Co-ownership statement of account (état daté)
A document prepared by the property management company (syndic) at the notary's request during a sale, showing the exact accounting position of the unit being sold: current charges, seller's arrears, and voted works not yet billed. It allows the buyer and their bank to know precisely what financial commitments are attached to the property at signing.
Key points
- Prepared by the syndic at the notary's request for every lot sale.
- Lists charges due, seller's arrears, and voted works not yet billed.
- Allows the buyer to know exactly which financial commitments come with the property.
- Its cost is borne by the seller and may be capped by the general meeting.
Frequently asked questions
What does an état daté concretely reveal to a co-ownership flat buyer?
It first reveals whether the seller is current with service charges or has arrears owed to the co-ownership, which would transfer to the buyer if not settled before sale. It also shows already-voted AGM works whose drawdown calls are pending, allowing the buyer to anticipate cash outflows after signing.
How long is an état daté valid and when should it be requested?
The état daté has no fixed legal validity period, but must reflect the accounting position at its date of preparation. It is typically requested by the notary in the weeks before signing the authentic deed. Since it is dated precisely, an état daté prepared too early may no longer reflect reality if charges have been called in the meantime.
How does the broker use the état daté in analysing a financing file?
The broker uses the état daté to identify foreseeable short-term charges not yet billed (voted works) that will be added to current charges. If these are significant, they may adjust the buyer's budget and advise negotiating them as a price reduction. They also use current charge amounts to calculate the property's true occupancy cost.
In practice
The état daté at sale reveals the seller owes €1,800 in unpaid charges and that €15,000 of voted roofing works will be billed within six months. The buyer negotiates an €16,800 price reduction to absorb these commitments.
Official sources
- Is a dated statement required to sell a condo? · Service-Public.gouv.fr
- Sale agreement and loan condition precedent · Service-Public.gouv.fr
- Housing and financing information · ANIL