Condominium general assembly minutes
legal value, required content, challenge

1. What are the minutes of a GA?

The minutes are the document that records in writing the course and decisions of the condominium general assembly. Where the notice opens the session and the debate takes place orally, the minutes fix its lasting trace: resolution by resolution, they record what was put to the vote, how each party voted, and what was ultimately adopted or rejected.

Their function is simple to state and heavy with consequences: it is the minutes, and only the minutes, that will let anyone know tomorrow what was decided, by what majority, and on which exact agenda item. In the event of a disagreement, contested works or a disputed charge call, this is the document that is pulled out. It follows the GA-conduct rules covered in our guide on the strict rules of the general assembly (Law 106-12): a proper notice upstream, careful minutes downstream.

2. The framework: 18-00, 106-12, then 30-24

Three texts structure the condominium of built properties in Morocco. Law 18-00 is the founding framework. Law 106-12 (2016) amended and supplemented it, notably on the organisation of general assemblies and the condominium bodies (syndic, syndical council). Finally, Law 30-24, adopted unanimously on 9 July 2024, in turn amends Law 18-00 to strengthen transparency — and it is this text that places the minutes under an obligation of rapid circulation.

The key point here: the minutes already existed as a centrepiece of the GA, but their notification was clearly framed by the 2024 reform.

3. The entries the minutes must contain

Useful minutes are complete and precise minutes. Beyond form, certain entries are essential for the document to fulfil its role as proof and withstand a challenge. In practice, serious minutes include:

• The identification details of the GA: date, time, place of the meeting, and nature of the assembly (ordinary or extraordinary).
• The agenda as it appeared in the notice. A decision on an off-agenda item is fragile — it is one of the classic grounds for annulment.
• The list of co-owners present, represented and absent, with, where applicable, the proxies (mandates) given. It is this list that allows the majority conditions to be verified.
• The exact wording of each resolution put to the vote, without approximate rewording.
• The result of the vote, resolution by resolution: decision adopted or rejected, and the expression of positions, in particular the opposition or abstention of the co-owners who wish to record it — an element that may matter later.
• The signature according to the rules applicable to the condominium.

Precision is not a luxury: it is on the wording of the resolutions and the tally of votes that the validity and execution of the decisions play out later. The voting and majority conditions are detailed in our file on voting in the general assembly and the typology of decisions (Law 106-12): the minutes must faithfully reflect the majority required for each type of resolution.

4. The legal value of the minutes

The minutes do not create the decisions — it is the vote of the assembly that creates them — but they materialise them and make them enforceable within the condominium. Decisions duly adopted are binding on all co-owners, whether they were present, represented or absent, and whether they voted for or against, subject to a possible annulment action brought within the deadlines.

Concretely, the minutes are the document that allows the syndic to execute the decisions (start voted works, call the corresponding funds) and allows a co-owner to verify that execution conforms to what was decided. They are the reference in the relations between the building and each of its occupants.

For the exact scope of a given decision — for example, knowing whether a resolution was validly adopted or exceeded the powers of the GA — have the point validated by a lawyer or a professional syndic: the answer depends on the nature of the resolution, the required majority and the applicable regulations.

5. Notification of the minutes within 8 days (Law 30-24)

This is the decisive contribution of the 2024 reform. Law 30-24 provides that the decisions of the general assembly be notified to co-owners within 8 days, with delivery of the minutes. The minutes can no longer sleep in a folder: they must reach each co-owner, present or absent, within a short window and with their detailed content.

The scope is twofold. On the one hand, all co-owners are concerned — including those who were neither present nor represented. On the other, it is not a summary that circulates, but the minutes themselves, resolution by resolution. The co-owner thus has, very soon after the GA, the written record of what was voted in their name and that of the collective.

For the syndic, this imposes a documentary discipline: draft the minutes without delay, notify them in a probative manner (keeping proof of the method of dispatch and the date), and cover all co-owners. A late or sloppy notification weakens the entire condominium.

6. The minutes, starting point of the challenge period

This is where notification takes on its full meaning. Delivery of the minutes generally starts the period available to an opposing or absent co-owner to bring an annulment action before the court. In other words, the minutes are not only proof of what was decided: they are also the trigger of the challenge clock.

This mechanism has two sides that must be understood:

• For the vigilant co-owner: receiving the minutes early gives them time to analyse a contentious resolution (unjustified works, unbalanced charges, decision contrary to the bylaws) before their deadline expires.
• For the passive co-owner: an early notification also means that the deadline starts to run early. Minutes received and unread mean a right of appeal that erodes. Receiving the minutes is not a letter to file away unread.

Beware of confusing the document and the action: this article deals with the minutes themselves (what they must contain, their value, their notification). The procedure to challenge a decision — grounds for nullity, exact deadlines, action before the court — is the subject of a dedicated file. The applicable deadlines depend on the nature of the defect invoked and the applicable regulations: check them with a lawyer.

7. Good reflexes around the minutes

• Syndic side: draft complete minutes (entries above), notify them within the 8-day window, keep proof of delivery. It is this proof that secures the starting point of the deadline and demonstrates compliance with Law 30-24.
• Syndical council side: re-read the minutes before circulation, verify that the wording and vote tallies match what actually happened. The syndical council is the natural control body for documentary quality.
• Co-owner side: open and read the minutes on receipt, keep proof of receipt (date, method of delivery), claim the minutes if not delivered within 8 days, and quickly identify sensitive resolutions (heavy works, change of charges, decisions affecting private rights or common areas).
• In the event of a blockage: a co-owner who receives neither notification nor minutes can formally claim their delivery. Law 30-24 also introduces a mandatory prior conciliation (amendment of Article 13) before any court action by the syndic; without documented conciliation, the action is inadmissible. The text does not fix deadlines or detailed procedures on this precise point.

8. When a decision in the minutes weighs on your lot: the appraisal

Not all decisions recorded in the minutes are neutral for your assets. A resolution can generate a cost or a loss of value for your lot: heavy works of doubtful usefulness, change to the distribution of charges, decision affecting the enjoyment of a common area or the value of your property. In these cases, the minutes are the starting document — and an independent quantification is its useful extension.

An independent condominium advisory and appraisal report compliant with RICS standards documents the amount at stake: it objectifies the loss or impairment to support an amicable negotiation or inform your decision to act. The timing is comfortable: report in 5 to 8 days (48-72h in express), from 3,500 MAD excl. tax, firm quote within 24h.

An important methodological point: a private appraisal serves to quantify, negotiate and decide upstream. It is not a judicial act — in the event of court proceedings, it is the judge who appoints the expert. Our report prepares you and structures your file, to support your position with third parties, without substituting for that appointment.

Note: This article presents, for information, the general assembly minutes in light of Law 18-00, as supplemented by Law 106-12 and amended by Law 30-24 (adopted unanimously on 9 July 2024). The required entries, notification procedures and admissibility conditions of an appeal fall under the applicable regulations and the condominium bylaws: have your situation validated by a lawyer or professional syndic. To document the loss to your lot, see our condominium advisory service, our RICS appraisal service, or the ReaConsult blog.