Law n°18-00 on the status of co-ownership of built buildings has governed relations between co-owners in Morocco since 2002. For an MRE owning an apartment in Rabat or Casablanca from France or Canada, managing co-ownership charges, participating in general meetings and monitoring the syndic remotely represents a constant practical challenge. In 2024, average co-ownership charges in upscale residential buildings in Casablanca range between 400 and 1,200 MAD per month depending on size and amenities.
Costs & fees
| Regular co-ownership charges | 400 to 1,200 MAD/month | Depending on standard and size, Casablanca |
| Professional syndic fees | 150 to 400 MAD/month per unit | Varies by size of co-ownership |
| Exceptional works provision | Varies by works | Voted at general meeting, exceptional fund call |
| Formal notice fees | 200 to 500 MAD | In case of unpaid charges |
| Recovery court costs | 1,500 to 5,000 MAD | Lawyer fees if court proceedings |
Timeline
Legal framework: law 18-00 and co-ownership regulations
Law 18-00 promulgated by dahir n°1-02-298 of October 3, 2002 defines the rights and obligations of co-owners. It requires the establishment of co-ownership regulations and a descriptive state of division registered at the Land Registry. The co-ownership regulations specify the allocation of charges between co-owners according to the shares (thousandths) assigned to each unit.
💡 Tip — Check in the co-ownership regulations the allocation of charges between common areas (elevator, concierge, common water) and special charges (pool, parking).
Appointing a representative for general meetings
Article 18 of law 18-00 allows any absent co-owner to be represented by a proxy at general meetings. The mandate must be written and specify the resolutions on which the proxy can vote. The proxy does not need to be a co-owner. For an MRE, this representative can be a trusted neighbor, family member, or professional property manager.
💡 Tip — Send your proxy by email to the syndic before the meeting and keep the acknowledgment. A signed original copy must be given to the syndic on the day of the general meeting.
Monitoring and paying charges remotely
Co-ownership charges include general charges (maintenance of common areas, building insurance, concierge) and special charges (elevator, collective hot water). The syndic issues quarterly or monthly fund calls. For payment from abroad, SWIFT transfer to the co-owners' association bank account is the safest method. Require a detailed annual account statement signed by the syndic.
💡 Tip — Open a dedicated Moroccan bank account for managing your property to simplify recurring payments.
⚠️ Warning — Beware of syndics who invoice charges without supporting documents. Always require invoices and the association's bank statements.
Recovery of unpaid charges: your remedies
If other co-owners are not paying their charges, the syndic has legal remedies: formal notice, then court action before the competent court of first instance. Law 18-00 (article 44) authorizes the syndic to register a legal mortgage on the defaulting co-owner's unit after a court decision.
💡 Tip — In case of dispute with the syndic, first contact the president of the co-ownership council by registered letter. If no resolution, the court of first instance has jurisdiction.
Changing syndic: procedure and precautions
Revocation of the syndic is voted at the general meeting by absolute majority of all co-owners' votes (article 27, law 18-00). The outgoing syndic must hand over to the new syndic: all co-ownership documents, common area keys, the association's bank accounts, and ongoing maintenance contracts. Handover period: 30 days after the revocation decision.
💡 Tip — Before voting for a new syndic, ask for their references, standard contract and professional liability insurance certificate.
⚠️ Warning — An undeclared syndic (without a written contract) undermines general meeting decisions and may cause problems when reselling the property.
In depth
For an absent MRE owner, co-ownership management can be delegated to a professional property manager for a monthly commission of 5% to 8% of collected charges. This professional receives meeting notices, votes according to your instructions, pays charges, and sends you a monthly report. In case of major works voted at the general meeting (facade renovation, elevator replacement), the non-resident co-owner must pay their share within 30 to 60 days. Keep a provision of 6 months of charges on your Moroccan account to cover unexpected fund calls.
❌ Common mistakes to avoid
- ✕Not appointing a proxy and being excluded from general meeting decisions
- ✕Paying charges in cash without a receipt, making proof of payment impossible
- ✕Never requesting the association's annual accounts and discovering a deficit at resale
🔗 Official links and resources
❓ Frequently asked questions
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