Selling a condominium apartment: what you shouldn't overlook

Information updated in July 2026.

You're preparing to sell your condominium apartment and think you've covered everything: professional photos, a competitive asking price, and an attractive online listing. But have you remembered the condominium bylaws, the pre-completion statement, the reserve fund, or the property information log? Did you know that missing just one of these documents could delay your sale by several weeks—or even cause the transaction to fall through just days before signing the preliminary agreement?

Selling a condominium property in France is governed by specific regulations, particularly under the ALUR Act, which requires sellers to compile a comprehensive file before even accepting an offer. Between documents requested from the condominium manager, mandatory property surveys, the financial health of the condominium association, and recent requirements such as the collective Energy Performance Certificate (DPE) and the Property Information Log, it's easy to lose track of what's required.

This guide explains, step by step, everything you need to prepare in order to sell your condominium apartment smoothly and on schedule.

To avoid unexpected issues and ensure a secure transaction from the initial valuation through to the final signing before the notary, start by requesting an online property valuation to determine your apartment's current market value. Then contact your local Capifrance real estate advisor, who can guide you through every stage of the sales process and help you coordinate with the condominium manager.

Summary

Why selling a condominium apartment involves specific legal requirements

A transaction governed by the ALUR Act

Since the introduction of the ALUR Act on March 24, 2014, selling a condominium property involves much more than transferring ownership of a home. The sale also transfers the buyer's rights and obligations within the condominium association, including shared ownership of common areas, service charges, decisions approved at general meetings, and any ongoing legal disputes affecting the building.

Prospective buyers must therefore be able to assess the financial stability and technical condition of the condominium before committing to the purchase.

For this reason, French law requires sellers to provide a specific list of documents. Missing documents can directly affect the sales timeline, particularly the start of the buyer's statutory cooling-off period.

What happens if your sales file is incomplete?

An incomplete file does not necessarily prevent the preliminary sales agreement from being signed, but it does change its legal effects.

If the pre-completion statement or any mandatory property surveys are missing when the preliminary agreement is signed, the buyer's ten-day cooling-off period does not begin until the day after those documents have been delivered.

In practical terms, this may result in:

• several weeks' delay in completing the sale;
• a greater risk that the buyer withdraws before the cooling-off period officially begins;
• potential legal disputes if hidden issues affecting the condominium—such as ongoing litigation or unfunded major works—are discovered after the agreement has been signed.

Preparing the complete file before your property goes on the market is therefore far preferable to scrambling for documents once you've found a serious buyer.

Mandatory documents to prepare before listing your apartment for sale

Documents relating to the condominium

No later than the signing of the preliminary sales agreement, the seller must provide the buyer with several documents relating to the condominium association:

The pre-completion statement and the completion statement

The pre-completion statement (pré-état daté) is one of the most important documents required when selling a condominium apartment.

It summarizes the financial and administrative status of both the apartment and the condominium association, including:

• service charges for the previous two financial years;
• amounts still owed by the seller;
• costs that may become payable by the buyer;
• any outstanding service charge arrears within the condominium;
• the apartment's share of the condominium reserve fund.

This document must be provided to the purchaser no later than the signing of the preliminary sales agreement.

Shortly before completion, a second document—the official completion statement (état daté)—updates this information with the latest financial figures. It is prepared by the condominium manager and is generally charged to the seller. Fees vary depending on the management company but typically range between €200 and €500.

Mandatory technical property surveys

As with any residential property sale in France, a Technical Survey File (Dossier de Diagnostic Technique – DDT) must be attached to the preliminary sales agreement.

Depending on the property's characteristics, it includes:

• the Energy Performance Certificate (DPE), valid for ten years and now required as soon as the property is advertised;
• an asbestos survey for buildings whose construction permit predates 1 July 1997;
• electrical and gas safety inspections where the installations are more than fifteen years old;
• the Environmental Risks Report (ERP), which must be less than six months old when the deed of sale is signed;
• the Carrez Law measurement certificate, which certifies the exact private floor area of the apartment. If the declared surface area is overstated by more than 5%, the buyer may be entitled to request a proportional reduction in the purchase price.

The Property Information Log and new requirements for 2025–2026

The Property Information Log (CIL), mandatory since 2023

Since 1 January 2023, the Property Information Log (Carnet d'Information du Logement – CIL) has been mandatory for newly built homes and for existing properties that have undergone energy-efficiency renovation work.

