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.​

The key points are listed below.

• 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 "who pays, decides".​

Example: in some buildings, the owner of a ground-floor apartment may pay no lift costs at all, and therefore has no say in discussions about it ("who does not pay, does not decide").​

The exact division of costs is set out in the co-ownership rules and the house rules.​

What if a co-owner does not pay their costs?

Late payers are a classic problem in a VME/ACP. Important points:​

• The syndic is the only one authorised to act on behalf of the VME/ACP to recover unpaid contributions.​
• The co-ownership rules can provide for interest and a penalty clause for late payment, to put pressure on people to pay.​
• The VME/ACP has a preferential claim when the apartment is sold: at the time of sale, the notary must check whether there are arrears, and the VME/ACP is paid first out of the sale price.​

As an individual co-owner, you have few ways to act directly against a late payer; it is the VME/ACP that has to act collectively, through the syndic.​

The rights of co-owners in a VME/ACP

As a co-owner, you have a number of fundamental rights:​

• The right to use your private part and the common parts in line with the articles of association.
• The right to consult the articles of association and the accounts (transparency on accounts and contracts).
• The right to attend the general meeting, and voting rights in proportion to your quota.
• The right to have items added to the agenda (above a certain quota threshold) and to challenge decisions in court under certain conditions.​

You also have the right, within certain limits, to carry out work in your private part. As soon as you touch the common parts (facade, load-bearing walls, pipes), other rules apply and the consent of the VME/ACP is often needed.​

The obligations of co-owners

These rights come with clear obligations:​

• Contributing to all approved common costs (in line with the articles of association).
• Respecting the co-ownership rules and the house rules (pets, noise, use of balconies, letting to third parties, Airbnb, and so on).​
• Passing on the necessary information (for example in case of damage, leaks or insurance claims).

Important: decisions properly taken at the general meeting are also binding on co-owners who voted against or were absent, unless they are challenged in time and on valid grounds.​

The General Meeting (GM): where the real decisions are made

The GM is the highest decision-making body of the VME/ACP.​

Characteristics:

• Compulsory every year, convened by the syndic.
• Agenda items: approval of the accounts, approval of the budget, appointment/dismissal of the syndic, works, changes to the rules, use of the common parts, and so on.​
• Decisions are taken by different majorities (simple, 2/3 or 4/5), depending on the nature of the decision (ordinary works, or a change to the articles of association or the use of the building).​

Extraordinary GMs can also be called to deal with urgent or important matters (for example a major roofing project or legal proceedings).

What to look out for when buying an apartment

When buying an apartment, you should look not only at the private part but also at the VME/ACP as a whole. A concrete checklist:

1. Ask for the last 3 annual reports and statements
   • How high are the monthly advance payments?
   • Are there a lot of arrears?
   • Are costs under control?​
2. Look at the reserve fund
   • Is it large enough given the age and condition of the building?
   • Is a major roof project or lift replacement planned?​
3. Read the co-ownership rules
   • Permitted uses (residential, office, short-term letting)?
   • Pets, renovation rules, use of the garden or parking spaces?​
4. Check the syndic
   • Professional or volunteer?
   • Transparent accounts and proper communication?
   • Are there complaints about the management?​
5. Ask whether there are legal disputes pending
   • Proceedings against contractors, co-owners or third parties?
   • These could lead to unexpected costs later.

An apartment in a stable, well-managed VME/ACP is often a better investment than a "cheap" apartment in a problem building.

How does this fit into your financial planning?

VME/ACP costs directly affect your monthly budget and whether your mortgage is affordable.

So use:

• The loan simulator to include, on top of your mortgage repayment, a realistic estimate of the VME/ACP costs (advance payments + reserve fund).
• A free valuation to check whether the asking price for your apartment is in line with the market, especially if the building has clearly had, or still needs, major works.
• Compare estate agents to find an agent with experience in apartment co-ownership who can help you ask the right questions about the VME/ACP.

Conclusion: the VME/ACP determines the real value of your apartment

Buying an apartment is never a solo act: you also buy into the VME/ACP and everything that comes with it: the articles of association, the syndic, the financial health, the voting balance and the way the neighbours live together.

In a well-managed VME/ACP:

• Costs are predictable and fairly divided
• The building is in good technical and energy condition
• The reserve fund is large enough to absorb the unexpected
• Conflicts are limited and proceedings rare

In a badly managed VME/ACP, the syndic, the general meeting and the accounts are often a source of frustration, unexpected expenses and loss of value.

Anyone buying an apartment today should not only fall in love with the home, but also take a critical look at the VME/ACP behind it. With the right questions, a good estate agent and a well-thought-out financial simulation, you stay in control of both your quality of life and your investment.