Can I be the syndic of my own building?

What does a syndic actually do?#

A syndic is the central figure of the association of co-owners (VME).

A syndic keeps the building running. He or she arranges the maintenance, keeps the accounts in order, organises meetings and defends the interests of the association.

Think of someone who is a planner, mediator and budget keeper all at once.

What does the law say about a volunteer syndic?#

Under article 577-8 of the Civil Code, every building with several owners must appoint a syndic.

But the law does not say that this has to be a professional syndic.

"The syndic can be a co-owner or an external manager." — Source: vlaanderen.be – management and maintenance of apartment buildings

In short: a co-owner can also become the syndic — as long as the general meeting officially decides so and records it in the minutes.

Belgian co-ownership law is not only about rules, but also about freedom: owners may manage their building themselves, as long as they do it properly.

Want to know why a syndic is actually mandatory and what the law says about it? Then read our blog Is a syndic mandatory in Belgium?.

What is a volunteer syndic?#

A volunteer syndic is a co-owner who is appointed by the general meeting to take on the management of the building. (The general meeting is the annual gathering of all co-owners of the building; a meeting required by law.) This can be completely free of charge, or with a limited fee that the owners agree on together.

Important when appointing the syndic:

• The appointment must be officially recorded in the minutes (of a valid meeting).
• The syndic must be registered in the Crossroads Bank for Enterprises (KBO/BCE).
• The syndic legally represents the association.

So even without a professional office, the same legal responsibility applies.

Some deeds of division or co-ownership regulations may, however, require that only an accredited syndic can be appointed. So always check those documents before you put yourself forward.

The legal basis in a nutshell#

The rules on syndics are laid down at two levels:

1The Civil Code (articles 577-3 to 577-14)#

• A syndic is mandatory, but may be a volunteer.
• The syndic is liable for their management.
• Registration in the KBO/BCE is mandatory.

2The articles of the co-ownership (deed of division and regulations)#

• These may contain extra conditions or restrictions.
• They determine how decisions are taken and which mandates apply.

That mix of law and articles may seem dry, but it does determine how firmly you stand as a volunteer syndic.

You can read more about the legal documents and agreements within a co-ownership in our blog Rights and duties of co-owners.

How do you become a volunteer syndic?#

The process is simple, as long as you go about it correctly:

1Put it on the agenda.#

Ask in good time for your appointment as syndic to be put on the agenda of the general meeting. Only what is officially on the agenda can be validly voted on.

2Vote by simple majority.#

50% + 1 of the votes present or represented is enough.

3Record everything in the minutes.#

Who is appointed, for how long (usually 1 to 3 years) and whether a fee applies.

4Register in the KBO/BCE.#

You can do this through a business one-stop shop (such as Liantis or Xerius). Or ask Synt for support.

5Make sure there is a proper handover.#

If there was a previous syndic, the administration, keys and accounts must be officially handed over. A clear handover like that saves you misunderstandings and "I thought you were going to do that" moments later on.

Why are more and more buildings choosing a volunteer syndic?#

Smaller buildings in particular (up to 15 units) are increasingly choosing self-management.

A volunteer syndic often has a better feel for what is going on in the building, and simply knows the building better too.

And there are more advantages:

Lower costs

No fixed management fee to an office.

More involvement

You know the neighbours and their needs better.

Faster decisions

No waiting times or intermediaries.

Full transparency

You keep track of the figures and the choices.

And with Synt on top: plenty of overview, no stress.