Housing and property · Condominium · sale
The état daté when selling a French condominium unit: the cap, who pays, what it contains
The état daté is the statement the syndic prepares when a condominium unit is sold in France: sums the seller owes, sums owed to the seller, and what the buyer will have to pay. Its fees are charged to the seller and cannot exceed 380 euros including VAT per sale, even for several units sold together (article 10-1 of the 1965 law and the decree of 21 February 2020). Its contents were extended in late 2025.
Text in force1 June 2020Sources 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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Is the pre-état daté capped too?
No text caps it, because it is not a document the law provides for: the law requires financial information to be given to the buyer at the preliminary contract. According to the ministry, that information can be taken from existing documents, such as the accounting annexes or the état daté. Ask for details of the service charged.
Read the referencesYou are selling a condominium unit in France and the syndic is billing the état daté: I can check the amount and what it must contain.
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What is the maximum price of an état daté?
€380 including VAT for one sale. The law caps the syndic’s fees for preparing the état daté when one or several lots are sold, and a decree of 21 February 2020 has set that cap since 1 June 2020.
The cap covers the état daté itself; other sale-related services, such as an objection on the price, come under the syndic contract.
Loi n° 65-557 du 10 juillet 1965, article 10-1Décret n° 2020-153 du 21 février 2020, article 1erDécret n° 2020-153 du 21 février 2020, article 2
Who pays for the état daté, seller or buyer?
The seller. The syndic’s fees for services provided to one co-owner are charged to that co-owner alone, and the état daté is requested for the sale of their lot.
Seller and buyer can agree a different split in the deed, but that agreement only binds the two of them.
Loi n° 65-557 du 10 juillet 1965, article 10-1Décret n° 67-223 du 17 mars 1967, article 6-3
Does your syndic’s invoice respect the cap?
Enter the amount charged: the tool compares the invoice with the legal cap, works out any excess and gives you a sentence to dispute it.
Fictional example · cap check
The invoice exceeds the cap by €100: the état daté for one sale cannot cost more than €380 incl. VAT, however many lots are sold.
- État daté charged
- €480
- Cap for this sale
- €380
- Excess to dispute
- €100
- Pré-état daté charged
- €250
Model: “Article 10-1 b of the law of 10 July 1965 and decree no. 2020-153 cap the état daté fees for one sale at €380 including VAT. Please reduce your invoice from €480 to €380 and refund me €100.”
No text we read caps a “pré-état daté” line: the information due at the preliminary contract can be taken from existing documents. Ask for details of the service.
What has changed since 2020?
État daté fees are capped at €380 including VAT per sale, for one or several lots.
Décret n° 2020-153 du 21 février 2020, article 1erDécret n° 2020-153 du 21 février 2020, article 2
The état daté also shows the seller’s share of a collective loan taken by the syndicate and any sums paid by the guarantor.
Pre-état daté or état daté: how do they differ?
| Document | When | Contents | Price |
|---|---|---|---|
| Financial information known as the “pré-état daté” | At the latest when the preliminary contract is signed | Charges paid over two years, sums the buyer may owe, overall arrears, works fund share | No cap set by law |
| État daté | Before the sale deed, at the notary’s or seller’s request | Sums owed by the seller, owed to the seller, and due from the buyer | €380 incl. VAT at most for the sale |
| Syndic’s certificate | Less than a month before the sale | Confirms the seller has no outstanding obligation to the syndicate | Avoids the sale notice and objection |
Code de la construction et de l’habitation, article L721-2National Assembly, written question 57834, answer of 16 September 2014Décret n° 67-223 du 17 mars 1967, article 5Décret n° 2020-153 du 21 février 2020, article 1erLoi n° 65-557 du 10 juillet 1965, article 20
What does the état daté contain since the 2025 reform?
Three parts: what the seller may still owe the syndicate, what the syndicate may owe the seller, and what will fall to the buyer, with an annex showing the lot’s charges for the two previous years and any pending lawsuits.
Since 25 December 2025, the first part also shows what the seller still owes on a collective loan taken by the syndicate and any sums paid by the guarantor on the seller’s default.
Does the cap cover a flat sold with a parking space?
Yes. The cap applies to the état daté for one or several lots in the same sale: a flat sold with its cellar and parking space does not cost three times €380.
Only a separate sale, with its own deed, calls for a new état daté.
Loi n° 65-557 du 10 juillet 1965, article 10-1Décret n° 67-223 du 17 mars 1967, article 5
What does article 10-1 of the law of 10 July 1965 say?
Par dérogation aux dispositions du deuxième alinéa de l’article 10, sont imputables au seul copropriétaire concerné : […] b) Les frais et honoraires du syndic afférents aux prestations effectuées au profit de ce copropriétaire. Les honoraires et frais perçus par le syndic au titre des prestations qu’il doit effectuer pour l’établissement de l’état daté à l’occasion de la mutation à titre onéreux d’un lot, ou de plusieurs lots objets de la même mutation, ne peuvent excéder un montant fixé par décret ;
In plain English: Some costs are charged to the co-owner concerned alone, including the syndic’s fees for services provided to that co-owner. The fees for preparing the état daté on the sale of one or several lots in the same sale cannot exceed an amount set by decree.
The same article charges to the co-owner concerned alone the costs of recovering a debt from them, and collective works carried out on their private parts.
What else do sellers ask?
Is the pre-état daté capped too?
No text caps it, because it is not a document the law provides for: the law requires financial information to be given to the buyer at the preliminary contract. According to the ministry, that information can be taken from existing documents, such as the accounting annexes or the état daté. Ask for details of the service charged.
Code de la construction et de l’habitation, article L721-2National Assembly, written question 57834, answer of 16 September 2014
Can the syndic hold back part of the sale price at the notary?
Yes. Without a certificate under a month old confirming the seller is up to date, the notary informs the syndic within fifteen days of the sale; the syndic can then object to the release of the price within fifteen days, stating the debt. Without agreement within three months, the notary pays the sums withheld to the syndicate, unless challenged.
Can a volunteer syndic charge for the état daté?
The cap applies to every syndic. Service-public notes that an unpaid non-professional syndic only recovers expenses; if paid, their contract follows the standard model, and the état daté stays capped at €380 including VAT.
Loi n° 65-557 du 10 juillet 1965, article 10-1Décret n° 2020-153 du 21 février 2020, article 1erService-public: condominium syndic
What if the syndic charges more than 380 euros?
Ask the syndic in writing to reduce the invoice to €380 including VAT and refund the excess, citing article 10-1 of the 1965 law and the 2020 decree. Keep the invoice and your letter: you will need them if the syndic refuses.
Loi n° 65-557 du 10 juillet 1965, article 10-1Décret n° 2020-153 du 21 février 2020, article 1er
Which texts is this guide based on?
- Loi n° 65-557 du 10 juillet 1965, article 10-1Légifrance
- Décret n° 2020-153 du 21 février 2020, article 1erLégifrance
- Décret n° 2020-153 du 21 février 2020, article 2Légifrance
- Décret n° 67-223 du 17 mars 1967, article 5Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 20Légifrance
- Code de la construction et de l’habitation, article L721-2Légifrance
- Décret n° 67-223 du 17 mars 1967, article 6-3Légifrance
- National Assembly, written question 57834, answer of 16 September 2014Assemblée nationale
- Service-public: condominium syndicService-public.fr
Texts cited last checked: 17 October 2026