The protection of a co-ownership is a shared responsibility between all co-owners and the syndicate of co-owners. Whether it's securing common areas, setting up mandatory insurance, or maintaining equipment in good condition, the stakes are high. A well-protected co-ownership relies on proactive management, adapted security devices, and compliance with current legal obligations. This article guides you through the main protection measures and essential best practices to preserve the security and value of your building.
Since the Alur law of March 24, 2014, the protection of a co-ownership begins with taking out mandatory insurance. Three types of insurance are essential to guarantee complete coverage in accordance with legislation.
The first is building liability insurance, also known as liability insurance for the syndicate of co-owners. This insurance is mandatory and covers damage caused by the common areas of the building to third parties or co-owners. It protects the syndicate against civil liability risks related to accidents occurring in collective spaces.
The second obligation concerns each occupying co-owner. Any owner residing in their unit must take out co-owner liability insurance to cover any claims they might cause to other co-owners or third parties. Similarly, landlord co-owners or non-occupying owners must insure themselves with PNO insurance (non-occupying owner).
The third mandatory insurance concerns tenants in co-ownership. Each tenant must take out tenant liability insurance to cover any claims they might cause in their home or in the common areas of the co-ownership.
Beyond these three mandatory insurances, the syndicate of co-owners can vote to take out multi-risk building insurance. Although not mandatory, this insurance is highly recommended as it covers damage to common areas such as fire, water damage, natural disasters, storms, and vandalism. It offers comprehensive protection for collective assets.
To learn more about mandatory insurance for co-ownerships, consult our practical guide for co-ownerships, which details the various insurance coverages adapted to your situation.
The securing of common areas is a fundamental element of co-ownership protection. This process involves several complementary measures to ensure the physical safety of residents and reduce risks.
Access control is the first line of defense against intrusions. Modern co-ownership syndicates implement devices such as video intercoms, electronic badges, or keypads to regulate access to common areas. These systems allow for identifying visitors and refusing access to unauthorized persons.
For buildings wishing to further strengthen their security, installing A2P certified armored doors at main access points provides additional protection. These doors offer certified resistance against break-in attempts and can be supplemented by multi-point locks.
Video surveillance in co-ownership is an effective tool to deter intrusions and document incidents. However, its installation is subject to strict rules. The installation of a video surveillance system must be approved by a vote at the general meeting of co-owners. The device must only film common areas and comply with the European General Data Protection Regulation (GDPR). The co-ownership must also display signs indicating the presence of surveillance cameras.
Intelligent LED lighting in common areas, particularly stairwells, hallways, and outdoor spaces, is also very beneficial. This lighting can be configured to activate automatically using motion sensors, thus improving security while reducing energy consumption.
The installation of connected motion sensors in common areas allows for detecting suspicious movement, especially at night or during periods of inactivity. These detectors can be integrated into a global alarm system to improve responsiveness in case of a problem.
Beyond security devices, the protection of a co-ownership relies on regular maintenance of equipment and structures. Preventive maintenance significantly reduces the risk of major claims.
Water damage is among the most frequent claims in co-ownership and can cause considerable damage. To prevent this risk, several measures must be implemented.
Regular maintenance of the co-ownership's pipes is essential. The syndicate must organize regular cleaning of gutters to avoid blockage and overflow. Furthermore, roof sealing must be checked annually to detect any cracks or degradation likely to cause leaks.
Each co-owner also has a personal responsibility in prevention. Regular maintenance of sanitary appliances, checking window and door seals, and vigilance regarding visible anomalies contribute to limiting risks. If water damage is detected, it is crucial to immediately notify the co-ownership manager (syndic), especially if the damage concerns common areas.
Fire safety in a co-ownership is governed by strict legal rules. Several fire safety devices and equipments are mandatory to protect a co-ownership.
Fire extinguishers must be present in parking lots, collective boiler rooms, and other high-risk areas. For buildings with more than three floors, smoke extraction devices in the stairwell are mandatory. For buildings over 28 meters high, dry risers are required to facilitate firefighter intervention.
An evacuation plan must be posted on each floor, and emergency exits must be kept clear at all times. Emergency lighting in common areas must operate without interruption. The building owner or the designated manager must carry out an inspection of detection, smoke extraction, and ventilation systems at least once a year.
It is important to note that individual smoke detectors are mandatory inside each dwelling but prohibited in the common areas of buildings.
Elevators are subject to special monitoring in co-ownership. A five-year technical inspection (every five years) is mandatory for all installed elevators. This inspection verifies that safety devices are in good condition, particularly the safety gear that triggers in case of a cabin fall.
Beyond this regulatory check, regular maintenance and daily care guarantee the proper functioning of the device. Failure to comply with these obligations can expose the syndicate to fines and civil liability in case of an accident.
Electrical installations in common areas must also be checked annually to detect any defects or overloads. Gas installations must undergo a mandatory annual inspection. The building's maintenance log must document all these checks and interventions.
The protection of a co-ownership is not limited to technical and physical aspects. It also involves rigorous administrative management by the syndicate of co-owners and the manager.
The manager has an obligation of means in the exercise of their duties. Their responsibility can be engaged in case of management error, negligence in applying the co-ownership rules, or failure to maintain. However, if the general meeting refuses to vote for the works or security equipment recommended by the manager, the responsibility lies with the syndicate of co-owners and not the manager themselves.
For this reason, it is important for co-owners to vote on security and maintenance measures proposed during general meetings. Documenting decisions and archiving inspection reports are also essential elements to prove the syndicate's diligence in case of a dispute.
Beyond legal obligations, certain best practices further strengthen the protection of a co-ownership and contribute to creating a safe environment for all residents.
Having a comprehensive security audit performed by experts identifies the specific vulnerabilities of the building. This audit can cover securing common areas, fire prevention, water damage prevention, or access control. Recommendations from this audit provide a roadmap for priority security investments.
The security of a co-ownership also relies on the vigilance and commitment of each resident. Organizing risk awareness meetings, posting safety instructions, and encouraging mutual aid between neighbors contributes to creating a security culture. Appointing a security contact person among the co-owners can also facilitate communication and the implementation of measures.
Keeping an up-to-date maintenance log detailing all checks, interventions, and works performed demonstrates the syndicate's diligence and facilitates the monitoring of co-ownership protection. This documentation is also useful for real estate transactions and insurance claims.
| Type of protection | Obligation | Frequency |
|---|---|---|
| Syndicate liability insurance | Mandatory | Permanent |
| Co-owner liability insurance | Mandatory | Permanent |
| Tenant liability insurance | Mandatory | Permanent |
| Electrical installation check | Mandatory | Annual |
| Gas installation check | Mandatory | Annual |
| Elevator technical inspection | Mandatory | Every 5 years |
| Fire safety inspection | Mandatory | Annual |
| Pipe maintenance | Recommended | Regular |
| Gutter cleaning | Recommended | Annual/Bi-annual |
| Roof sealing check | Recommended | Annual |
The protection of a co-ownership is a collective responsibility that requires the commitment of the syndicate of co-owners, the manager, and each individual co-owner. By complying with mandatory insurance, implementing recommended security devices, and ensuring regular equipment maintenance, a co-ownership can significantly reduce its risks and protect the safety as well as the asset value of its residents.
The best practices presented in this article constitute a complete guide for co-owners and managers wishing to strengthen the security of their building. To deepen your knowledge of mandatory insurance for co-ownerships and coverages adapted to your situation, do not hesitate to consult our practical guide for co-ownerships.
A well-protected co-ownership offers its residents a safe environment, enhances the real estate assets, and reduces future disputes. It is an investment in the quality of collective life and the durability of the building.
