Housing and property · Condominium · management
Professional, volunteer or cooperative syndic: comparing the three ways to run a French building
A French condominium can be run by a professional syndic, by a non-professional co-owner, often called a volunteer syndic, or as a cooperative, where the council elects the syndic from its members (articles 17-1 and 17-2 of the law of 10 July 1965). All of them must open a separate bank account in the building’s name. A non-professional syndic must own a unit in the building they manage.
- Official texts cited
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- 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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Does a volunteer syndic need insurance?
The law only requires professional liability insurance from professional syndics. Every syndic, volunteers included, must however put the syndicate’s liability insurance to the vote, and can take it out on the syndicate’s behalf if the meeting refuses.
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What sets the three management modes apart?
| Criterion | Professional | Non-professional | Cooperative |
|---|---|---|---|
| Who | A person or company acting professionally | A co-owner in the building | A council member, elected by the council |
| Conditions | Professional licence, financial guarantee, professional liability insurance | Being a co-owner | Being a co-owner and a council member |
| Appointment | General meeting, absolute majority | General meeting, absolute majority | By the council, once the cooperative form is adopted by absolute majority |
| Standard contract | Compulsory | Compulsory if paid | Compulsory if paid |
| Separate bank account | Compulsory | Compulsory | Compulsory |
| Term | Three years at most | Three years at most | As long as they sit on the council |
Loi n° 70-9 du 2 janvier 1970, article 3Loi n° 65-557 du 10 juillet 1965, article 17-2Loi n° 65-557 du 10 juillet 1965, article 17-1Loi n° 65-557 du 10 juillet 1965, article 25Service-public: condominium syndicLoi n° 65-557 du 10 juillet 1965, article 18Décret n° 67-223 du 17 mars 1967, article 28
Volunteer or cooperative syndic: what is the difference?
A volunteer syndic is a co-owner appointed by the general meeting by absolute majority, as a professional would be. In a cooperative syndicate, a council is compulsory: its members elect the syndic from among themselves, who chairs the council as of right.
Adopting or leaving the cooperative form is voted by absolute majority, with a possible second vote. In a small condominium without a council, the meeting appoints the cooperative syndic directly from its members.
Loi n° 65-557 du 10 juillet 1965, article 25Loi n° 65-557 du 10 juillet 1965, article 17-1Loi n° 65-557 du 10 juillet 1965, article 41-11
Who can become a non-professional syndic?
Only someone who owns one or more lots in the condominium they manage. If they stop being a co-owner, for instance by selling, the mandate lapses three months later, and they must call a meeting to appoint a successor.
They do not act professionally and need no professional licence, unlike a professional syndic, who must show that licence, a financial guarantee and professional liability insurance.
Loi n° 65-557 du 10 juillet 1965, article 17-2Service-public: condominium syndicLoi n° 70-9 du 2 janvier 1970, article 1erLoi n° 70-9 du 2 janvier 1970, article 3
Which management mode suits your building?
Three questions about your condominium: the tool shows which management options are open and the duties attached to each.
Fictional example · management options open to you
All three options are open: a professional, a volunteer syndic appointed by the meeting, or a cooperative syndicate whose council elects the syndic.
- A volunteer syndic must be a co-owner: if they sell, the mandate ends three months later
- A separate bank account in the syndicate’s name within three months, or the mandate is void
- The standard contract is compulsory if paid; optional if only expenses are reimbursed
- Small condominium: simplified accounts, decisions by unanimous written consultation except budget and accounts
- A term of no more than three years, renewable by the meeting
A guide to the management options in the law: the general meeting decides.
What duties does a volunteer syndic take on?
The same duties as any syndic: drawing up the budget and accounts, keeping separate accounts, opening a bank account in the syndicate’s name within three months of appointment, or the mandate is void, and an account for the works fund.
They register the condominium, call the annual meeting, keep the maintenance log and put the syndicate’s liability insurance to the vote.
Loi n° 65-557 du 10 juillet 1965, article 18Service-public: condominium syndic
Can a volunteer syndic be paid?
Yes. Service-public distinguishes an unpaid syndic, who receives nothing or only expenses, from a paid one: only the latter must offer a contract on the standard model, so that the pay is set out.
Any syndic on the standard contract is paid a flat fee, with specific extra services listed by decree.
Service-public: condominium syndicLoi n° 65-557 du 10 juillet 1965, article 18-1 A
How do you switch from a professional to a volunteer syndic?
Put the willing co-owner’s candidacy on the agenda, then vote the appointment by absolute majority, with a second vote by simple majority if they get at least a third of the votes.
Held in the three months before the professional’s contract ends, the meeting ends that contract without compensation and sets the date the new syndic takes over. The council’s duty to compare offers only applies to appointing a professional syndic.
Loi n° 65-557 du 10 juillet 1965, article 25Service-public: condominium syndicLoi n° 65-557 du 10 juillet 1965, article 18Loi n° 65-557 du 10 juillet 1965, article 21
What does article 17-2 of the law of 10 July 1965 say?
Seul un copropriétaire d’un ou plusieurs lots dans la copropriété qu’il est amené à gérer peut être syndic non professionnel. Si cette condition disparaît, le mandat devient caduc à l’expiration d’un délai de trois mois suivant l’événement. Durant ce délai, le syndic convoque une assemblée générale et inscrit à l’ordre du jour la question de la désignation d’un nouveau syndic.
In plain English: Only someone who owns one or more lots in the condominium they manage can be a non-professional syndic. If that stops being true, the mandate lapses three months later. In that time, the syndic calls a general meeting with the appointment of a new syndic on the agenda.
Professional syndics come under the Hoguet law: acting habitually as a syndic requires a professional licence issued by the chamber of commerce.
What else do co-owners ask?
Does a volunteer syndic need insurance?
The law only requires professional liability insurance from professional syndics. Every syndic, volunteers included, must however put the syndicate’s liability insurance to the vote, and can take it out on the syndicate’s behalf if the meeting refuses.
Loi n° 70-9 du 2 janvier 1970, article 3Loi n° 65-557 du 10 juillet 1965, article 18
Does a volunteer syndic need a SIRET number?
As they do not act professionally, they need no professional licence. Their duties concern the condominium: registering it on the national register, a bank account in the syndicate’s name, an up-to-date summary sheet and list of co-owners.
Service-public: condominium syndicLoi n° 65-557 du 10 juillet 1965, article 18
Can a small building do without a council?
Yes, if it has at most five home, office or shop lots, or an average forecast budget under €15,000 over three years. It can also keep simplified accounts and decide by unanimous written consultation, except for the budget and accounts.
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 41-10Loi n° 65-557 du 10 juillet 1965, article 41-12
Must a volunteer syndic use the standard contract?
Only if paid. A syndic who receives nothing or only expenses can do without the standard contract; a paid one must follow it, on pain of an administrative fine.
Service-public: condominium syndicLoi n° 65-557 du 10 juillet 1965, article 18-1 A
Which texts is this guide based on?
- Loi n° 65-557 du 10 juillet 1965, article 17-2Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 17-1Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 18Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 18-1 ALégifrance
- 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 41-8Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 41-9Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 41-10Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 41-11Légifrance
- Loi n° 65-557 du 10 juillet 1965, article 41-12Légifrance
- Décret n° 67-223 du 17 mars 1967, article 28Légifrance
- Loi n° 70-9 du 2 janvier 1970, article 1erLégifrance
- Loi n° 70-9 du 2 janvier 1970, article 3Légifrance
- Service-public: condominium syndicService-public.fr
Texts cited last checked: 17 October 2026