What work can be done without authorization in a condominium?

Are you a co-owner and wish to carry out work in your unit? Before you start, a crucial question arises: what work can you undertake without prior authorization from the general meeting of co-owners? The boundary between free work and work subject to authorization is often a source of disputes. This article informs you about the work you can carry out without authorization in a condominium, while reminding you of the necessary precautions

Works not subject to authorization: the principle of free disposal

In co-ownership, the principle is that each co-owner can freely enjoy their private parts. This includes carrying out certain fitting-out or decoration works, provided they do not affect the common parts, the building structure or the rights of other co-owners. The law of July 10, 1965 and the decree of March 17, 1967 set the framework.

Maintenance and ordinary repair works

You may freely carry out routine maintenance work on your home: repaint your walls, change a floor covering (carpet, tiles), replace interior plumbing, or replace your windows if they are strictly identical (same model, same color, same material). The idea is not to alter the external appearance of the building or affect its solidity.

Interior fittings without impact on common areas

Installing a fitted kitchen, putting up shelves, or creating a lightweight partition (e.g., plasterboard) inside your unit are free works. Similarly, replacing a bathtub with a shower is generally allowed, provided that common pipes are not modified. However, be careful: if these works require drilling a load-bearing wall or a slab, they become subject to authorization.

Works subject to authorization: what changes the game

As soon as your work affects the common areas, the structure of the building, or its exterior appearance, authorization from the general meeting is mandatory. Failure to obtain it exposes you to sanctions, such as the obligation to restore the premises to their original condition.

Work on common areas

Any work that encroaches on a common area (hallway, facade, roof, stairwell) requires authorization. For example, installing a satellite dish on the roof, modifying a window overlooking the facade, or creating an opening in a load-bearing wall (which is by nature a common part) is prohibited without prior agreement.

Modifications to the exterior appearance

Changing the color of your shutters, installing blinds, installing an air conditioner with an outdoor unit visible from the street, or replacing your windows with a different model (shape, material, color) are works subject to authorization. The co-ownership regulations may also impose strict rules in this regard.

Precautions to take before carrying out work

Even for work without authorization, it is strongly recommended to follow certain steps to secure your project.

Consult the co-ownership regulations

This document is your bible. It may contain additional restrictions compared to the law. For example, some regulations prohibit the installation of carpet in bedrooms for acoustic reasons, or impose specific materials for floors. Always check before starting.

Inform the syndic

Even if your work does not require authorization, it is prudent to inform the co-ownership syndicate in writing (registered letter with acknowledgment of receipt or email with read receipt). This avoids misunderstandings and proves your good faith in case of subsequent dispute.

Comply with health regulations and standards

Certain works, such as installing a ventilation system or modifying an electrical installation, must comply with applicable standards (DTU, NF C 15-100 standard). Non-compliance may incur your liability in the event of a loss.

Conclusion: the importance of legal support

The boundary between free works and works requiring authorization is sometimes blurred, and an error of assessment can have serious consequences (restoration, damages). To avoid any risk, it is strongly recommended to consult a avocat expert in condominium law. Maître Cécile Zakine can help you analyze your project, verify its compliance with the condominium regulations and the law, and assist you in case of dispute with the syndic or another co-owner. Do not hesitate to make an appointment to secure your work and preserve the tranquility of your condominium.

📅 Mis à jour le 25/07/2026 — Par Maître Cécile Zakine, avocate et Docteur en Droit à Antibes. ☎ 06 21 69 91 77.