MRE Summer 2026 Syndic Verification Checklist: 7 Things to Ask in 30 Minutes

You arrive in Morocco for summer. The apartment is fine, the tenant is happy, the family is glad to see you. Your syndic sends a WhatsApp saying "tout va bien." Most MRE owners stop there and enjoy their three weeks.

Most MRE owners also discover, years later, that the building's accounts were not where they thought, that an AG was held without their procuration on file, or that a charge they assumed was paid had been quietly accumulating for years. By the time those problems surface, the prescription clock has often started under Article 43 of Loi 18-00, and recovery options are limited.

This checklist is the alternative. One appointment with your syndic. Seven specific questions. The seven documents the syndic should be able to identify or produce. Thirty minutes from start to finish. Designed for the MRE owner who has a few days in Morocco and one window to spot whether the building is being managed with basic legal and accounting discipline.

This article is an informational checklist, not legal advice. If the meeting reveals a dispute, missing funds, contested votes, or a major charge balance, ask a Moroccan lawyer, accountant, or qualified property professional to review the documents before taking formal action.

Before you arrive

Three days before your appointment, send the syndic this short message:

Hello [syndic name]. I will be in [city] from [date] to [date] and would like to meet briefly to review the building's accounts and the latest AG. Could you prepare the following documents for our meeting: (1) the latest Annexe 10 with my unit's contribution history, (2) the procès-verbal of the most recent AG, (3) the current bank balance of the syndicate account, (4) my unit's charge balance to date. 30 minutes should be enough. Thank you.

This message does three things. It anchors the meeting to four specific documents. It sets a 30-minute expectation. It puts the request in writing so the syndic cannot later claim they were not informed. If the syndic refuses to meet, refuses to prepare the documents, or stalls beyond your departure date, that itself is the first red flag.

📄 Printable PDF checklist. Download here. Take it to the meeting. The QR code at the bottom links back to the latest version of this article.

The 7 questions

Question	Document to request	Legal or practical anchor	Red flag
Annexe 10	Latest Annexe 10 for your unit	Décret 2.23.700	Your unit is missing or the balance does not match your payments
Bank balance	Recent syndicate bank statement	Article 26 of Loi 18-00	Funds are held in a personal account
Last AG	Procès-verbal and convocation proof	Articles 16ter and 16quinquies	No recent AG, no PV, or no proof you were convoked
Your balance	Unit charge ledger by fiscal year	Article 43 prescription risk	Large unexplained balance or pressure to pay without support
Budget	Current and next fiscal-year budget	Décret 2.23.700 annexes	No voted budget or only verbal estimates
Syndic mandate	AG decision electing or renewing the syndic	Article 19	Mandate has expired without a new vote
Account identity	Proof the bank account is in syndicate name	Article 26	Account name does not match the syndicate

1. Show me the latest Annexe 10 with my unit's history

Why it matters. Annexe 10 is required for every co-ownership under Décret 2.23.700, regardless of tier. It tracks each co-owner's contributions: amounts called, amounts paid, balances outstanding. It is the single most important document for an MRE who wants to verify their account.

What to look for. Your unit's name, your unit's tantièmes, the charges called for the past 2 or 3 years, the payments received, the running balance. Verify against your own bank transfers from abroad.

Red flag. No Annexe 10, an Annexe 10 that does not list your unit, or a balance that disagrees with your transfer records by more than a small reconciliation gap. For the full breakdown of Annexe 10 and the 12 accounting annexes, our pillar walks through each one.

2. What is the syndicate's bank account balance today?

Why it matters. Article 26 of Loi 18-00 requires the syndic to maintain a bank account in the name of the syndicate of co-owners (the "syndicat"), not in their personal name. This is one of the most-violated provisions in practice and one of the highest-impact ones to verify.

What to look for. A bank statement or an online banking screenshot showing the account name (it should include "syndicat des copropriétaires" or equivalent), the IBAN, and the current balance. As a practical benchmark, many buildings try to keep enough cash to cover several months of ordinary expenses, but the appropriate reserve depends on the voted budget, unpaid charges, planned works, and the building's own policy.

Red flag. The syndic shows you a personal account, refuses to show any balance, or shows a balance close to zero that contradicts the building's reported charge collections.

3. When was the last AG, and where is the procès-verbal?

Why it matters. Article 16ter of Loi 18-00 requires the annual general assembly to be held within 30 days of fiscal year-end. The procès-verbal (PV) is the legally binding record of decisions taken. As an MRE you are entitled to a copy.

What to look for. The date of the most recent AG, who attended, what was voted, what the financial reports showed, and whether you (or your proxy) were properly convoked. Check the convocation date against the 15-day minimum notice required by Article 16quinquies.

Red flag. No AG in the last 14 months, no PV, a PV that does not list you as a co-owner with proper convocation evidence, or a PV that records decisions on major works (Article 21 requires 3/4 majority) without the proper voting threshold.

4. What is my unit's charge balance today?

Why it matters. Charges accumulate quickly and prescribe slowly. Under Article 43 of Loi 18-00, charge claims expire 5 years from AG approval. If you have been quietly behind for years without knowing, you may owe more than expected.

What to look for. The running total of charges owed (if any), broken down by fiscal year. If there is a balance owed, ask which AG approved which year's budget so you can calculate the prescription windows yourself.

Red flag. A large unexplained balance, multiple years of accumulation without prior notification, or pressure to pay everything immediately without documentation of the underlying AG votes.

5. What is the budget for the current and next fiscal year?

Why it matters. Approved budgets are the basis for charge calls. You should know what is being planned and how much your unit will be billed.

