In Belgium

The property manager (syndic / syndicus) is the executive agent of a co-ownership. Appointed by the general assembly, they handle the daily management of the building and execute the assembly’s decisions.

Two types exist:

  • Professional syndic: a company or individual registered with the IPI (Institute of Estate Agents), managing multiple buildings professionally
  • Volunteer syndic: a co-owner who takes on the role, common in smaller buildings (under 10 units)

How it works

Responsibilities. Financial management (budgets, accounts, charge collection), maintenance coordination, insurance management, supplier contracts, enforcement of co-ownership regulations, convening the annual general assembly.

Appointment. Maximum term of 3 years, renewable. The assembly can dismiss the syndic at any time by voting a replacement.

Accounts. Since the 2010 reform, the syndic must maintain separate bank accounts for each co-ownership (working account + reserve fund). Mixing funds between co-ownerships is prohibited.

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Good to know
A professional syndic must be IPI-registered. Check the registration on ipi.be. An unregistered professional managing a co-ownership operates illegally and does not benefit from mandatory professional liability insurance.

Practical example

A 25-unit building in Brussels appoints a professional syndic at 250 EUR/unit/year = 6,250 EUR/year total. The syndic manages charge collection (4,500 EUR/month), coordinates maintenance, handles insurance claims, and organises the annual general assembly. They provide quarterly financial reports to all co-owners.