Laws 18-00, 106-12 then 30-24:
Moroccan condominium ownership after three statutes

1. The three statutes at a glance

Before going into detail, you must grasp the overall logic: one does not move from one law to the next, one stacks. 18-00 is the trunk; the two reforms are grafts. To understand Moroccan condominium ownership today is to read these three texts together.

• Law 18-00 — the founding framework. It establishes the status of co-ownership of built properties in Morocco: the distinction between common and private areas, the condominium regulations and the descriptive statement of division, the shares (quotes-parts), the bodies (the association, the syndic, the general meeting), the majority regimes, charges and recovery. It is the bedrock, and it remains fully in force.
• Law 106-12 (2016) — the governance reform. It amends and supplements 18-00. Fourteen years after the founding text, the legislator corrects the dysfunctions observed: neglected condominiums, amateur syndics, general meetings not held, chronic arrears.
• Law 30-24 — the reform passed in 2024. Passed unanimously on 9 July 2024, it has not been promulgated and is therefore not in force. Once published, it will amend 18-00 again. Its thread: defusing conflicts upstream (prior conciliation) and unblocking collective life when the syndic is in default (convening of the general meeting by co-owners, swift notification of decisions).

2. Law 18-00: the founding framework, still standing

Law 18-00 remains the grammar of every Moroccan condominium. It organises collective ownership around concepts that have not changed with the reforms: the separation between private areas (for the exclusive use of a co-owner) and common areas (for the use of all), the condominium regulations — a constitutive document accompanied by the descriptive statement of division — and the shares (quotes-parts) that serve as the key for the apportionment of charges and the calculation of votes at the meeting.

This bedrock also governs recovery: Law 18-00 grants the association a privilege and the possibility of a forced mortgage over the lot of the debtor co-owner, guarantees subject to a 5-year limitation period. None of the reforms that follow replace this framework. They are inserted into it.

3. Law 106-12 (2016): professionalising governance

Law 106-12 was born of a field observation: too many condominiums were not functioning. The 2016 text corrects without rebuilding everything. Its contributions revolve around four axes:

• Strengthening governance: the condominium council sees its role consolidated — oversight of management, assistance to the syndic, access to documents. The status and contract of the syndic are regulated, and the professional route encouraged.
• Anticipating major works: the logic of a sinking fund, built up progressively, replaces the reflex of the shock call for funds.
• Unblocking useful votes: the easing of certain majorities for works of general interest (energy saving, accessibility, safety), while retaining qualified majorities and unanimity for heavy decisions.
• Tightening recovery and sanctions: a reinforced legal mortgage of the association, increased liability of the defaulting syndic. It is also within this logic that the appointment of a provisional administrator in summary proceedings falls when the condominium is paralysed.

4. Law 30-24 (passed in 2024): conciliation, convening, notification

Law 30-24 was passed unanimously on 9 July 2024 but has not been promulgated: it is not in force, and as things stand the applicable regime remains Law 18-00 as amended by Law 106-12. Three contributions of the text as passed are structuring. The rest of the implementation will be a matter of practice and the texts in force: on points of detail, consult a lawyer or a professional syndic.

• Prior conciliation (amendment of Article 13). Once the text is promulgated, an attempt at conciliation will precede any legal action by the syndic. It will notably cover unpaid charges, unauthorised works, the abusive use of common areas and breaches of the regulations, and will have to be documented. The text does not set detailed timeframes or procedures — a point to clarify with your counsel.
• Convening of the general meeting by co-owners. Once the reform is promulgated, one or more co-owners will be able to convene the general meeting, by any legal means or by bailiff, with 15 days' notice specifying the date, time, place and agenda. It will be the key tool when the syndic no longer convenes the meeting.
• Notification of decisions within 8 days. The text as passed provides that the decisions of the meeting be notified within 8 days, with delivery of the minutes. This acceleration will secure co-owners and trigger the information periods sooner.

A very concrete consequence for recovery, on the day the text is published: a syndic who would have acted directly against a co-owner over arrears will have to first document an attempt at conciliation. It is one more step, but it will filter out avoidable litigation — and nothing prevents adopting it today.

5. What changed at each step — the overview

If we summarise the trajectory of the three texts by their dominant intent:

• 18-00 — to structure. Give a legal status to condominium ownership: who owns what, who decides, who pays, how recovery works.
• 106-12 — to professionalise. Make what existed on paper actually work: regulated governance, legible finances, useful votes unblocked, dissuasive sanctions.
• 30-24 — to streamline and pacify. Reduce conflicts upstream (prior conciliation) and give co-owners back the initiative when the syndic defaults (general-meeting convening, swift notification) — as soon as the text is promulgated.

An illustrativeexample to fix the ideas: in a building delivered in the early 2000s, without a condominium council and with an overwhelmed volunteer syndic, 106-12 provided the framework to professionalise management, and 30-24 will give co-owners, once promulgated, the tool to convene the general meeting themselves if the syndic remains inactive — after attempting conciliation for charge disputes. Three laws, three complementary levers, the last of which is still awaiting publication.

6. What these reforms change for the valuation of a lot

For a buyer, an insurer or a bank, the legal and governance quality of a condominium weighs on the value of a lot. A published, up-to-date regulation, an active condominium council, a well-funded sinking fund, general meetings regularly held and notified within deadlines, the absence of pending litigation: all positive signals. Conversely, massive arrears, a defaulting syndic or contestable decisions are depreciation factors that the valuer must identify and document.

This is precisely the purpose of a property valuation in Morocco conducted by RICS-certified experts: examining the regulation, the descriptive statement of division, the charges, the state of the common areas and the situation of the association, then translating these elements into a defensible value, by means of a report compliant with RICS standards. Report delivered within 5 to 8 days (48-72 h express), from 3,500 MAD excl. tax, firm quote within 24 h.

A private valuation serves negotiation and amicable decision-making; in judicial litigation, the expert is appointed by the judge. For supporting the condominium itself — compliance, governance audit, preparation for the 30-24 reform — our condominium advisory team takes over.

7. FAQ

Note: The co-ownership of built properties in Morocco is governed by Law 18-00 (founding framework), amended and supplemented by Law 106-12 (2016), and due to be amended by Law 30-24 (passed unanimously on 9 July 2024 and awaiting promulgation, therefore not in force). This article is an informational overview; the implementation procedures are a matter of the texts in force. For your situation, consult a lawyer or a professional syndic. To document the value of a lot or audit your condominium, see our independent RICS appraisal service or browse the ReaConsult blog.