ANONYMISED SAMPLE · BRIEF PLAN

The file, read from your side.

Le Belvédère · Cap d’Antibes · lot 12 · 48-page file
Verdict
Negotiable, –€62,000 justifiable

A heavy works programme and an open dispute weigh on the building. The file is still buyable, provided the price is adjusted on specific lines.

Flags, by severity

Façade & waterproofing voted€47,600
Your share of a €1,850,000 incl. VAT programme. Calls due after completion fall to you.
↳ AGM minutes 12/05/2025 · resolution 6
High
Ongoing litigationunquantified
Common-area infiltration, action brought against the contractor. The outcome commits the building’s budget.
↳ AGM minutes 12/05/2025 · item 9
High
Reserve fund underfundedcovers 22%
€412,000 available against works already committed. The shortfall will be called.
↳ technical survey p.21 · fund balance
Medium
Charges trending up+18% / 3 yrs
The recurring budget drifts steadily, exceptional works aside.
↳ accounts 2022–2024
Medium
Co-ownership arrears€47,800
One lot in recovery, about 9% of the annual budget. A cash-flow strain on the building.
↳ pre-sale statement
Medium
EPC band DOK
No works imposed to date, no immediate letting constraint.
↳ diagnostics 2024
OK

Exposure of your share

At 1 year€47,600façade called after completion
At 5 years≈ €66,000+ first PPPT tranche
At 10 years≈ €98,000+ PPPT balance, litigation aside

Who pays what

Seller
Calls due before completion of the deed.
≈ €0 at this stage
Buyer (you)
Calls due after the deed: façade, then the reserve-fund shortfall.
€47,600 + to be called
Justifiable renegotiation lever: –€62,000, lines to back it.

Questions before the window closes

  • Does the façade work follow a call schedule? Which tranches fall after the deed?
  • Where does the infiltration litigation stand: provision set aside, timeline, the building’s exposure?
  • Does the syndic confirm the real reserve-fund balance and the shortfall to be called?
  • Does the pre-sale statement include the arrears and the lot in recovery?
  • Does a clause in the contract split the voted works between seller and buyer?

Reading scope

Documents reviewed
AGM minutes (last three years), pre-sale statement, calls for funds, technical survey, ten-year plan, by-laws & division deed, diagnostics (EPC, asbestos, lead), maintenance log.
Documents not provided
Detailed 2024 accounts, maintenance contracts, latest reserve-fund statement. Requested from the syndic, to be folded in on receipt.
See the plans →

Anonymised example, built from fictional data. It is illustrative and does not constitute legal, tax or financial advice. Your briefing reports only what your own documents show.