Change of trustee
in Nice or its region
You are not satisfied with the services of your current syndic or you wish to change? We put our experience in property management at the service of more than 4,600 main lots, spread over nearly 235 properties in Nice and its region.
Nearly 9 out of 10 co-owners recommend our management services.
Contact us to establish a quote and advise you on your change of manager.
The study and proposal of a trustee
Before changing your property manager in Nice, you should carry out a study of your co-ownership and ask yourself a few questions. What do you expect from him? Are you satisfied with the one currently in place? What is the willingness of the co-owners to change?
You can contact us so that we can make you a proposal. It depends on the number of lots, the equipment of your building and the services you want (frequency of visits and council meetings). We also take into account any difficulties you may be experiencing (disputes, unpaid bills, major work to be carried out).
It is important that we are able to consult certain documents. This allows us to better understand the functioning of your co-ownership (co-ownership regulations, last notice of meeting and minutes of the General Assembly).
We do not claim to be the cheapest, but we seek to offer you the best value for money.
Let's meet at our offices or directly in your condominium in the presence of your neighbours and members of the management board! We can discuss in detail your project to change the management company in Nice.
Submit the application of the Cabinet Dalbera to the next General Assembly
Once you have received our proposal, you must send a request to put the appointment of a new managing agent on the agenda BEFORE sending out the notice of the General Meeting which will have to decide on the next renewal of your current managing agent's mandate.
This request can be made by registered letter with acknowledgement of receipt or by hand-delivered against a receipt. It can be made at any time of the year, but preferably not too early so as not to discourage the current trustee, nor too late so as to avoid the latter having already sent the notice of meeting.
The proposal(s) for the trustee, including the information sheet, must be attached to your request so that they can be included in the notice of meeting and the meeting can deliberate validly. If the notice of meeting has already gone out, it is too late!
We recommend that you select a proposal beforehand in order to avoid the dispersal of votes, a situation that is favourable to the outgoing trustee.
When you receive the notice of meeting and the date set, please inform our office.
The General Assembly: proceedings and election
In general, questions on the accounts and the discharge of the previous year are dealt with first. It should be noted that unless there is a proven error in the accounts, it is important that the accounts be adopted to allow the proper collection of charges. As for the discharge, its rejection has no impact on the management of your building and in no way involves the co-ownership in a dispute with the former syndic.
Then comes the question of the renewal of the outgoing syndic. If he does not obtain a majority, the assembly must decide on the appointment of a new syndic.
Reminder of the majorities (Article 25 and 25.1 of the law of 10 July 1965)
The appointment or renewal of the managing agent is voted on by an absolute majority as per article 25, i.e. 50% + 1 of all the co-owners (present or not). If this majority is not reached, but one third of the co-owners are in favour, a second vote is taken by a simple majority as per article 25.1 (same as article 24), i.e. 50 % +1 of those present and represented.
The secretary of the meeting is generally the current managing director, as provided for by law. However, a co-owner may very well perform this function. In this case, pay attention to the attendance sheet. It is imperative that it be kept by the secretary of the meeting, even if it is a co-owner.
The place of the meeting is important. The outgoing trustee remains in office until midnight on the evening of the General Assembly. He must deal with all the resolutions on the agenda. A neutral location allows the meeting to be held, possibly with the presence of our firm if this is deemed useful.
Handover of files: what are the deadlines?
As soon as the General Assembly is over, our firm ensures the distribution of the minutes, the day-to-day management and the management of the works in progress. The previous trustee is completely discharged from his duties. It is therefore necessary to contact our firm for all new requests.
The outgoing syndic has 15 days to hand over the main elements to our office and 1 month to hand over the archives. This deadline is often exceeded...
Once the files have been handed over, we take over all the accounts electronically and carry out a complete analysis of your co-ownership. We then hold a meeting of the Syndical Council to review the files. This is also an opportunity to give you our best advice on how to comply with regulations, improve the living environment in your co-ownership and renegotiate your contracts.
Contact us and we can provide you with a model letter to send to your current syndic, and advice on how to make your project a success in the best conditions.