Renovation in French Co-ownership (Copropriété): Rules, AG Votes & Syndic Approvals in 2026
Complete 2026 guide for co-owners in France
If you own an apartment in France, chances are you live in a copropriété (co-ownership). Before starting any renovation, you need to understand which works you can do freely and which require a vote at the assemblée générale (AG) — the annual co-owners' meeting.
In 2026, the rules have tightened further with the mandatory PPT (Plan Pluriannuel de Travaux) and collective DPE energy ratings for all co-ownership buildings. This guide covers everything: private vs common areas, voting majorities, the syndic's role, penalties for unauthorized work, and the MaPrimeRénov' Copropriété grant scheme.
Whether you're planning a simple bathroom refit or a load-bearing wall removal, understanding these rules before you start will save you time, money, and potential legal disputes with your co-owners.
Private Areas vs Common Areas
| Category | Examples | Who decides? |
|---|---|---|
| Private areas (parties privatives) | Interior: paint, non-load-bearing walls, kitchen, bathroom fixtures, flooring | Owner alone |
| Common areas (parties communes) | Structure, load-bearing walls, facade, roof, hallways, stairs, shared plumbing risers | AG vote required |
| Common areas with private use | Balconies, terraces, private gardens | AG vote (legally common) |
Works You Can Do Without AG Approval
You can freely carry out works in your private areas as long as three conditions are met simultaneously: you don't change the purpose of the premises, you don't affect other owners' rights, and you don't alter the building's exterior appearance.
AG Voting Majorities: The Complete Table
| Majority | Rule | Types of work |
|---|---|---|
| Art. 24 — Simple majority | Majority of votes present/represented | Building conservation, routine maintenance, accessibility, emergency ratification |
| Art. 25 — Absolute majority | Majority of ALL votes (present + absent) | Windows/shutters, exterior AC units, plumbing risers, energy renovation, wall piercing |
| Art. 25-1 — Bridge rule | If Art. 25 fails but gets 1/3 → immediate Art. 24 re-vote | Same works as Art. 25 — catch-up mechanism |
| Art. 26 — Double majority | Members representing 2/3 of all votes | Building extension, veranda, sale of common areas, major transformation |
| Unanimity | 100% of all co-owners | Change of building purpose, reallocation of charges |
The Art. 25-1 bridge rule is your ally. If your resolution fails at absolute majority but collects at least one-third of all votes, the chair can immediately hold a second vote at simple majority (Art. 24). This mechanism unblocks many renovation projects.
MaPrimeRénov' Copropriété: Funding Collective Energy Renovation
| Performance level | Funding rate | Cap per unit |
|---|---|---|
| 35%+ energy gain | 30% of total costs | €25,000/unit |
| 50%+ energy gain | 45% of total costs | €25,000/unit |
| Fragile building bonus | +20% additional | — |
| Low-income bonus | +€1,500 individual | Per co-owner |
| Very low-income bonus | +€3,000 individual | Per co-owner |
Since January 2025: Projects including gas boilers are no longer eligible for MaPrimeRénov' Copropriété. Prioritize collective heat pumps, thermal insulation, and double-flow VMC systems.
Penalties for Unauthorized Works
Get Your Free Co-ownership Renovation Estimate
Describe your project in 2 minutes and receive a personalized estimate. Perfect for preparing your AG proposal with reliable figures.
Estimate my project→