Often described as a property's "health record," it brings together:

• the home's technical characteristics;
• installed equipment;
• maintenance manuals;
• the history of energy-efficiency improvements carried out over time.

When the property is sold, this document must be transferred to the purchaser no later than the signing of the final deed before the notary.

The notary is responsible for verifying that the Property Information Log is included in the sales file.

If no qualifying renovation work has been carried out, the document may contain only limited information or remain largely empty. However, if it should exist and is missing altogether, the notary may draw attention to this during the conveyancing process.

Collective Energy Performance Certificate (Collective DPE): mandatory for all condominiums from 2026

Under France's Climate and Resilience Act, condominium buildings are progressively becoming subject to a Collective Energy Performance Certificate (Collective DPE), which evaluates the building as a whole rather than each individual apartment.

The implementation timetable is as follows:

• more than 200 units: mandatory since 1 January 2024;
• 50 to 200 units: mandatory since 1 January 2025;
• fewer than 50 units: mandatory from 1 January 2026.

These requirements apply only to buildings whose construction permit was issued before 1 January 2013, as more recent buildings are presumed to comply with modern thermal performance standards.

If you are selling an apartment in a small condominium from 2026 onwards, it is advisable to check with the condominium manager that the Collective DPE has already been commissioned or completed, as buyers increasingly rely on this information when assessing both the building's energy performance and potential future renovation costs.

The ALUR reserve fund: what sellers need to know

Since 2017, most condominium associations in France have been required to maintain a reserve fund (fonds de travaux) to finance future major repairs and building improvements. A few exceptions apply, such as condominium buildings with fewer than five units or those that have completed a Global Technical Survey (DTG) confirming that no major works are needed within the next ten years.

The minimum annual contribution is:

• 5% of the condominium's annual operating budget, where no Multi-Year Works Plan has been adopted; or
• if a Multi-Year Works Plan is in place, the higher of either 5% of the annual budget or 2.5% of the total planned works budget.

Example: a condominium with an €80,000 annual budget

Without a Multi-Year Works Plan, the minimum annual contribution to the reserve fund would be €4,000 for the entire condominium.

If your apartment represents 5% of the ownership shares, your theoretical annual contribution would amount to €200, accumulating year after year within the reserve fund.

An important point for sellers: amounts already paid into the reserve fund remain the property of the condominium association. They are not refunded when the apartment is sold. Instead, they automatically transfer to the purchaser along with the property.

However, the value of the reserve fund attached to the apartment must be clearly disclosed in the pre-completion statement so that the buyer is fully informed about the condominium's financial reserves.

Common pitfalls to avoid when selling a condominium apartment

Ongoing legal disputes and approved but unfunded works

One of the most common mistakes is failing to disclose ongoing legal proceedings involving the condominium association—for example:

• disputes with construction companies;
• legal action against another co-owner;
• litigation involving the condominium manager.

These proceedings must be disclosed in the pre-completion statement.

Even if the omission is unintentional, the buyer may later argue that essential information was concealed, potentially seeking cancellation of the sale or a reduction in the purchase price.

Similarly, major works that have already been approved but not yet financed must also be disclosed.

If the condominium has voted to renovate the façade or replace the roof before the sale, responsibility for future payments depends on the timing of both the general meeting and the final deed of sale. To avoid disputes, the preliminary sales agreement should clearly specify whether the seller or the buyer will pay the future calls for funds.

Example: renovation works approved before the sale

Imagine that the condominium association approves €60,000 worth of roof replacement works during its March general meeting, with payments spread over three years.

The preliminary sales agreement is signed in June, while the final deed is completed in September.

Unless the agreement states otherwise, the owner at the time each payment becomes due is responsible for paying their share.

Clearly allocating these future costs within the sales agreement helps prevent misunderstandings after completion.

Outstanding condominium charges

A seller cannot conceal unpaid condominium charges.

Both the pre-completion statement and the official completion statement disclose any outstanding amounts owed to the condominium association.

In practice, the notary generally deducts any unpaid charges directly from the sale proceeds before transferring the remaining balance to the seller.

Settling outstanding charges before listing the property is therefore often the simplest way to avoid unexpected deductions at completion.

The role of the condominium manager and why timing matters

The condominium manager plays a central role throughout the sales process.

