How much does a syndic cost: fees, charges and more

When you live in an apartment building, a syndic is legally required. But how much does a syndic cost exactly, and how much will you pay as a co-owner?

Every apartment building in Belgium [@portabletext/react] Unknown block type "span", specify a component for it in the `components.types` prop. You can choose between a voluntary syndic and a professional syndic. The second option is currently the most common, especially in larger co-ownerships, because they require more attention. Syndic fees, however, vary widely and many co-owners wonder what a fair price is for their building.

Syndic fees and scope of services

To begin with, there is no legally fixed fee for a syndic. Each professional syndic sets their own fee and terms. Some use transparent per-unit prices that can be found on their website, while others always prepare a personalised quote.

It is very important here to check what is included in the base fee. Sometimes a syndic has an attractive rate, but extra costs or surcharges are quickly added for certain requests. For example, some syndics already charge an extra fee when a co-owner requests a copy of a document.

Legislation does help here, because since 1 January 2019 a syndic is required to include in the contract a list of [@portabletext/react] Unknown block type "span", specify a component for it in the `components.types` prop. This way you can see not only the base fee, but also which activities are covered. It is in the syndic's interest for this list to be as complete as possible. When a service is performed that is not on the list, the owners' association can decide not to reimburse it. Always read the contract carefully to avoid surprises.

How much does a syndic cost per month?

If we had to give an average price for a syndic per month, we would say approximately €25 per unit. Bear in mind that this amount depends on a great many factors. Even the location of your co-ownership can have an influence. A syndic in Brussels is generally more expensive than one in Flanders. In addition, the size of the building mainly affects the price.

The more units there are in your building, the higher the syndic fee. Often the price you pay per unit also decreases as there are more units. In a small building with 5 units, the price can quickly reach €50 per unit per month, while the same syndic may reduce the price to €20 for a building with 100 units. That is why a voluntary syndic is often a financially attractive choice in small buildings. With SNDQ software, [@portabletext/react] Unknown block type "span", specify a component for it in the `components.types` prop of a co-ownership.

Additional syndic costs

In addition to the syndic's base fee, there are extra costs. These are charged as soon as something needs to be done that is not included in the standard scope of services. Think, for example, of renovations or convening an extraordinary general meeting. As with the base fee, there are no legal provisions for the rate of these extra costs.

As a co-owner, it is useful to estimate which extra costs you may face. As a general rule: the older the building, the greater the chance of extra costs. When it is decided to replace the lift, you will not only have to pay for the new lift, but also the syndic costs associated with it. Does your co-ownership have a garden and are you no longer satisfied with the gardener? You will also pay the syndic to find a new one.

Every syndic has a different way of charging these kinds of extra costs. Let us return to our lift example. When the syndic requests various quotes and submits them to the owners' association, this work must be compensated. Some use a flat fee for this, while others charge an hourly rate. A third option is for the syndic to take a percentage of the total cost of the works as remuneration. Finally, a combination of the above systems may also be used.

Who pays the syndic: cost allocation

Finally, we discuss the allocation of syndic costs within the owners' association. This follows a simple basic principle, but once you deviate from it, you end up in more complex situations.

The allocation of syndic costs is usually done according to the same distribution key that applies to common charges. This is based on the share that each co-owner holds in the building. Note: this is not possible when the distribution key is not stated in the bylaws. This calculation is then simply applied to all costs that the syndic incurs for the co-ownership.

The above allocation is straightforward when all units are occupied by their owners. When one or more units are rented out, the standard arrangement no longer applies. In that case, it is the landlords' responsibility to pass on syndic [@portabletext/react] Unknown block type "span", specify a component for it in the `components.types` prop. In Flanders, this may be up to a maximum of 33%. In Brussels and Wallonia, no rules are laid down and the landlord may decide how to allocate the costs. These costs are usually included in the monthly fixed charges on top of the rent. The remaining portion stays with the owners themselves.

Finally, there are the costs that arise upon transfer of ownership. These fall outside the distribution key. It would not be logical for the entire owners' association to pay when one owner sells. These costs are entirely for the departing co-owner and must not be shared with the new owner.