The Association of Co-owners (VME/ACP) in Belgium: the real story on costs, maintenance and your rights

Why the co-owners' association matters when you buy a flat

Buying a flat means buying more than four walls. You automatically become a member of the building's Association of Co-owners (VME/ACP). That association decides on the roof, the lift, the façade, the entrance hall, the garden, major renovations and the shared costs. The way the VME/ACP operates directly determines:

• How high your monthly charges are
• How well - or badly - the building is maintained
• How smoothly decisions on renovations and improvements are made
• What your flat will be worth in 10 or 20 years' time​

A well-run VME/ACP is therefore invaluable. A poorly managed one is a red flag for any buyer.

This guide explains clearly how a VME/ACP works in 2025: governing bodies, costs, reserve fund, rights, obligations and pitfalls.

What exactly is a VME/ACP?

A VME/ACP is the legal entity that represents all co-owners of a building. As soon as there are at least two separate owners in a building with both private and common parts, a VME/ACP is automatically created.​

Key points:

• Membership of the VME/ACP is compulsory for every flat owner.
• The VME/ACP manages the common parts: roof, façade, hall, lift, stairwell, pipes, garden, parking…​
• The rules are set out in three key documents:
  • The basic deed (acte de base / basisakte)
  • The co-ownership regulations (règlement de copropriété / reglement van mede-eigendom)
  • The internal rules of order (règlement d'ordre intérieur / reglement van interne orde)​

Together, the basic deed and the co-ownership regulations form the statutes of the building.​

The three pillars of an apartment building: statutes, VME/ACP and syndic

1. The basic deed and co-ownership regulations

The basic deed describes the entire building: private parts, common parts and each lot's share (quota) in the common parts. That share also determines your voting rights and how costs are divided.​

The co-ownership regulations set out:​

• The rights and obligations of each co-owner for both private and common parts
• Rules on the allocation of costs
• The operation of the general meeting
• The powers of the syndic (property manager)

Important detail: the statutes must be drawn up in an authentic deed before a notary and published, as must any subsequent amendment.​

2. The Association of Co-owners (VME/ACP)

The VME/ACP is the collective body of all co-owners and has legal personality. It decides collectively on:​

• Maintenance and renewal of the roof, lift, façade, hall and garden
• The annual budget and financial settlements
• Works to the common parts
• Appointing or dismissing the syndic
• Amendments to the regulations

Decisions are made at the general meeting (GM), where your voting rights are proportional to your share (quota) in the VME/ACP.​

3. The syndic (compulsory)

Under Belgian apartment law, a syndic is compulsory in every building with multiple owners: this can be a professional syndic or a co-owner acting as a volunteer syndic.​

The syndic's responsibilities:​

• Implementing decisions of the GM
• Financial management of the working capital and reserve fund
• Drawing up the budget and accounts
• Convening and organising the general meeting
• Day-to-day management (repairs, contracts, block insurance policy)
• Legal representation of the VME/ACP

The syndic bears personal liability, but the VME/ACP as a whole remains responsible for decisions taken.​

Working capital and reserve fund: what are you actually paying for?

The VME/ACP has its own assets, split into two mandatory funds:​

Working capital

Comparable to a current account:

• Used for recurring expenses: electricity for the common parts, cleaning, lift maintenance, syndic fees, minor repairs
• Funded by advance contributions from co-owners (monthly or quarterly)
• Annual settlement: any surplus is refunded or offset; any deficit is charged on​

Reserve fund

Comparable to a savings account:

• For large, exceptional expenditure: a new roof, lift replacement, major façade renovation
• Legally compulsory and subject to a minimum level:
  • The annual contribution must be at least 5% of the total expenditure of the previous financial year.​
• The amount and allocation key are set by the GM and the statutes.​

A healthy reserve fund prevents you from suddenly having to pay thousands of euros extra when major works become necessary.

How are VME/ACP costs divided?

The basic deed sets each lot's quota (share in the VME/ACP). Costs are divided on that basis:​

• General costs (insurance, syndic, cleaning, shared lighting) → allocated according to quotas.
• Specific costs (lift, garages, garden) → can be lower or zero for lots that do not use them, following the principle of