Can a secondary syndicate be created in a group of condominiums?
Verified 04 August 2026 - Public Service / (Prime Minister)
Yes, when the same condominium has several buildings, co-owners can create one or more secondary unions. The interest of this organization lies in the autonomy of management of each building. We present you the information to know.
The secondary union is a syndicate of co-owners formed within a main syndicate, to specifically manage one or more homogeneous buildings or entities of a condominium complex.
This is a legal person the purpose of which is to ensure the management, maintenance and internal improvement of one or more buildings. It thus allows a separate and individualized management.
FYI
The autonomy of the secondary union is limited to its management. There is no fragmentation of the soil or volume split of co-ownership. The secondary union remains attached to the main union.
Several conditions must be met.
Substantive prerequisites for the establishment of a secondary trade union
The law imposes several cumulative conditions for the creation of a secondary trade union, namely:
- The condominium must be composed of several buildings or of homogeneous entities (e.g. wings, blocks or areas of the building)
- One sufficient physical independence buildings or homogeneous entities (access, equipment, technical operation, etc.)
- The possibility of a self-management of loads and works.
Formal requirements for the establishment of a secondary trade union
There are 2 ways to create a secondary syndicate: by the co-ownership by-law or by a decision of a general assembly.
By the co-ownership regulation
The condominium rules may provide that certain buildings or entities will form secondary trade unions. In this case, the formation of the secondary trade union comes directly from the clause of the regulation. There is no complementary approach to take.
By a decision of a general meeting
If the condominium rules does not provide for the existence of a secondary trade union, its constitution requires a decision taken by a special general assembly.
This meeting is exclusively constituted by the co-owners whose batches make up the building or buildings concerned. The creation of the secondary union is voted on the absolute majority (referred to in Article 25) of the co-owners.
The General Assembly shall:
- Be validly called in (in practice by the trustee of the single union before the creation of the secondary)
- Have a agenda mentioning the proposed formation of the secondary syndicate, as well as any amendments to the condominium by-law and the table of burden sharing
- Adopt an express decision to form the secondary trade union.
The secondary union is immediately created when the decision is adopted.
FYI
From the creation of the secondary union, the initial union becomes the main union. It continues to administer general common areas and buildings without secondary trade unions.
The creation of the secondary syndicate necessarily implies a modification of the condominium regulations and the distribution of burdens.
Modification of the condominium by-law
The formation of the secondary trade union requires an amendment of the condominium rules to mention this creation and specialize the loads. This modification must be published with the service of the real estate advertising (real estate file) by the notary.
FYI
It is not mandatory to establish a condominium by-law specific to the secondary syndicate.
Specialization of condominium expenses
The formation of the secondary trade union entails a change in the initial distribution of common expenses co-ownership between the main trade union and the secondary trade union.
In fact, the common costs linked to the building forming the secondary syndicate (for example maintenance or repair costs, water, electricity, household costs) are distributed exclusively between the co-owners of that building, and no longer between all the co-owners. That's what we call the specialization of loads.
This new division is voted on by the majority of article 25.
The secondary trade union has the legal personality. Its operation is identical to everything syndicate of co-owners.
The secondary trade union is thus administered by a trustee (professional or not), separate from that of the main trade union, elected by the general assembly of the secondary trade union.
It also has its own heritage and ensures:
- The current management of the building (administration, decisions relating to the common parts of this building)
- THEmaintenance of the building by carrying out the works of conservationrepairs and rehabilitation of common elements (stairs, elevators, roof, large walls, facades, etc.)
- THEinternal improvement (upgrade works, additions, alterations, creation of premises, installation of an intercom, etc.) as long as these works remain confined to the building or entity it manages.
The secondary union also has its own accounting system that requires it to vote on its provisional budget to meet the current expenditure of the building concerned.
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