The syndic
Duties, volunteer or professional, mandate, contract, change.
Co-ownership in Flanders and Brussels
Run your co-owned building without losing your evenings to it.
Preparing a general meeting, checking a service charge statement, changing your syndic, reading a deed of division: each page sets out what to do, backed by the articles of the Belgian Civil Code.
46 pages8 topicsUpdated 21.10.2026Free, no account
Where to start
46 pages, all datedThe general meeting
Notice, quorum, majorities, minutes, challenges, council.
Charges and accounts
Budget, annual statement, funds, water and heating, arrears, MAR/PCMN.
The law and the articles
Law, articles, house rules, VME, common parts, justice of the peace, glossary.
Life in the building
Works, maintenance, fire, insurance, water damage, disputes.
Buying or selling
Buying, selling, syndic documents, shared charges, new co-owner.
Flanders and Brussels
Flanders, Brussels, Antwerp, Ghent and the regional grants.
Comparisons and tools
Software, assisted volunteer syndic, alternatives to a pro syndic.
In practice
All blog posts
Blog · 21.10.2026Banning Airbnb in your co-ownership: is it possible?
Yes, but not through a simple clause in the house rules. A Belgian co-ownership can ban or regulate holiday letting by amending its articles, by a four-fifths majority of the votes and before a notary. In Brussels, a co-owner cannot register anyway without the written consent of the general meeting.
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Blog · 19.10.2026Water damage in a co-ownership: the building or you?
Most of the time, two contracts each pay their share. The building policy, taken out by the syndic, covers the damaged structure if it includes water damage cover; your home insurance covers your contents. Repairing the leak follows a third logic: that of the part involved, common or private.
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Blog · 17.10.2026Works in your apartment: when the GM must vote
In your private unit, you renovate without asking anyone's opinion. As soon as the works touch a load-bearing wall, the facade or a common pipe, you need a two-thirds vote of the general meeting, obtained before the first sledgehammer blow. Here is how to tell, and how to prepare the request.
Read the postWhich majority for which decision?
The Civil Code sets an attendance quorum and several voting thresholds. A decision passed under the wrong threshold can be challenged before the justice of the peace.
Absolute majorityDecisions for which the law does not require a qualified majority, works required by law and protective works
2/3Works affecting the common parts, statutes on the enjoyment, use or management of the common parts, tendering threshold
4/5Other amendments to the statutes including the allocation of charges, use of the building, division or merger of units, acts of disposal
UnanimityChanging the allocation of co-ownership shares, except where the law provides otherwise
Two regions, one Civil Code
What differs between Flanders and Brussels
Everywhere in Belgium
Co-ownership rules are federal: articles 3.78 to 3.100 of the Civil Code govern the general meeting, the syndic, the accounts and legal remedies.
Flanders
The EPC for common parts, the renovation obligation, the environmental permit (omgevingsvergunning) and Mijn VerbouwPremie fall under the Flemish Region.
Brussels
Water is supplied and billed by Vivaqua; the EPB certificate, planning rules (CoBAT) and renovation grants fall under the Brussels-Capital Region.
Key references
Co-ownership glossary
Shares, deed of division, house rules, reserve fund: each term defined in two sentences, with the article of law.
Open the glossaryShared water and heating
Meters, heat cost allocators and allocation keys: how each unit’s share is calculated.
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