They are responsible for preparing:

• the pre-completion statement;
• the official completion statement;
• minutes from recent general meetings;
• the building maintenance log;
• certificates relating to the reserve fund.

These documents are rarely available immediately.

Typical processing times are:

• one to three weeks for the pre-completion statement;
• one to two additional weeks for the official completion statement requested shortly before completion.

Management companies also usually charge the seller for producing these documents, with fees commonly ranging between €150 and €400.

Requesting these documents as soon as you decide to sell—rather than waiting until an offer has been accepted—can significantly reduce delays later in the transaction.

Taxation, financial assistance and regulations in 2026

Capital gains tax

If the apartment being sold is not your principal residence, any capital gain may be subject to French capital gains tax.

Tax relief increases with the length of ownership, leading to:

• full exemption from income tax after 22 years;
• full exemption from social security contributions after 30 years.

By contrast, the sale of a principal residence generally remains fully exempt from capital gains tax, regardless of how long it has been owned.

Validity periods for mandatory surveys

Before putting your apartment on the market, check that your property surveys remain valid.

The main validity periods are:

• Energy Performance Certificate (DPE): 10 years;
• Asbestos survey: unlimited validity if no asbestos is detected;
• Electrical and gas inspections: 3 years;
• Environmental Risks Report (ERP): 6 months.

Expired reports must be renewed before the sale can proceed.

Energy renovation grants before selling

Some owners choose to improve their apartment's energy efficiency before selling in order to achieve a better Energy Performance Certificate rating and increase the property's appeal.

France's MaPrimeRénov' grant scheme, administered by the National Housing Agency (Anah), may help finance eligible energy renovation works, including certain collective projects approved by condominium associations.

Discussing this option with your Capifrance real estate advisor can be worthwhile, as improving your apartment's energy rating may increase its market value—particularly in buildings now subject to the mandatory Collective DPE.

Practical tips for a successful condominium sale

Prepare your sales file as early as possible

One of the best ways to avoid delays is to gather all the required documents before a buyer even makes an offer.

As soon as you decide to sell: 

• contact your condominium manager to request the pre-completion statement, the building maintenance log, and the minutes from the last three general meetings;
• check whether your mandatory property surveys are still valid and arrange new inspections if necessary;
• verify the status of your Property Information Log (CIL), particularly if energy-efficiency improvements have recently been carried out;
• if possible, settle any outstanding condominium charges before putting the apartment on the market.

​Preparing these documents in advance helps ensure a smoother transaction and avoids unnecessary delays once a buyer has been found.

Be transparent with prospective buyers

Well-informed buyers are generally more confident and less likely to withdraw from the purchase.

Providing key information—such as the pre-completion statement, recent general meeting minutes, annual service charges, and details of any planned works—demonstrates transparency and professionalism.

It also helps reduce the risk of legal disputes after completion.

Work with an experienced real estate professional

Selling a condominium apartment requires a solid understanding of French condominium law, legal deadlines, and mandatory documentation.

An experienced real estate advisor can:

• help you compile a complete sales file;
• coordinate with the condominium manager;
• identify missing documents before they become an issue;
• present your property professionally to prospective buyers;
• keep the transaction on schedule through to completion.

Professional guidance often results in a faster, smoother, and more secure sale.

Work with a Capifrance real estate advisor

Vendre un appartement en copropriété implique de jongler avec de nombreux interlocuteurs : syndic, diagnostiqueur, notaire, acquéreur. Un conseiller immobilier Capifrance vous accompagne à chaque étape : estimation juste du bien, conseils pour préparer le dossier de diagnostics et le pré-état daté, relance du syndic pour obtenir les documents dans les meilleurs délais, mise en valeur de votre appartement auprès des acquéreurs, négociation et suivi jusqu’à la signature chez le notaire.

Grâce à sa connaissance fine du marché local et des spécificités des copropriétés de votre secteur, il vous évite les oublis qui retardent une vente et sécurise chaque étape de la transaction. Commencez par obtenir une estimation immobilière en ligne gratuite et sans engagement, puis échangez directement avec un professionnel :contactez votre conseiller immobilier Capifrance local pour bénéficier d’un accompagnement personnalisé. 

Selling a condominium apartment involves coordinating with several different professionals, including the condominium manager, surveyors, the notary, and prospective buyers.

