Changing the condominium property manager is not simply a matter of collecting a few prices. To compare candidates properly and secure the vote, the owners’ council must anticipate the timetable, assemble reliable information and prepare the handover before the general meeting.
1. Distinguish non-renewal from early termination
Start by reviewing the current contract: its expiry date, the manager’s term of office and the expected date of the next general meeting.
The most common situation is non-renewal when the contract expires. The meeting that will appoint the successor must be prepared early enough and should, in principle, be held during the three months preceding the end of the current contract.
Early termination follows a different legal framework and requires a sufficiently serious failure by the manager to perform its obligations. It should not be treated as an ordinary change of supplier. Where serious difficulties exist, the facts and proposed resolution should be reviewed before the meeting notice is issued.
2. Define what the condominium expects
Before approaching firms, identify the concrete reasons for the competitive process: availability, works monitoring, readable accounts, insurance-claim handling, control of contracts or communication quality.
Turn these findings into verifiable questions. Who will be the owners’ council’s named contact? How will requests be recorded? How often will management updates be provided? Which site visits are included in the standard fee? This prevents the comparison from being reduced to annual fees alone.
3. Give every candidate the same information
A candidate needs a faithful overview of the residence: number of units, buildings, shared equipment, budget, contracts, approved or planned works, insurance claims, disputes and the overall level of arrears.
There is no need to disclose every archive or personal data at the first stage. A concise pack, identical for each firm, is enough to obtain proposals based on a comparable scope.
4. Compare several proposed contracts
Before the meeting, the owners’ council compares several proposed professional-manager contracts together with the standard information sheet covering prices and services. Any co-owner may also ask for a proposed contract they submit to be considered.
Review the routine-management package, additional services, availability, announced number of visits, arrangements for the general meeting and fees connected with major works.
5. Submit candidates before the meeting notice is issued
The request to add a candidate to the agenda must reach the current manager before the meeting notice is sent. Each candidate submitted to the vote must be supported by the corresponding proposed resolution and contract so that co-owners can review them before the meeting.
Under French law, the property manager is appointed by the absolute majority set out in Article 25 of the Law of 10 July 1965. Depending on the result and the statutory conditions, a second vote may sometimes take place during the same meeting.
6. Prepare the handover before the vote
The incoming manager should not discover every urgent issue on the first day. Prepare a short schedule of contract deadlines, open insurance claims, disputes, ongoing works, sensitive invoices and general-meeting decisions still to be implemented.
Once the outgoing manager’s appointment ends, French law governs the transfer: initial treasury and banking information within fifteen days, management documents and archives within one month, followed by the reconciled accounting information within the additional statutory period. A handover tracker shared with the owners’ council helps ensure that no case disappears during the transition.
Key point
A successful change depends on three things: a controlled timetable, genuinely comparable proposals and a prepared handover. Price matters, but so does the method proposed for managing the residence.
Are you preparing to change property manager in North Toulouse? Tell us about your condominium so we can frame the first steps together.
General information about the French condominium framework, to be adapted to each situation. Official sources consulted on 14 August 2026: Service-Public — choosing and appointing a property manager and Article 18-2 of the Law of 10 July 1965.