A clear fee, with no hidden clauses
“Our contracts are clear and simple, without all those clauses that can end up doubling the headline fee.” That is not a slogan — here is exactly how we build our pricing.
How a syndic fee is built
Since the ALUR Act and its implementing decree, every syndic in France uses a regulated model contract. It draws a clear line between services included in the annual fee and a closed list of special services that may be billed separately.
In theory that makes quotes comparable. In practice, the difference between two firms lies in what they choose to put inside the fee — and in the unit price of those special services, which can vary threefold.
Our approach is simple: a broad fixed fee and rare extras. We would rather quote a fair figure from the outset than an attractive headline that inflates as the year goes on.
What determines the amount
- The number of main lots — the primary factor.
- Communal equipment: lift, communal heating, mechanical ventilation, automatic gates, grounds.
- Staff on site: a caretaker means an employment contract, payroll and social obligations.
- The state of the file taken over: long-standing arrears or live litigation take more time in the first year.
- Projects under way: a major works programme already voted changes the workload.
Our fees within your budget
Our fees vary according to the number of lots. There is therefore no single price: an eight-lot building with no communal equipment and a sixty-lot development with a lift and communal heating call for neither the same management time nor the same organisation.
The rest of the budget is operating expenditure: heating, water, maintenance, insurance, servicing. Those are the items an active manager genuinely influences. Renegotiating a heating contract or retendering the building insurance often saves far more than the management fee itself.
Services billed separately
These are set by decree. The main ones you will encounter:
| Service | Who pays |
|---|---|
| Pre-sale statement (état daté) | The selling owner |
| Reminder and recovery costs | The defaulting owner |
| Additional general meeting | The building (if voted) |
| Supervision of major works | The building (% voted at the meeting) |
| Copies of documents outside the portal | The requester |
The price of each appears in our proposal before anything is signed. No line can appear during the year that was not in the contract.
Questions about our fees
Why is there no price list on the website ?
Because a figure quoted without seeing the building would be either misleadingly low or needlessly high. The fee depends on the number of lots, the equipment (lift, communal heating, caretaker, grounds) and the state of the file being taken over. We would rather price it properly, free of charge, once we have seen your documents.
What counts as a special service ?
The French regulated contract distinguishes services covered by the fixed fee from those that may be billed separately, and the list of the latter is set by decree: the pre-sale statement (état daté), recovery costs charged to a defaulting owner, an additional general meeting, supervision of major works. We set out each one in our proposal.
Are your works supervision fees negotiable ?
They are expressed as a percentage of the value of the works and are voted by the meeting at the same time as the works themselves. The rate appears in our contract, so it is known in advance and discussed before signature.
Is the cheapest quote the best choice ?
Rarely. A very low fixed fee is almost always recovered elsewhere: extras multiplied, less management time, contractors not properly tendered. Our fees vary according to the number of lots — and it is on running costs that an active syndic really saves you money.
Looking for a syndic who actually picks up the phone ?
Send us your latest general meeting minutes and your current service charge budget: we will come back within 48 working hours with a costed proposal, free and with no obligation.