Energy-Efficiency Renovations in Condominiums: The Second Vote—the One We Tend to Forget
As of January 1, 2026, the collective energy performance certificate (DPE) is mandatory for all buildings, regardless of size. The fall general meetings will therefore see the introduction of cost estimates for renovation projects. Professionals are well aware of the pitfall: a condominium association may vote in favor of the renovations and then reject the financing a quarter of an hour later.
The multi-year plan: a starting point
Before any work begins, an assessment must be conducted. The collective energy performance assessment (DPE), now widely used, serves as the basis for the multi-year renovation plan for buildings over fifteen years old. This document identifies, prioritizes, and quantifies the work that will be needed over the next ten years, including routine maintenance. Presented at a general meeting, it serves as a roadmap and can be supplemented by an energy audit.
Many building management boards view it as just another formality. That’s a misinterpretation. It is this document that will determine, a few years later, whether or not the building will be removed from classes F and G—and thus whether the units will remain rentable.
What Happens Before the Meeting
The least visible step is the most critical. Between the time a project is proposed and the time it is put to a vote, the property manager must identify available financial assistance, calculate the residents’ share of the costs on a unit-by-unit basis according to ownership percentages, and explore collective financing options.
In terms of financial assistance, MaPrimeRénov' Copropriété covers 30% of the cost of the work for an energy savings of at least 35%, and 45% for savings of at least 50%, up to a limit of 25,000 euros in eligible expenses per unit. In addition, there is a 10% bonus if the building moves from energy efficiency classes F or G to at least class D, a 20% bonus for vulnerable condominiums, and individual grants of 3,000 or 1,500 euros for households with very low or low incomes. When combined with energy savings certificates and local incentives, the total can approach 75% of the cost. The building must be over fifteen years old, consist of at least 65% primary residences, and be listed in the national registry of condominiums. The use of a project management assistant is mandatory to qualify for most of these programs.
Article 25, and its related provision
Energy-efficiency renovation projects are generally decided by an absolute majority as defined in Article 25 of the Law of July 10, 1965. This majority is calculated based on all votes in the homeowners’ association, including those present, represented, and absent. A proposal may therefore be rejected not because it is unpopular, but because too many co-owners did not attend and did not grant proxy.
The legislature has provided for a second chance. If the proposal receives at least one-third of the votes of all co-owners but does not achieve an absolute majority, the provision in Article 25-1 allows for an immediate second vote, by a simple majority of those present and represented only. This is the mechanism that saves most cases. However, the property manager must have remembered to include this provision in the resolution.
The Vote No One Sees Coming
Next comes the issue that derails projects. When a condominium association takes out a collective loan with individual participation, it is the subject of a separate resolution—and thus a separate vote. We’ve seen buildings approve renovation work by a large majority only to reject the financing right after, because they didn’t understand what they were signing.
“A project can secure a majority vote on the work itself but run into trouble with financing if the loan structure hasn’t been prepared in advance,” notes Sylvain Lefèvre, president of Synergiec, a broker specializing in renovation financing. “Our role is to ensure that this second vote is just as secure as the first, by providing co-owners with a clear monthly payment amount even before they attend the general meeting.” The company reports that it is currently handling 300 condominium projects and has more than 1,200 requests awaiting a vote.
For a co-owner, the question to ask before the meeting can be summed up in one line: how much per month, for how many years, after deducting any subsidies. The collective eco-PTZ loan and the loan provided for under the ALUR law are repaid over ten to twenty years. A standard home improvement loan, on the other hand, does not cover common areas.
After the vote
The operational phase begins. The project manager notifies contractors, issues payment requests, and coordinates the general contractor, subcontractors, project management consultant, and funding agencies. The construction project is monitored until the work is accepted, then until any reservations are resolved and the grant applications are finalized. It is often at this final stage that thousands of euros in grants are lost due to a failure to submit supporting documents on time. It is in the homeowners’ association’s best interest to make this a separate agenda item.