What to look for. A document showing projected revenues and expenses for the current fiscal year, line by line. For small buildings (≤ 200,000 MAD), the format is Annexe 13-2. For medium buildings (> 200,000 and < 500,000 MAD), Annexe 12. For large buildings (≥ 500,000 MAD), Annexes 4 and 5.

Red flag. No documented budget, vague projections, or a budget that has not been voted at AG. For how to read the Décret 2.23.700 annexes, our explainer covers each format.

6. When does the current syndic mandate expire?

Why it matters. Article 19 of Loi 18-00 sets the syndic mandate at exactly 2 years, renewable by 3/4 majority of co-owner votes. If the mandate has expired without a re-vote, the syndic's legal authority may be contestable and decisions taken during the gap may be challenged.

What to look for. The date of the syndic's election or last renewal, calculated against the 2-year cap. If the mandate is approaching expiry within the next 6 months, ask when the renewal AG is scheduled.

Red flag. An expired mandate without re-vote, or vague answers about when the syndic was elected.

7. Where is the building's syndicate bank account held?

Why it matters. Verifying Question 2 above. The account must be in the syndicate's name, not in the syndic's personal name. The bank, the account number, and the authorized signatories are all relevant. As a co-owner, you can request proof that the account is held in the syndicate's name.

What to look for. Bank name, account in syndicate name, identity of the signatories, and whether there is documented oversight. Where a conseil syndical legally exists, ask what visibility or control it has over the account.

Red flag. The syndic is the sole signatory with no documented oversight, the account is at a bank with no clear explanation, or the syndic cannot produce proof that the account belongs to the syndicate.

Red flags requiring immediate action

If your visit surfaces any of the following, escalate without waiting for the next AG.

• No Annexe 10 or refusal to show your unit's history. Send a written request under Article 24 of Loi 18-00 with a 30-day deadline. Document the refusal.
• Personal bank account holding building funds. This is a violation of Article 26. Demand transfer to a proper syndicate account immediately.
• Expired syndic mandate without re-vote. Request or trigger an extraordinary AG under the règlement de copropriété and applicable provisions of Loi 18-00 to either re-elect or replace the syndic.
• No AG for more than 14 months. Same procedure. The syndic is in breach of Article 16ter.
• Large unexplained charge balance. Request the full charge history with AG references for each year. If the syndic cannot produce them, the prescription clock under Article 43 may already be running.

After the meeting

Before you leave Morocco, do three things.

1. Photograph or scan every document the syndic shared. Annexe 10, PV, budget, bank statement. Keep digital copies on your phone and email yourself a backup.

2. Send a follow-up email summarizing what you saw. Write down the key numbers (your unit's balance, the syndicate account balance, the last AG date) and email the syndic a confirmation: "To summarize our meeting on [date]: my unit's balance is X MAD, the syndicate account holds Y MAD, the last AG was held on [date]. Please confirm." This creates a paper trail.

3. Set a calendar reminder for the next AG date. If the next AG is within 12 months of your visit, schedule the procuration process now. Article 16decies allows up to 3 co-owners represented by one person, with combined tantièmes not exceeding 10% of the total. Pick your proxy and prepare the document before you leave.

Also ask for the règlement de copropriété and the tantièmes table if you do not already have them. Annexe 10 only makes sense if the lot number and tantièmes used by the syndic match the building's official allocation.

For the proof trail, keep the original email request, WhatsApp screenshots, meeting date, photos of documents, and any refusal to share documents. If you later need to challenge a balance or AG decision, the sequence of requests matters as much as the documents themselves.

If you have extra time, ask for the current insurance certificate, major maintenance contracts, and a list of aggregate unpaid charges by all co-owners. Your own unit balance matters, but the building's solvency also depends on whether other owners are paying.

When you cannot visit in person

If summer 2026 does not allow for an in-person visit, two paths remain.

Path 1: Delegate to a family member or trusted contact. Same checklist, same questions, executed by your proxy. The procuration should be written, identify your lot, specify the scope, and include the documents needed to prove identity and authority. If the proxy will vote at an AG, respect the Article 16decies limits: one representative can represent up to 3 co-owners, with combined tantièmes not exceeding 10% of total votes. For the full guide on volunteer syndic obligations and the procuration framework, our pillar covers the legal context.

Path 2: Engage a Moroccan accountant or property management professional for a one-time audit. Costs range from 1,500 to 5,000 MAD depending on building size and depth of review. The output is a written report. This is the most thorough option and the most expensive.

Legal references used

This checklist is anchored on:

• Loi 18-00, as modified by Loi 106-12: Article 16ter (annual AG), Article 16quinquies (convocation notice), Article 16decies (proxy limits), Article 19 (syndic mandate), Article 21 (3/4 majority), Article 24 (management report and accounts), Article 26 (bank account and syndic duties), and Article 43 (5-year charge prescription).
• Décret n° 2.23.700, published in Bulletin Officiel n° 7391 on March 31, 2025: the accounting annexes and tier framework, including Annexe 10.

For the official-document path and the full accounting framework, start with the Décret 2.23.700 guide. For remote-owner workflows, see the MRE property management guide.

The 30-minute summary

You arrive. You ask seven questions. You collect seven documents (or note what is missing). You write down the key numbers. You photograph everything. You send a follow-up email.

A syndic who passes this checklist is a syndic worth keeping. A syndic who fails three or more questions deserves closer review before the next AG. A syndic who refuses to meet at all is the most important data point of all.

For the broader context of managing Moroccan property from abroad and the full recovery procedure when charges go unpaid, Kassaba's MRE-focused pillars cover the framework with citations to source legislation in each section.