Sample briefing — read me first. An anonymised example of an AG Brief; every name and figure is fictional. Behind each margin note: dozens of pages of tables and figures, read for you and reduced to what matters before the meeting — teal for what a number means, terracotta for what's worth a second look.
A year of the building's accounts, read for you.
An independent reading of the copropriété — every charge, vote and figure, explained from your side of the table.
My position, in three lines
Approve the accounts — but before voting the quitus, ask why spending has beaten the budget two years running.
The 2025/26 budget is set ~14% below real spend. Without a rise, the deficit returns next year.
On the PPPT, don't vote the cheapest devis until all three cover the same perimeter.
What the building spent
A building owned in shares. Every owner pays a slice of the common costs — these accounts are that common fund, over one year.
The heaviest line is maintenance contracts — nearly half the budget. Security alone (Garde Littoral SARL) absorbs €85,374, about 36% of the year.
Where the money goes
The whole budget split into 8 functional categories, heaviest first.
« General common charges » gather everything shared — security, cleaning, insurance, gardens. They almost always dominate; the detail below breaks them open.
The full breakdown
Tap a category to see what's inside. All amounts for 01/10/2024 — 30/09/2025.
The building's running costs, split between owners in proportion to their tantièmes (ownership share). The bigger your lot, the bigger the slice.
Your personal share
Every owner receives their own Projet de Répartition from the syndic. Here is a worked example for an apartment owner in the building.
This owner holds 4.12% of the building, so carries 4.12% of every line in the accounts — €9,838.76 for the year. They had already paid €8,166.17 in instalments, leaving a balance of €1,672.59 to pay once real costs ran past the budget.
17 resolutions to vote
Each point is voted separately: For / Against / Abstain. The badge shows the legal majority required; the second chip is my position. Full form: pp. 35–37.
The assemblée générale — the owners' annual meeting where every spending decision is voted. Absent, the votes still bind you. Explaining an AG in advance is an AG Brief.
Procedure
6 pointsAccounts & quitus
4 pointsThe general assembly, having examined the account, income and expenditure for the period 01/10/2024 to 30/09/2025 totalling €238,804.96, approves the accounts in their form, content, allocation and distribution for that period.
Note: your charges balance, if owed, is payable from today.
Syndic
1 pointBudget
2 pointsWorks & funds
3 pointsConseil syndical
1 pointArt. 24 = simple majority of those present. Art. 25 = absolute majority of all owners, including absentees — so harder to reach.
Three devis for the PPPT
A compulsory 10-year works plan. Prices vary widely — and so does what's inside.
A 10-year forward plan of major works that every ageing building must now commission. Comparing competing devis before the vote is a Travaux Brief.
The prices assume 50–75 lots. Check the exact lot count and the exact perimeter of each devis before voting — the cheapest is not always the best value.
Budget vs real, 4 years
Voted budgets against real spend, line « general common charges (net) ».
| Period | Budget | Real | Δ |
|---|---|---|---|
| 2022/2023 | — | €127,535 | approved |
| 2023/2024 | €131,000 | €178,385 | +36% |
| 2024/2025 | €120,500 | €173,976 | +44% |
| 2025/2026 | €141,550 | to be voted | — |
Two years in a row, real spend has beaten the budget by 36–44%. A budget set low and overrun every year is what to keep watching.
Where the cash goes
Not put to a vote — but these figures explain why everyone has a balance to pay right now.
Supplier debts are up 49% (€18,148 → €27,089) — the syndic is running late on invoices. Owner arrears of €54,762 never reach the account. Cash holds only thanks to owners' instalments, not healthy income. Without a budget rise next year, the deficit returns.
What the words mean
- Charges locatives / recoverable charges
- The share of costs an owner can legally pass on to a tenant (heating, cleaning, lift…). This year: €105,387.
- TVA / VAT
- Value-added tax already included in suppliers' invoices. Annual total: €31,979.
- Tantièmes (ownership shares)
- Ownership expressed in ten-thousandths. An apartment holding 412/10000 carries ≈4.12% of every common cost.
- Fonds travaux ALUR
- A compulsory works reserve fund created by the ALUR law. It accrues each year and belongs to the owner.
- Syndic
- The firm that manages the copropriété. Here: Cabinet Aurélia. Monthly fee: €667.
Owned from afar. Read on the spot.
This is an AG Brief. There are six other ways I read your property.
By the event, by the property, by the portfolio — and, for ongoing coverage, the Private Mandates, arranged privately.