{"id":66413,"date":"2026-09-30T21:45:50","date_gmt":"2026-09-30T21:45:50","guid":{"rendered":""},"modified":"2026-09-30T21:45:50","modified_gmt":"2026-09-30T21:45:50","slug":"co-ownership-syndic-refuses-voted-works","status":"publish","type":"post","link":"https:\/\/www.cecile-zakine.fr\/en\/co-ownership-syndic-refuses-voted-works\/","title":{"rendered":"HOA Manager Refuses Approved Work: What to Do? | Antibes Lawyer\u00a0\u00bb (60 chars)"},"content":{"rendered":"

The property manager (syndic) has no right to refuse to carry out works duly voted at a general meeting: article 18 of the law of 10 July 1965 requires it to ensure the execution of the general meeting’s resolutions.<\/strong> Faced with its inaction, you have three successive options available: formal notice, summary proceedings (r\u00e9f\u00e9r\u00e9) before the judicial court, and removal of the syndic at a general meeting.<\/p>\n

Why the syndic cannot oppose a general meeting decision<\/h2>\n

The syndic is the agent of the syndicate of co-owners. It has no discretion over the merits of an adopted resolution: it must implement it. Article 18 of the law of 10 July 1965 lists its duties, including enforcement of the co-ownership regulations and of the general meeting’s resolutions. Article 21 tasks the syndical board (conseil syndical) with overseeing its management and allows it to demand written explanations.<\/p>\n

Only two exceptions apply. If the resolution was adopted by an insufficient majority or concerns a matter beyond the general meeting’s authority, the syndic may legitimately suspend execution and request a new vote. And if the funds voted have not been called for or have not been paid by the co-owners, the lack of funds materially blocks the works: the difficulty is then financial, not legal.<\/p>\n

Step 1: formal notice in writing<\/h2>\n

Send the syndic a registered letter with acknowledgment of receipt recalling the date of the general meeting, the resolution number, the majority obtained, and setting a precise deadline for execution (fifteen to thirty days depending on the nature of the works). Request the signed quotes, work orders, and schedule. Copy the syndical board: its formal involvement carries weight in any subsequent proceedings.<\/p>\n

The law sets no fixed deadline for executing general meeting decisions. Courts apply a \u00ab\u00a0reasonable time\u00a0\u00bb standard, assessed according to urgency: a few weeks for a roof leak or an out-of-service lift, a few months for a fa\u00e7ade renovation requiring planning permission.<\/p>\n

Step 2: going to court<\/h2>\n

Once the formal notice period has expired, several actions can be brought before the judicial court (tribunal judiciaire) of the location of the building:<\/p>\n