What is a Co-Ownership Association (VME) and when is it mandatory?
When you buy or sell an apartment, you will sooner or later encounter a VME (Vereniging van Mede-Eigenaars). But what exactly is a co-ownership association? What are its tasks, when is it mandatory, and how does it work for smaller buildings? In this article we explain the legal and practical aspects so that as a co-owner you know exactly where you stand.
Is a VME legally mandatory?
Yes, the creation of a VME is mandatory as soon as a building has at least two different owners. This is a situation of compulsory co-ownership, as described in the Civil Code (Book 3, Title 3, Section 2).
In practice: in every apartment building where several private units (such as apartments, garages or commercial spaces) are separately owned, a co-ownership association must be established.
The creation happens automatically at the moment the first deed of sale for a unit is signed. You do not have to take any action to “start” a VME: the legal entity comes into existence automatically.
Even in smaller buildings, such as a semi-detached house or a divided townhouse, a VME is mandatory as soon as there are multiple owners. Even if you manage everything informally with your neighbours, you are still legally obliged to set up a VME.
What is the Co-Ownership Association?
The VME is the legal entity that unites all co-owners of a building. It is responsible for managing and maintaining the building’s common parts, such as:
The roof and façade
The entrance hall and stairwell
The lift installation
Technical installations such as ventilation or heating
Outdoor spaces, garden, parking or bicycle storage
Shared utilities (e.g. electricity for common areas)
A VME is not a casual residents’ group but a legal entity with clear rights and obligations. Every owner of an apartment or other private unit automatically becomes part of the VME.
What are the tasks of a VME?
The VME’s purpose is to keep the building in good condition and protect the interests of all co-owners. It makes decisions on maintenance, repairs, investments and cost distribution.
Key tasks include:
Managing the common parts, both technically and administratively
Organising the annual general meeting where important decisions are made
Financial management: preparing a budget, collecting provisions and distributing costs
Taking out insurance policies, such as the legally required fire insurance for common areas
Ensuring compliance with the co-ownership regulations and house rules
For daily management and execution of decisions, appointing a syndic is legally required. The syndic acts as the VME’s executive arm, ensuring agreements are correctly implemented. At Syncura, we take on this role professionally, focusing on transparency, follow-up and smooth communication.
What about small buildings?
Even in buildings with only two or three apartments, a VME is mandatory when there are different owners. In practice, management is often informal, but the legal obligations remain.
Especially in cases of damage, sales, disputes or renovations, clear agreements and formal management via a syndic can prevent misunderstandings.
In smaller buildings it is also mandatory to:
Take out fire insurance for the common areas
Build up a reserve fund
Organise at least one general meeting per year
Present a financial report and budget
Professional guidance from a syndic is valuable, even with just a few owners.
Why is a good syndic important?
The VME remains the highest decision-making body, but in practice daily management rests with the syndic. This includes:
Proper follow-up of maintenance, repairs and works
Concluding and managing contracts with suppliers
Managing the common bank account
Ensuring legal compliance and transparent accounting
Preparing and sending invitations for the general meeting
Implementing the decisions made there
At Syncura, we take this role seriously. We assist VMEs across Flanders – from small buildings to large residences – with experience, transparency and digital support.
In summary
A VME is always mandatory when a building has more than one owner. It provides the legal framework for managing the common parts, and all owners are automatically members. The VME makes important decisions and is represented by a syndic who ensures practical follow-up.
Whether you live in a large apartment complex or a small building with just a few units, a well-organised VME is essential for preserving your property and for harmonious co-living.
Looking for a professional syndic to guide your VME from A to Z? Syncura is ready with advice, follow-up and tailored digital support.
