Housing and property · Condominium · council
The condominium council in France: its role, its powers and checking the syndic
The conseil syndical, the co-owners’ council, assists the syndic and checks its management (article 21 of the law of 10 July 1965). It can see and copy every document of the building; if the syndic does not send them within one month, penalties of 15 euros per day are deducted from its fees. The council does not decide in the general meeting’s place, unless a voted delegation of at most two years gives it powers, with at least three members.
- 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.
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Must a small building have a council?
No, if it has at most five home, office or shop lots, or an average forecast budget under €15,000 over three years. Any condominium can also decide not to set one up, by a special resolution at the article 26 majority.
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What does the council do day to day?
It assists the syndic and oversees its management: the accounts, how costs are split, how contracts are awarded and performed, and how the budget is drawn up and carried out. It gives its view to the syndic or the meeting on any question concerning the syndicate.
The meeting agenda is drawn up in consultation with it, and it reports on its work to the meeting each year.
Loi n° 65-557 du 10 juillet 1965, article 21Décret n° 67-223 du 17 mars 1967, article 26Décret n° 67-223 du 17 mars 1967, article 22
Can the council take decisions?
Not on its own. It only decides under a delegation from the meeting, voted by a majority of all co-owners, and only if it has at least three members. The delegation covers simple-majority decisions, never approving the accounts, the budget or adapting the rules.
It lasts two years at most, renewable by an express decision; the meeting sets the maximum sums allocated, and each decision is recorded in minutes signed by two members.
Loi n° 65-557 du 10 juillet 1965, article 21-1Loi n° 65-557 du 10 juillet 1965, article 21-2Loi n° 65-557 du 10 juillet 1965, article 21-3Décret n° 67-223 du 17 mars 1967, article 21-1
How do you get documents the syndic withholds?
The council can see and copy any document about the syndic’s management. If it does not receive the documents requested within a month, a penalty of €15 per day of delay is charged against the syndic’s flat fee.
It is deducted when the accounts are closed; otherwise the council president can ask the civil court, under the accelerated procedure, to order the syndic to pay it.
Loi n° 65-557 du 10 juillet 1965, article 21Décret n° 2020-1229 du 7 octobre 2020, article 2Décret n° 67-223 du 17 mars 1967, article 26
Which council powers are most used, and which are exceptional?
The council’s powers, from the most used to the most exceptional.
Overseeing the syndic
Accounts, cost allocation, contracts, budget: its everyday role.
Getting documents
Copies of any management document; a €15 daily penalty beyond one month.
Loi n° 65-557 du 10 juillet 1965, article 21Décret n° 2020-1229 du 7 octobre 2020, article 2
Shaping the agenda
Drawn up in consultation with it; it can attach a written opinion on draft syndic contracts.
Décret n° 67-223 du 17 mars 1967, article 26Loi n° 65-557 du 10 juillet 1965, article 21
Comparing syndic offers
Before a professional syndic is appointed, unless a waiver is voted.
Getting a meeting called
The syndic must call one at its request; otherwise its president calls it after eight days’ formal notice.
Deciding under delegation
With at least three members, under a delegation of two years at most, excluding accounts and budget.
Loi n° 65-557 du 10 juillet 1965, article 21-1Loi n° 65-557 du 10 juillet 1965, article 21-3
Acting against the syndic
Its president, under an express delegation from the meeting, to recover the syndicate’s loss.
Which rights can your council use now?
Enter the council’s size and the dates: the tool says whether a delegation is possible, until when, and works out the penalties the syndic owes.
Fictional example · rights and penalties
43 days late after the one-month period: €645 in penalties, deducted from the syndic’s flat fee.
- Delegation of powers
- Possible
- Delegation valid until
- 12 March 2028
- Penalties from
- 2 July 2026
- Days late
- 43
- Penalties due
- €645
Penalties are deducted from the syndic’s fee when the accounts are closed; otherwise the council president can go to the civil court.
What does article 21 of the law of 10 July 1965 say?
Dans tout syndicat de copropriétaires, un conseil syndical assiste le syndic et contrôle sa gestion.
En cas d’absence de transmission de ces pièces, au-delà d’un délai d’un mois à compter de la demande du conseil syndical, des pénalités par jour de retard, dont le montant est fixé par décret, sont imputées sur la rémunération forfaitaire annuelle du syndic.
In plain English: In every syndicate, a council assists the syndic and oversees its management. It also gives its opinion to the syndic or the general meeting on any matter concerning the syndicate, whether consulted or acting on its own initiative.
The same article sets the penalty for a syndic who fails to send requested documents more than a month after the request: the €15 daily amount comes from the decree of 7 October 2020.
Who can sit on the council, and for how long?
The meeting appoints members from among the co-owners, their spouses or PACS partners, their parents or children, their legal representatives or usufructuaries. The syndic, its staff and their close family cannot sit on it, unless the syndic is non-professional.
The term is three years at most, renewable. The council elects its president, and it ceases to be properly constituted if more than a quarter of the seats fall vacant.
Loi n° 65-557 du 10 juillet 1965, article 21Décret n° 67-223 du 17 mars 1967, article 22Décret n° 67-223 du 17 mars 1967, article 25
Which figures frame the council’s work?
What else do co-owners ask?
Must a small building have a council?
No, if it has at most five home, office or shop lots, or an average forecast budget under €15,000 over three years. Any condominium can also decide not to set one up, by a special resolution at the article 26 majority.
Loi n° 65-557 du 10 juillet 1965, article 41-8Loi n° 65-557 du 10 juillet 1965, article 41-9Loi n° 65-557 du 10 juillet 1965, article 21
Are council members insured?
Yes. The syndicate takes out civil liability insurance for each council member.
Can the council president call a general meeting?
Yes. When the council asks for a meeting, the syndic must call it; if its formal notice goes unanswered for more than eight days, the council president can validly call the meeting.
Can the council sue the syndic?
Its president can, under an express delegation from the meeting, where the syndic has failed to act, to recover the syndicate’s loss. Without a council, co-owners holding at least a quarter of the votes can sue. Any damages go to the syndicate.
Which texts is this memo based on?
- Loi n° 65-557 du 10 juillet 1965, article 21Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 21-1Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 21-2Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 21-3Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 21-4Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 15Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 41-8Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 41-9Légifrance
- Décret n° 67-223 du 17 mars 1967, article 26Légifrance
- Décret n° 67-223 du 17 mars 1967, article 22Légifrance
- Décret n° 67-223 du 17 mars 1967, article 8Légifrance
- Décret n° 67-223 du 17 mars 1967, article 21-1Légifrance
- Décret n° 67-223 du 17 mars 1967, article 25Légifrance
- Décret n° 2020-1229 du 7 octobre 2020, article 2Légifrance
Texts cited last checked: 17 October 2026