A new legal regime for the « immeubles en copropriété » (2nd part)

A brief examination of the proposed new regime    

LA FORME

The proposed new regime is better organized than the current Articles 664 to 664-96. The number of the Articles has been reduced from 664-96 to 664-90. The Articles are less complex, less confusing and more user-friendly as compared to the current Articles 664 to 664-96.

LE FOND          

The proposed new regime is innovative in the following ways:

(i)    Article 664-68 provides for the legal mechanism « pour les immeubles comportant moins de dix copropriétaires ». The co-owners of the such a «  copropriété » shall not recourse to the rigorous and costly process of the election of the syndic as it provides for a collegial mode of administration.

(ii)   Articles 664-69 to 664-75 provide for special provisions for the « immeubles ou groupe d’immeubles destinés au logement social ». The Ministry of Housing will be in a better position to assist these « syndicats ». The accountability of the syndics will be embodied within the legal framework. Hence, this will enhance the good governance in this field.

(iii)  Articles 664-76 to 664-83 introduce a new legal framework to assist the « copropriétés » with different levels of financial difficulties.

(iv)  Article 664-76 provides for the appointment of an « administrateur provisoire » who may take « des mesures conservatoires » with a view to protect the  « copropriété ». It is interesting to note that the « saisie » can be done by the « syndic / créanciers / des copropriétaires représentant au moins 15 % des voix » which is not the case under the present legislation.

(v)   Article 664-82 provides for a procedure of « désaisissement », viz, the withdrawal of the management of the « copropriété » from the syndicat and the vesting of same with the « administrateur provisoire ».

These new legal mechanisms will avoid that the whole « immeuble tombe en décrépitude » due to the bad faith of a handful of co-owners.

(vi)  The proposed new regime is also innovative in the sense that it has brought changes to the « nature juridique » of the responsibilities of the « syndics », viz, Article 664-44 al. 4 provides that « à l’occasion de l’exécution de sa mission, le syndic peut se faire représenter par l’un de ses préposés ».  Under the current legislation, « le syndic ne peut se faire représenter ».

Under the proposed new regime, the syndic will not only be responsible under the Article 1382-1383 of the civil code but will also be responsible under the article 1384 al. 3, viz, « leurs préposés dans les fonctions auxquelles ils les ont employés. »  

Article 664-54 provides that the « syndic est tenu de souscrire à une police d’assurance », which is not the case under the current legislation.

(vii) According to Article 664-36, the general assembly of co-owners can be convened « en toutes formes et transmise par tous moyens permettant d’établir la preuve de sa réception par le destinataire, en particulier par l’utilisation, préalablement convenue, de la correspondance informatique ».

The proposed new regime will simply legalize a common practice which is already being adopted by most syndics.

CONCLUSION

In my opinion, the present Articles 664 to 664-96 which are based on the French law of 1965 « et son décret d’application du 17 mars 1967 » are outdated.

The new regime proposed by the Law Reform Commission is a panacea to the « copropriétés » which are in difficulties most particularly, the « copropriétés » which form part of the social housing. I have in mind the high-rise buildings constructed by the National Housing Development Co. Ltd more than 20 years back.  I have also in mind the Alpha housing project by the Mauritius Housing Company Ltd in the early 1990’s.

This new legislation will help to avoid that the above-mentioned « copropriétés tombent en décrépitude » like the ex-dockers flats.

This new legislation will create a modern and a proper legal framework for the management of the « immeubles collectifs ».

It is high time that our current Articles 664 to 664-96 be repealed and replaced by the new proposed regime.