The energy diagnosis in co-ownership is not just an administrative formality. Since January 1, 2026, all co-ownerships with 50 lots or fewer, whose building permit dates back to before 2013, must have a collective DPE. The schedule imposed by the Climate and Resilience law is now complete in mainland France, and the role of the property manager in this process deserves a precise reading of the obligations, costs, and available levers.
Collective DPE Schedule: Where Do Co-Ownerships Stand in 2026
The staggered timeline established by the Climate and Resilience law introduced three successive phases. All metropolitan co-ownerships with building permits dated before January 1, 2013, are now concerned.
| Size of the Co-Ownership | Date of Obligation | Status in 2026 |
|---|---|---|
| More than 200 lots | January 1, 2024 | Obligation in effect |
| Between 50 and 200 lots | January 1, 2025 | Obligation in effect |
| 50 lots or fewer | January 1, 2026 | Obligation in effect |
For overseas territories (Guadeloupe, Martinique, Guyana, Réunion, Mayotte), the deadline is set for January 1, 2028. Co-ownerships that have already completed a valid collective DPE retain its validity for ten years.
Buildings in single ownership (one owner for the entire collective building) follow the same schedule as co-ownerships with more than 200 lots, with an obligation effective since January 1, 2024.
To delve deeper into the energy diagnosis for co-ownership on Place A, several operational points need clarification before the general assembly meeting.
Collective DPE with Mention: A Requirement the Property Manager Must Verify
A technical point often overlooked concerns the qualification of the diagnostician. The collective DPE must be carried out by a certified professional holding the specific mention “DPE with mention.” This certification is distinct from that required for an individual housing DPE.
In practical terms, a diagnostician without mention cannot establish a valid collective DPE. The property manager who orders the service must require proof of this certification before signing the contract. A DPE carried out without this qualification exposes the co-ownership to a legally contestable document.
The difference lies in the scope of analysis. The collective DPE covers the entire building, including common areas, and integrates collective heating, air conditioning, and hot water production systems. The “with mention” diagnostician masters the calculation method adapted to entire buildings, whereas the individual DPE is limited to a single lot.
- Verify the “with mention” certification of the diagnostician before any order
- Request the ADEME identification number of the professional for online verification
- Ensure that the quote covers the entire building (private and common areas)
- Require the transmission of the DPE to ADEME, a legal obligation of the diagnostician
Role of the Property Manager in Voting and Financing the Energy Diagnosis
The property manager is responsible for putting the realization of the collective DPE on the agenda of the general assembly. The vote is conducted by a simple majority under Article 24 of the law of July 10, 1965, which facilitates adoption compared to heavy works that require reinforced majorities.
However, if the general assembly rejects the resolution, the property manager cannot impose the diagnosis. They will need to reintroduce the item at a future general assembly. This situation creates a risk of non-compliance, as the legal obligation runs independently of the vote of the co-owners.
The cost of the collective DPE varies according to the size and complexity of the building. This cost is distributed among the co-owners according to the general charge shares. No specific public aid finances the collective DPE as such, but it is a prerequisite for accessing funding mechanisms for energy renovation works (MaPrimeRénov’ Copropriété, CEE).
Collective DPE and Multi-Year Work Plan: Concrete Articulation
The collective DPE does not directly lead to works. It provides an energy label (A to G) and an estimate of the greenhouse gas emissions of the building. It is the multi-year work plan (PPT) that translates the diagnosis into a program of quantified actions over ten years.
The PPT, also made mandatory by the Climate and Resilience law, relies on the results of the collective DPE (or a DTG if it exists). The property manager thus has an interest in articulating the two processes to avoid multiplying redundant diagnoses.
- The collective DPE assesses the overall performance of the building and assigns an energy class
- The PPT identifies priority works and proposes a timeline over ten years
- The energy audit, more comprehensive, prioritizes renovation scenarios with their estimated costs
A recently completed DTG may exempt certain analyses, but it does not replace the collective DPE, which remains a distinct obligation. The property manager must distinguish these documents to present a coherent file to the co-owners.
Modified Electrical Conversion Coefficient: A Parameter to Monitor
The decree of August 13, 2025, published in the Official Journal on August 26, 2025, lowered the electrical conversion coefficient used in the calculation of the DPE. This technical change has a direct impact on the labels of buildings heated with electricity.
For co-ownerships equipped with electric convectors or collective heat pumps, this new coefficient can improve the energy class without any works. The property manager scheduling a collective DPE must ensure that the diagnostician applies the updated calculation parameters.
This evolution does not eliminate the need to renovate the most energy-intensive buildings, but it alters the urgency perceived by the co-owners. A building that moved from F to E due to the new coefficient might see its co-owners less inclined to vote for costly works. The property manager must anticipate this effect in their communication before the general assembly.
The combination of the now complete schedule, the requirement for “with mention” certification, and the recent evolution of calculation parameters places the property manager in front of technical arbitrations that go beyond mere compliance. The collective DPE remains the entry point to the multi-year work plan and, ultimately, to the overall energy renovation of the building.
