeting appoints a professional syndic, it compares several draft contracts drawn up on the standard model. Skipping this does not, however, make the appointment invalid.
The meeting can waive it by a vote of a majority of all co-owners, put on the agenda of the previous meeting. Without a council, comparing offers is not compulsory.
How do you get the change onto the meeting agenda?
By notifying the syndic, at any time: the syndic puts the item on the agenda of the next meeting, or the one after if the request arrives too late. Service-public advises a registered letter, with a draft resolution per candidate and the draft contracts.
The syndic can neither refuse the item nor judge whether it is appropriate. The draft contracts are then attached to the notice.
Décret n° 67-223 du 17 mars 1967, article 10Service-public: changing syndic at the end of the mandate
What has changed since 2020?
Comparing offers no longer happens every three years: the council compares several contracts before each appointment of a professional syndic, and skipping it does not void the appointment.
The outgoing syndic must hand over the cash position and bank details within fifteen days instead of a month.
The second vote by simple majority becomes automatic once a draft gets a third of all co-owners’ votes.
On a registered letter from the council president, the syndic must call the meeting within two months; otherwise the president can call it.
What does article 18 of the law of 10 July 1965 say?
Lorsqu’une partie ne souhaite pas conclure un nouveau contrat de syndic avec le même cocontractant, il peut y être mis fin sans indemnité, dans les conditions suivantes. Les questions de la désignation d’un nouveau syndic ainsi que de la fixation d’une date anticipée de fin de contrat sont portées à l’ordre du jour d’une assemblée générale tenue dans les trois mois précédant le terme du contrat. Lorsque l’initiative émane du syndic, celui-ci informe le conseil syndical de son intention de ne pas conclure un nouveau contrat au plus tard trois mois avant la tenue de cette assemblée générale. L’assemblée générale désigne un nouveau syndic et fixe les dates de fin du contrat en cours et de prise d’effet du nouveau contrat, qui interviennent au plus tôt un jour franc après la tenue de cette assemblée.
Le contrat de syndic peut être résilié par une partie en cas d’inexécution suffisamment grave de l’autre partie.
In plain English: When either side does not want a new contract with the same party, it can end without compensation. The appointment of a new syndic and an early end date go on the agenda of a meeting held in the three months before the term. If the syndic takes the initiative, it tells the council at least three months before that meeting. The meeting appoints the new syndic and sets the end and start dates, at the earliest one clear day after it is held.
A syndic contract is for a fixed term of no more than three years; the meeting can appoint the same syndic again.
What else do co-owners ask?
What must the outgoing syndic hand over, and when?
Within fifteen days of leaving office: the cash position and bank details. Within a month: all documents and archives, including digital ones. Within the following two months: the closed and settled accounts. After a formal notice goes unanswered, the new syndic or the council president can go to the urgent-applications judge, with a daily penalty.
Loi n° 65-557 du 10 juillet 1965, article 18-2Service-public: building records when the syndic changes
How many syndic contracts should be compared?
The law says several draft contracts, without a number. Each follows the standard contract and comes with the information sheet on price and services; any co-owner can also ask for another draft to be considered.
Loi n° 65-557 du 10 juillet 1965, article 21Service-public: changing syndic at the end of the mandate
What happens if no syndic is appointed?
If the meeting called for that purpose appoints no one, the president of the civil court appoints a syndic, at a co-owner’s request among others. If the building is left without a syndic, any co-owner can call the meeting; failing that, a temporary administrator is appointed.
Can you vote by post on the change of syndic?
Yes. Co-owners can vote by post before the meeting, using the form attached to the notice, or join by video.
Loi n° 65-557 du 10 juillet 1965, article 17-1 ADécret n° 67-223 du 17 mars 1967, article 9
Which texts is this register based on?
- Loi n° 65-557 du 10 juillet 1965, article 18Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 18-2Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 21Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 25Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 25-1Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 24Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 17Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 17-1 ALégifrance
- Décret n° 67-223 du 17 mars 1967, article 9Légifrance
- Décret n° 67-223 du 17 mars 1967, article 10Légifrance
- Décret n° 67-223 du 17 mars 1967, article 28Légifrance
- Service-public: changing syndic at the end of the mandateService-public.fr
- Service-public: ending a syndic’s current mandateService-public.fr
- Service-public: building records when the syndic changesService-public.fr
Texts cited last checked: 17 October 2026