Dilapidated dwellings are not the preserve of individual owners.

According to the censuses carried out by the prefects in 2018, some 684 condominiums comprising 56,000 homes are in difficulty.

Due to lack of regular maintenance, these aging buildings sometimes look like real ruins.

To avoid getting there, you have to organize an action plan.

Start by taking stock

Any building involves some periodic renovation work in order to stay in good condition. And contrary to what one might think, it is often more economical to go through a global operation rather than leaving each co-owner to take care of his home. But before getting started, it is still necessary to make a precise inventory of the situation.

After having carried out a survey on residents' expectations, the trustee can use the initial condominium assessment (BIC), which consists of a questionnaire making it possible to identify the weaknesses and positive points of the residence.

In the case of collective heating, the simplified energy balance (BES) can also assess the current and future consumption of the building and determine possible savings.

As for the co-ownership observatory set up by Unarc (Association of co-ownership managers), it summarizes the expenditure items of collective charges, in order to identify possible drifts.

The building scrutinized

To determine the necessary renovations, in the near future or in the longer term, it is then necessary to establish a diagnosis, knowing that some may be mandatory anyway. Between 2012 and 2017, all condominiums thus had to carry out an energy balance by means of a collective energy performance diagnosis (DPE) for those with less than fifty lots, or an energy audit for larger residences. But if these tools define the performance of buildings, they do not, on the other hand, give an overview of their state of maintenance.

This is why the Energy Transition Agency (Ademe) strongly recommends having a global technical diagnosis (DTG) carried out to prepare the most suitable work program.

Created by the Alur law of March 24, 2014, this report not only includes an energy audit or a DPE but also goes further by analyzing the apparent state of the common parts and equipment, without forgetting to check whether the syndicate of co-owners fulfills well of its obligations.

The DGT finally leads to a summary evaluation of the cost and the list of work necessary for the conservation or improvement of the residence over the next ten years.

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Be in the nails

The overall technical diagnosis must respect certain conditions of implementation:

  • Optional or mandatory: in most cases, this report is optional.

    The legislation only requires this to be done when a new condominium is created in a building that is more than ten years old or if the authorities demand it in the context of an unsanitary procedure.

  • A joint decision: the DGT is voted by a simple majority at the general meeting of co-owners.

    Once completed, it is presented at the next assembly.

  • Recourse to the pro: this report is drawn up by a professional demonstrating skills in the field of building techniques.

    The company must provide the trustee with the necessary supporting documents and a copy of the diplomas required by law.

Note that since 2017, once a global diagnosis has been carried out in the co-ownership, any seller must add it to the record of the promise to sell.

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