The Draft Multi-Year Work Plan (PPPT) and the Multi-Year Work Plan (PPT): The Building Identity Card
SYNTHESIS
The Draft Multiannual Work Plan (PPPT) and the Multiannual Work Plan (PPT) are essential tools for the preservation and improvement of the condominium building with a particular emphasis on energy performance, the state of the building and the safety of the occupants.
This tool contributes to better management of a condominium building by its trustee, for the syndicate council and the co-owners.
From the 1Er January 2026, the PPPT is mandatory for all condominiums regardless of the number of lots that compose them. Therefore, in the context of the transfer of a lot, this PPPT will be systematically requested by notaries.
The strengths:
- Work schedule and payment schedule over time.
= FORECASTING - FORECASTING
- Prevention and monitoring tool for trustees (anticipated heavy work to be carried out e.g.: renovation, boiler, etc.)
= PREVENTION — SAFETY
- The implementation of a PPPT relieves the condominium from making an expensive structural diagnosis and protects it from serious claims thanks to this technical inspection included in the PPPT.
= SAFETY — PREVENTION - SAVINGS
- Selling points for owners: the property is located in a well-managed building.
= TRUST — CREDIT
Penalties in case of absence of PPPT:
- Sale: request for a reduction in the selling price and the seller may be held liable for lack of information. The PPPT is an essential document that can make a difference in the context of a sale with strong competition in the real estate market.
- Refusal of insurance coverage: in the event of a claim being declared, which is the consequence of work that should have been identified through the PPPT but not carried out, because there is no PPPT.
- The administrative authority responsible for safety and health (town hall, prefecture, etc.) can check whether the PPPT has been carried out. PENALTY: establishment of an ex officio and unilateral PPPT at the expense of the syndicate of co-owners.
- Professional liability of the trustee for lack of management and professional misconduct may be incurred.
= LIABILITY OF THE SYNDIC INCURRED in the 4 cases referred to above
INTRODUCTION
Since the entry into force of Law No. 2021-1104 Climate and Resilience of August 22, 2021, numerous obligations and recommendations have been implemented in order to facilitate the ecological transition and the reduction of greenhouse gases. Some of these recommendations and obligations concern buildings built in condominiums.
In fact, article 14-2 of Law No. 65-557 of July 10, 1965, establishing the status of co-ownership of built buildings, amended by the Climate and Resilience Law, provides the following:
- The establishment of a PPPT must be drawn up in residential buildings, at the end of a period of fifteen years from the date of receipt of the building's construction work and updated every 10 years.
Since the 1Er January 2026, the establishment of a PPPT is mandatory for all condominium syndicates, regardless of the size of the condominium. It is a legal requirement.
It is undeniable that the establishment of such a PPPT is a serious advantage for the maintenance of condominium buildings and for ensuring the sustainability of said building, as will be demonstrated below.
Under these conditions, it is necessary to detail the conditions for setting up such a device (I), to understand the interests of this plan for condominium buildings, co-owners and condominium trustees (II) and the sanctions in the event of the absence of a PPPT (III)
I. THE PPPT and the TPP: PRINCIPLES and IMPLEMENTATION
1.1. What are PPPT and PPT?
(i) PPPT: Draft Multi-annual Work Plan: includes an analysis of the building, the building's equipment and the list of works necessary to protect the building and the safety of the occupants. In particular, it focuses on the following points:
- An estimate of the level of performance within the meaning of Article L. 173-1-1 of the Construction and Housing Code that the work makes it possible to achieve;
- A summary estimate of the cost of this work and their prioritization;
- A proposed schedule for the work that seems necessary to be carried out in the next ten years.
The PPPT is accompanied by an estimate of the cost of each site and an evaluation of the level of energy performance that the work can achieve.
This therefore makes it possible to control costs..
(ii) The Multiannual Work Plan (PPT) is the implementation of the work recommended in the PPPT.
In other words, the PPPT allows time for reflection and the PPT makes it possible to implement the recommendations of the PPPT.
1.2. How do you adopt a PPPT and implement a PPT?
(i) The adoption of a PPPT is made at the initiative of the building's condominium trustee, who enters on the agenda of the general meeting of co-owners the procedures for drawing up the PPPT, which are voted on by a majority of article 24.
In practice, at the general meeting, the trustee must present the principle and the benefits of adopting a PPPT, then propose that the audit of the building be carried out by a specialized, independent and impartial company (with respect to the trustee). Several companies must be presented at this general meeting with the related budgets.
This process must be done in consultation with the Trade Union Council.
(ii) Once finalized, the PPPT is then presented to a next general meeting of the co-owners for its total or partial approval, especially if the PPPT reveals the need to carry out work over the next ten years (majority vote of article 24).
In practice, the vote of all or part of the works recommended by the PPPT by the co-owners, will make it possible to vote the PPT and thus implement the implementation of the PPPT's work.
The General Assembly may be held liable if it rejects the PPPT without justification or prevents its implementation. The syndicate of co-owners can then be held responsible for the damages caused by collective inaction.
