Housing and property · Condominium · works plan
The multi-year works plan and works fund in French condominiums: duties and dates
In a French residential condominium, a draft multi-year works plan must be drawn up fifteen years after the building was completed, then updated every ten years (article 14-2 of the law of 10 July 1965). A works fund is compulsory after ten years: the yearly contribution cannot be less than 5% of the budget, nor less than 2.5% of the plan’s works once the plan is adopted.
Text in force1 January 2023Sources 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.
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Do you get the works fund back when you sell?
No. Contributions are attached to the lots and belong permanently to the syndicate; they are not refunded on a sale. The buyer can agree to pay the seller an equivalent sum on top of the price; the lot’s share of the fund is disclosed to them at the preliminary contract.
Read the referencesYour building is facing the multi-year works plan or the works fund: I can tell you what applies to it and work out the minimum contribution.
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Which start dates apply to which building size?
Works plan and new works fund rules for condominiums with over 200 home, office or shop lots.
The same reform for condominiums of 51 to 200 lots.
The same reform for condominiums of 50 lots or fewer.
Does your building need a multi-year works plan?
Yes, if the building is wholly or partly residential: a draft multi-year works plan is drawn up fifteen years after acceptance of the construction works, then updated every ten years.
The only exception: a global technical diagnosis showing no works needed within ten years exempts the syndicate from drawing up the draft plan.
Since when are small buildings covered?
Since 1 January 2025 for condominiums of 50 lots or fewer, counting home, office and shop lots. The reform already applied from 2023 to those with over 200 lots, and from 2024 to buildings of 51 to 200 lots.
Cellars and parking spaces do not count towards the threshold.
Which duties and minimum contribution apply to your building?
Enter the acceptance date, the number of lots and the budget: the tool gives the dates that apply and the minimum works fund contribution, in total and for your lot.
Fictional example · duties and contribution
A minimum works fund contribution of €10,500 a year, or €327.60 for your lot. The draft plan is required from 1 January 2025.
- Reform applies from
- 1 January 2025
- Draft plan required from
- 1 January 2025
- Works fund, current rule, from
- 1 January 2025
- 5% of the budget
- €3,000
- 2.5% of the plan’s works
- €10,500
- Minimum annual contribution
- €10,500
- For your lot
- €327.60
A legal minimum: the meeting can vote more. The draft plan is waived if a global technical diagnosis shows no works needed over ten years.
Works plan, fund, survey: when does each duty apply?
| Duty | Trigger | Content or amount | Basis |
|---|---|---|---|
| Draft multi-year plan | 15 years after acceptance, then every 10 years | Works needed, target performance, cost estimate, 10-year schedule | 1965 Act, art. 14-2 |
| Voting the plan | First meeting after the draft, if works are needed within 10 years | Majority of all co-owners; back on the agenda otherwise | Art. 14-2 II |
| Works fund | 10 years after acceptance | At least 5% of the budget a year, and 2.5% of the adopted plan’s works | Art. 14-2-1 |
| Suspending contributions | Fund above the budget, and above 50% of the adopted plan’s works | Meeting votes on suspension | Art. 14-2-1 II |
| Global technical diagnosis | On the meeting’s decision, by simple majority | Common parts, compliance, management, DPE, 10-year works | CCH, art. L731-1 |
Loi n° 65-557 du 10 juillet 1965, article 14-2Loi n° 65-557 du 10 juillet 1965, article 14-2-1Code de la construction et de l’habitation, article L731-1
Who can draw up the draft plan, and what does it contain?
A person, company or group with proven skills in construction, building defects, thermal performance and greenhouse gas emissions, who certifies their impartiality towards the syndic, energy suppliers and the firms working on the building.
The draft lists the works needed, the energy performance they would achieve, a rough cost estimate and a ten-year schedule.
Décret n° 2022-663 du 25 avril 2022, article 1erDécret n° 2022-663 du 25 avril 2022, article 3Loi n° 65-557 du 10 juillet 1965, article 14-2
What happens if the plan is not voted?
The draft is presented at the first meeting after it is drawn up. If it shows works needed within ten years, its adoption is put to a vote by a majority of all co-owners, then put back on the agenda of each accounts meeting until adopted.
The building-safety authority can ask for the adopted plan; with no reply within a month, or if the plan leaves out safety works, it can draw one up itself at the syndicate’s cost.
How much does each owner pay into the works fund?
Each owner pays on the same terms as the budget provisions. The total yearly contribution cannot be less than 5% of the forecast budget, nor, once a plan is adopted, less than 2.5% of the works it provides for.
The money goes into a separate interest-bearing account in the syndicate’s name, and the interest stays with the syndicate.
Loi n° 65-557 du 10 juillet 1965, article 14-2-1Loi n° 65-557 du 10 juillet 1965, article 18
What does article 14-2 of the law of 10 July 1965 say?
A l’expiration d’un délai de quinze ans à compter de la date de réception des travaux de construction de l’immeuble, un projet de plan pluriannuel de travaux est élaboré dans les immeubles à destination partielle ou totale d’habitation soumis à la présente loi. Il est actualisé tous les dix ans.
In plain English: Fifteen years after acceptance of the construction works, a draft multi-year works plan is drawn up in buildings that are wholly or partly residential, and updated every ten years. Based on an analysis of the structure and equipment and the energy performance diagnosis, it lists the works needed, the performance they achieve, a rough cost estimate and a schedule for works needed over the next ten years.
The plan’s works and schedule go into the building’s maintenance log, and the syndic puts their implementation on the agenda of each accounts meeting.
What else do co-owners ask?
Do you get the works fund back when you sell?
No. Contributions are attached to the lots and belong permanently to the syndicate; they are not refunded on a sale. The buyer can agree to pay the seller an equivalent sum on top of the price; the lot’s share of the fund is disclosed to them at the preliminary contract.
Loi n° 65-557 du 10 juillet 1965, article 14-2-1Code de la construction et de l’habitation, article L721-2
Can a building under 10 units still skip the fund?
No. The former waiver, voted unanimously in buildings of fewer than ten lots, is not in the current text, which has applied since 1 January 2025 to condominiums of 50 lots or fewer. The fund is due ten years after acceptance of the works.
Loi n° 65-557 du 10 juillet 1965, article 14-2-1Loi n° 2021-1104 du 22 août 2021, article 171
Can a building survey replace the plan?
Only if it shows no works needed within ten years: the syndicate is then exempt from drawing up the draft plan. Otherwise the diagnosis feeds into the plan, which builds on it.
Loi n° 65-557 du 10 juillet 1965, article 14-2Code de la construction et de l’habitation, article L731-1
Which majority adopts the multi-year works plan?
A majority of all co-owners’ votes to adopt all or part of the plan. How the draft is prepared is voted by a majority of votes cast, as is commissioning a global technical diagnosis.
Loi n° 65-557 du 10 juillet 1965, article 14-2Code de la construction et de l’habitation, article L731-1
Which texts is this timeline based on?
- Loi n° 65-557 du 10 juillet 1965, article 14-2Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 14-2-1Légifrance
- Loi n° 2021-1104 du 22 août 2021, article 171Légifrance
- Décret n° 2022-663 du 25 avril 2022, article 1erLégifrance
- Décret n° 2022-663 du 25 avril 2022, article 3Légifrance
- Code de la construction et de l’habitation, article L731-1Légifrance
- Code de la construction et de l’habitation, article L721-2Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 18Légifrance
Texts cited last checked: 17 October 2026