Is a Property Manager Mandatory in Belgium?

Why a Property Manager is Essential

Managing a building sounds simple: everyone pays their share, done.
In reality? That often ends in endless debates about who should fix the roof or who forgot to pay the insurance again.
The Belgian legislator saw that coming. That's why Article 577-8 of the Civil Code requires every apartment building with several owners to have a property manager.
A syndic isn't just a "fixer" or glorified bookkeeper. They're the legal face of the co-owners' association — responsible for administration, finances, and maintenance of shared areas.
In short: the one who keeps order when opinions clash.

When is a Property Manager Legally Required?

The rule is surprisingly simple:
From the moment there are two different owners, a property manager is mandatory.
That applies to any building with at least two private units (apartments, garages, commercial spaces) owned by different people.
Once you share a roof, you fall under the co-ownership rules.
The Flemish Government puts it plainly:
"If a building consists of two or more apartments owned by different people, co-owners are legally required to appoint a syndic."
Without one, your co-owners' association (VME) can't make valid decisions, open a bank account, or sign insurance contracts.
Even a small building with three apartments falls under this rule.
The law makes no exception for size or charm — two owners? You need a syndic.

The Exceptions: When You Don't Need a Property Manager

There are only a few situations where the obligation doesn't apply:

• **One single owner ** If one person owns the entire building, there's no co-ownership — and no syndic needed.
• No real co-ownership regime
  Some old deeds (before 1995) exclude the co-ownership regime. But as soon as ownership is split and shared spaces exist, the rule applies again.
• Tiny buildings without shared spaces
  In rare cases where each unit is fully independent and there are no shared elements — no hallway, no roof, no lift — the rule might not apply. But that's the exception, not the norm.

What Happens When There Is No Property Manager?

Without a syndic, your building basically grinds to a halt.
There's no one legally allowed to act on behalf of the co-owners' association.
That means:

• No valid general meetings
• No legally binding contracts
• No valid proof of payment for maintenance or repairs

In practice? Chaos.
Or worse — liability.
Because if something goes wrong, each owner can be held personally responsible.
Banks and insurers will often refuse to deal with a building without an official syndic.
If it goes too far, the Justice of the Peace can even appoint a syndic for you.
That's a temporary fix — but also a clear warning.

What Does a Property Manager Actually Do?

They keep the building running smoothly: maintenance, payments, admin, and following up on meeting decisions.
Whether your building has three flats or fifty, the syndic's legal duties are the same.
Want to know more about the exact tasks of a syndic?
Read our article: Rights and Duties in Co-Ownership.

Can You Be Your Own Property Manager?

Absolutely. Many co-owners take that role voluntarily — and that's allowed.
Curious about when and how that works?
Check our blog: Can I be the property manager myself?

In Short: A Property Manager is Mandatory. But Easier Than You Think.

Yes, Belgian law requires a syndic once there's more than one owner.
But that doesn't mean it has to be complicated.
With the right know-how, common sense, and a smart tool like Synt, even small buildings can manage themselves without stress.

The law brings structure. You bring sense. And Synt brings clarity, overview, and peace of mind.