II. THE ADVANTAGES OF PPPT and PPT
2.1. For co-owners
- A preventive tool: the establishment of the PPPT allows co-owners to have a clear visibility on the work to be undertaken in the building and therefore, an advance of the work, thus avoiding the carrying out of urgent and more expensive works. This therefore allows financial savings in the long term.
- A selling point: when selling an apartment, notaries systematically request the communication of the PPPT. The PPPT is then considered to be important and necessary information to be communicated during a real estate sale. In the event of a PPPT defect, the seller could be held liable for lack of information.
Even more, in the absence of PPPT, future buyers could negotiate the purchase price downwards, who may legitimately think that the building is not maintained properly, resulting in an increase in costs in the future.
- Exemption from having the structural diagnosis carried out: became mandatory by the law known as “Degraded Housing” of April 10, 2024. This law provides that municipalities may require this diagnosis to be carried out. In case of a PPPT voted, co-ownership is exempt. Note that the cost of carrying out such a diagnosis is very high.
2.2. For condominium trustees
- Administrative relief: the establishment of the PPPT will allow the trustee to better manage the buildings because the trustee will have a clear and summary sheet on the state of health of the building.
This will allow it to effectively manage its workload on buildings requiring more attention and clear and effective responses to union councils.
- Prevention and monitoring tool: this will allow the trustee to plan the various work campaigns over the long term, to forecast the related calls for funds and to offer real visibility on expenses and works to the co-owners, who are in need of such information.
This will make it possible to build loyalty in the relationship with trade union councils and establish a real climate of trust.
- Optimization tool: if some buildings do not seem compatible with the new environmental standards, the PPPT can make it possible to find optimizations and especially protect trustees and condominiums in the event of administrative control and claims.
III. PENALTIES in case of absence of PPPT
3.1 DIRECT PENALTIES for co-ownership
The administrative authority may at any time ask the trustee to transmit the adopted PPPT to it, in order to verify that the scheduled work guarantees the preservation of the building and the safety of the occupants.
In the absence of transmission of the PPPT, there is 3 major direct consequences:
- Substitution power : The administrative authority can replace the defaulting syndicate of co-owners and draw up a PPPT ex officio, if it is not transmitted within one month from the request or if the plan is not sufficient or updated.
- Fees charged to the condominium : The preparation of the PPPT by the administrative authority is done at the expense of the syndicate of co-owners.
- Obligation to decide on this plan : The trustee must convene a general meeting to decide on this plan.
Therefore, the absence of a PPPT prevents any advance for the condominium in terms of time and cost.
3.2. INDIRECT PENALTIES for the trustee and the co-owners
The trustee, in his capacity as agent of the SDC, has an obligation to maintain and maintain the trustee's building, in his capacity as an agent of the SDC. Therefore, if the latter neglects to inform the SDC about the need to develop a PPPT to ensure the proper conservation of the building, he may be held liable for breaching his obligations.
Therefore, the trustee is thus liable to the syndicate if he does not act.
This is the case for example:
- if he neglects to inform the SDC about the need to carry out maintenance or repair work on common areas or elements of collective equipment (CA Paris, ch. 23, sect. A, May 16, 1990, no. 87/20545, CA Paris, 23rd ch., sect. B, March 1, 2007, no. 05/21085 ) ;
- if he does not order maintenance work on the building that he is entitled to have carried out ex officio or for which the General Assembly has delegated to him under article 25, a) by law or if he neglects to enter into a maintenance contract necessary for the operation of an element of equipment ( CA Grenoble, 2nd ch. civ., Oct. 30, 2007, no. 02/03127).
- Involvement of the civil liability of the trustee for failure to comply with his legal obligations.
The establishment of the PPPT is an obligation imposed by the 1965 law. The lack of compliance with the provisions of this law may be considered as professional misconduct (management error), especially in the event of a disaster.
- Undertaking the responsibility of the trustee and the SDC in the event of a disaster or deterioration of the building that could have been avoided by carrying out the work identified in a PPPT.
This may lead to a refusal of guarantee by the condominium insurance and an implementation of the liability of the trustee and/or the SDC for mismanagement or collective inaction.
It is important to specify that the PPPT involves carrying out a structural diagnosis (mandatory — article R.126-43-3 of the CCH).1) and has an architectural component concerning the structure of the building. This makes it possible to detect possible weaknesses in the structure.
Therefore, the realization of a PPPT including a structural diagnosis could perhaps have avoided the tragedy that occurred on the night of January 17 to 18, 2026 in Paris: namely the collapse of the floor on the apartment below causing a serious injury.
- Impact on real estate value: the absence of a PPPT can have a negative impact on the value of condominium lots during real estate transactions, especially since this document became mandatory and its existence testifies to good management of the building.
The seller may be held liable for failure to comply with his obligation to provide information, which himself may turn against the trustee.
- Impact on the main work fund: In the absence of the adoption of a PPT (which results from the vote of the PPPT), the amount of the annual contribution to the work fund cannot be less than 5% of the estimated budget, while it could be reduced to 2.5% of the amount of work provided for in the plan if it were adopted.
- Condominiums in financial difficulty: The absence of a PPPT could be a decisive factor in qualifying a condominium in difficulty and justify the implementation of special recovery measures.
Pauline Torras, partner
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