Multi-year work plan for condominiums over 15 years old: update with Cotoit

Cotoit, online condominium trustee, provides some explanations to help you see things more clearly.

The multi-year work plan: definition

The PPT is a document drawn up by a professional (design office, real estate diagnostician, etc.), in order to organize a work schedule over a period of 10 years. It thus makes it possible to anticipate and plan the works in the common areas and responds to three main challenges: the conservation of the building, the protection of the inhabitants and the energy renovation. The latter must be set up by the syndicate of co-owners.

The multi-year work plan thus details over 10 years all the collective work to be carried out in the common areas. Its goal ? Guarantee the preservation of the building and common equipment and contribute to improving energy efficiency.

Once a period of 15 years has passed from the date of acceptance of the building construction work, a PPT is drawn up and updated every 10 years. It contains :

• the inventory of works intended to renovate the building and their classification in order of priority;
• the energy performance expected once the work has been completed;
• an estimate of the cost of the work;
• the timetable for the work to be undertaken in the next 10 years.

The realization of the multi-year work plan project – a report through which are presented the different scenarios of collective works to be undertaken within a co-ownership – stems either from:

• a preliminary analysis of the frame and the equipment of the building supplemented by an energy performance diagnosis (EPD);
• the overall technical diagnosis (DTG) when it is mandatory, its energy audit for the co-ownership of buildings over 10 years old and for those that have been subject to an insalubrity procedure at the request of the syndic.

What are the conditions of a multi-year work plan?

Certain conditions are required for the syndicate of co-owners to set up the PPT.

The terms and conditions for drawing up the draft multi-year work plan must first be included on the agenda of the general meeting of co-owners by the trustee. These terms and conditions are voted on by a majority of the votes of co-owners present, represented or having voted by correspondence (simple majority).

Once the draft PPT has been completed, the trustee must present it to the 1st general meeting of co-owners following its development (or revision).

If the project stipulates that work must be carried out within 10 years, the syndic must then include the question of the adoption of all or part of the PPT project on the agenda of this meeting. This adoption must be voted by a majority of the votes of all the co-owners (absolute majority).

Note

If the general meeting has not adopted all or part of the draft PPT or if the implementation of the schedule of the adopted PPT is uncertain, the trustee must put these questions on the agenda of each general meeting called to approve the accounts.

Is my co-ownership affected by the multi-year work plan?

Withdrawn from the condominium law reform in 2019, the PPT was finally reintegrated into the framework of the Climate and Resilience law in 2021.

From now on, the syndicate of co-owners has the obligation to apply a PPT project if the building is more than 15 years old.

Since January 1, 2023, condominiums comprising more than 200 lots (part of a building must include a private part and a share of common parts) for use as housing, offices or shops are subject to this obligation. This measure will extend to condominiums with between 51 and 200 lots in 2024, then to those with 50 lots or less in 2025.

Who carries out the multi-year work plan?

According to the new law, the PPT must be entrusted to a person with the skills and guarantees specified by decree.

It is during the general meeting that this professional is appointed. He must attest to his impartiality and his independence with regard to the syndic, the energy suppliers and the companies intervening on the building. In addition, he must prove that he has taken out professional civil liability insurance which specifies the skills covered.

Finally, the methods for drawing up the draft PPT, entered on the agenda by the trustee, are voted on by a simple majority.

Once the PPT has been drafted, it is presented to the co-owners during the first general meeting following its design. If it reveals the need to carry out work over the next ten years, the adoption of all or part of the project is on the agenda. These resolutions are subject to an absolute majority.

What aid to finance the creation of a multi-year work plan?

Created by the Alur law, the works fund developed by the syndicate of co-owners makes it possible to finance the creation of the PPT and the work carried out within its framework. This is a fund to which the co-owners contribute in order to anticipate the financing of future work in co-ownership.

The mandatory annual contribution paid by each co-owner must meet two criteria:

• It must represent at least 2,5% of the total amount of work included in the adopted plan.
• It must be greater than or equal to 5% of the estimated budget for the year.

These contributions are not recoverable. Indeed, the sums paid cannot be refunded during the sale of a lot.

How is the multi-year work plan controlled?

The mayor or the president of a public institution for inter-municipal cooperation may at any time call on the syndic to transmit the adopted PPT. They will have to check that the planned work can guarantee the safeguard of the building and the safety of its occupants.

The mayor or the prefect or the president of a public establishment for inter-municipal cooperation can draw up or automatically update the draft PPT instead and at the expense of the syndicate of co-owners if the PPT is not sent in time, c ie within one month of the notification of the request.

As soon as the draft PPT is received, the syndic must convene the general meeting to decide on the question of the adoption of all or part of this document.