Condominium administrator: what is their role in a Swiss PPE?

The condominium by floors (PPE) is a specific form of co-ownership that is particularly widespread in Switzerland: it grants each co-owner the exclusive right to use, fit out, rent and sell the part of the building that belongs to them. Introduced in 1962 into the Civil Code, this structure includes an assembly responsible for reviewing and approving the accounts, making decisions on works, and electing an administrator. But what exactly is a PPE administrator and what is their role within the co-ownership?

What is a PPE administrator?

The supreme body of a PPE is the owners’ assembly, which is overseen by an administrator. This administrator may be a co-owner within the same building or an external party, and can be either a natural person or a legal entity.

While Swiss law does not formally require an administrator, appointing one is highly recommended to ensure smooth and coherent management of the co-ownership. In most cases, the PPE administrator is appointed by the owners’ assembly by majority vote, unless otherwise specified in the regulations, and their mandate is renewed annually at the ordinary general meeting. However, it is important to note that some PPEs may stipulate a different mandate duration in their internal regulations or in the contract established with the administrator. Should the administrator fail to fulfil their duties, the co-owners may decide to revoke them or terminate the contract binding them to the community.

Given the scope of their responsibilities, the administrator of a PPE must demonstrate strong administrative, financial and legal expertise, along with a detailed knowledge of the articles of the Swiss Civil Code relating to this form of co-ownership.

What is the role of a PPE administrator?

The role of the PPE administrator covers a set of essential tasks for the smooth running of the co-ownership: they are responsible both for the day-to-day management of the building and for representing the community in relation to third parties. In this respect, their duties include:

• Implementing the decisions taken at the general assembly by the co-owners
  
• Ensuring compliance with the regulations governing the PPE
  
• Supervising the routine works approved by the assembly
  
• Monitoring the proper use of the building’s common areas by co-owners (entrance hall, stairwell, lift, exterior extensions, etc.)
  
• Taking appropriate measures in the event of an emergency (for example, repairing damage that could threaten the integrity of the building)
  
• Allocating charges and common expenses among the co-owners
  
• Managing the finances of the co-ownership, in particular drawing up the annual accounts and the budget forecast for the following year
  
• Convening the ordinary assembly (which must take place at least once a year)
  
• Representing the co-owners with third parties in administrative matters falling within their remit
  

In addition, the exact powers of the PPE administrator may differ from this list and be specified in the contract concluded with the co-ownership, or in the PPE’s administration and usage regulations. In any case, this role is far from trivial: given the decisions taken and the actions carried out within the scope of their mandate, the administrator bears responsibility. It is therefore a strategic position that must be entrusted to a qualified person.

Frequently asked questions about the PPE administrator in Switzerland