A local Capifrance real estate advisor supports you throughout every stage of the process by helping you:

• obtain an accurate market valuation;
• prepare the mandatory technical surveys and pre-completion statement;
• liaise with the condominium manager to obtain documents as quickly as possible;
• showcase your apartment to qualified buyers;
• negotiate offers and oversee the transaction until the final deed is signed.

Thanks to their in-depth knowledge of both the local property market and condominium regulations, your Capifrance advisor helps prevent the administrative oversights that often delay sales.

Start by requesting a free, no-obligation online property valuation, then contact yourlocal Capifrance real estate advisorfor tailored guidance.

Conclusion

Selling a condominium apartment involves far more than simply finding a buyer willing to pay the asking price.

To complete the transaction successfully, sellers must prepare a comprehensive sales file including the condominium bylaws, recent general meeting minutes, the pre-completion statement, the building maintenance log, mandatory technical surveys, and—where applicable—the Property Information Log.

Recent regulatory developments, including the gradual introduction of the Collective Energy Performance Certificate (Collective DPE) and the mandatory ALUR reserve fund, make financial and technical transparency more important than ever. Buyers increasingly expect detailed information about both the apartment and the condominium association before making a purchasing decision.

Key points to remember before selling

• Gather all condominium documents at the beginning of your sales project.
• Request the pre-completion statement from the condominium manager as early as possible.
• Ensure all mandatory property surveys remain valid.
• Disclose any ongoing legal proceedings or outstanding condominium charges.
• Work with an experienced real estate professional to secure every stage of the

FAQ

What is the pre-completion statement, and who provides it?

The pre-completion statement (pré-état daté) summarizes the financial and administrative situation of both the apartment and the condominium association. It includes service charges, outstanding amounts, the apartment's share of the reserve fund, and any ongoing legal proceedings.

It is prepared by the condominium manager at the seller's request and must be provided to the buyer no later than the signing of the preliminary sales agreement.

What happens if the pre-completion statement is not provided on time?

If the document is missing when the preliminary sales agreement is signed, the buyer's statutory ten-day cooling-off period does not begin until the day after the document has been delivered.

This delays completion of the transaction and may increase the likelihood of the buyer withdrawing from the purchase.

Is the Property Information Log (CIL) mandatory for every property?

The Property Information Log (Carnet d'Information du Logement – CIL) is mandatory for:

• newly built homes whose building permit was submitted after 1 January 2023;
• existing properties that have undergone qualifying energy-efficiency renovation works initiated after that date.

Where applicable, it must be transferred to the buyer no later than the signing of the final deed of sale.

Does the seller recover contributions paid into the reserve fund?

No. Money paid into the condominium reserve fund remains the property of the condominium association and automatically transfers to the purchaser along with the apartment.

Although the seller does not receive reimbursement, the amount attached to the property must be disclosed in the pre-completion statement.

Which property surveys are required when selling a condominium apartment?

Depending on the characteristics of the property, the seller must provide a Technical Survey File including:

• the Energy Performance Certificate (DPE);
• an asbestos survey;
• electrical and gas safety inspections where applicable;
• the Environmental Risks Report (ERP);
• the Carrez Law measurement certificate confirming the apartment's official private floor area.

Will my condominium require a Collective Energy Performance Certificate in 2026?

Yes, if:

• the condominium contains fewer than 50 units, and
• the building permit was issued before 1 January 2013.

In that case, the Collective DPE becomes mandatory from 1 January 2026.

Larger condominium buildings have already been subject to this requirement since 2024 or 2025.

Do I have to disclose ongoing legal proceedings involving the condominium?

Yes. Any ongoing litigation involving the condominium association must be disclosed in the pre-completion statement.

Failing to provide this information—even unintentionally—may expose the seller to legal claims after completion if the buyer argues that essential information was withheld.

How long does it take to obtain documents from the condominium manager?

The pre-completion statement typically takes one to three weeks to obtain.

The official completion statement requested shortly before completion generally requires an additional one to two weeks.

For this reason, sellers are strongly advised to request these documents as soon as they decide to sell, rather than waiting until an offer has been accepted.

Auteur :

Frédéric Rémy – Director of Commercial Performance

"With many years of experience in the real estate industry and within the Capifrance network, I am pleased to share essential insights and practical advice to help you successfully achieve your real estate goals alongside our advisors."