You are selling a condominium apartment and your notary is requesting a “pre-dated statement.” This document gathers the financial and administrative information that the buyer must receive before signing the preliminary agreement. The seller can prepare it themselves, without going through the property manager, provided they have a reliable and up-to-date template.
Pre-dated statement and dated statement: two documents not to be confused
The pre-dated statement comes into play at the time of the promise or preliminary sale agreement. It includes the documents required by Article L721-2 of the Construction and Housing Code, introduced by the ALUR law. Its role: to inform the buyer about the financial situation of the condominium and the sold unit before the signing of the preliminary contract.
The dated statement, on the other hand, comes later. It is requested by the notary from the property manager for the signing of the authentic deed. This document is governed by Article 5 of the decree of March 17, 1967, and can only be established by the current property manager.
Confusion between the two can be costly. Many sellers let the property manager produce the pre-dated statement, even though there is no legal obligation to do so. The property manager then charges for a service that the co-owner did not request, and the amount varies widely from one firm to another. Preparing this document yourself from a blank pre-dated statement template on ImmoGuru avoids this charge and allows you to maintain control over the sale timeline.
Mandatory content of the pre-dated statement for a condominium transfer
The pre-dated statement is not an official administrative form. No specific format is mandated by law. However, the content is regulated. You must provide the buyer with a precise set of information and documents.
The financial part of the sold unit
This is the core of the document. The buyer must know the accounting situation of the unit being transferred. A well-structured Word template includes sections for each of these elements:
- Due provisions from the budget and off-budget expenses, along with the amount of the unit’s share
- Outstanding charges from previous years and amounts owed by the selling co-owner to the association
- Status of due advances, including cash advance (working capital) and advances related to any multi-year work plan
- Amount of the ALUR work fund attached to the unit, with the note that these amounts are not refunded to the seller upon sale
This last detail has become central. The work fund has been mandatory for all condominiums since 2025. The amounts paid remain with the homeowners’ association, regardless of the change of ownership.
Documents to attach to the preliminary agreement
Beyond the figures, the seller must attach several documents to the file. The buyer cannot exercise their right of withdrawal until these documents have been provided.
- The condominium regulations and any published amendments
- The descriptive state of division and any published amendments
- The minutes of the general meetings from the last three years
- The maintenance log of the condominium
An omission from this list does not block the sale, but the buyer’s withdrawal period does not start until all documents have been provided. The preliminary agreement remains fragile as long as the file is incomplete.
Sections often missing from older templates
Pre-dated statement templates circulating online often follow the framework of the questionnaire approved by the Higher Council of Notaries. This framework remains a solid base, but it does not always reflect recent obligations.
Two sections deserve particular attention if you download a blank Word template to fill out yourself.
Collective DPE and multi-year work plan
An up-to-date template should include a section dedicated to the collective DPE: existence of the diagnosis, date of completion, energy class assigned to the building. If a multi-year work plan (PPT) has been adopted or is being developed, this information must also be included in the document provided to the buyer.
Templates predating these obligations do not include these sections. Filling out an outdated template exposes the seller to an incomplete file without them even realizing it.
Work fund: specify the non-recoverable nature
The “work fund” line exists in most templates. It indicates the amount of the share paid by the seller. What is often missing is the explicit mention that this amount is not refunded to the seller upon transfer.
For the buyer, this information changes the interpretation of the price. The work fund constitutes a charge permanently borne by the seller, not an asset transferred with the unit.
Filling out a pre-dated statement Word template without distribution errors
The most common error concerns the distribution of charges between seller and buyer. You may have already paid the current quarter’s call for funds at the time of the sale. Who bears what?
The rule depends on the type of charges. For the budget, the seller pays the provisions up to the day before the transfer. The buyer takes over from the day of the sale. For works voted in the general assembly, it is the due date of each call for funds that determines the distribution, unless otherwise stated in the preliminary agreement.
A well-designed Word template separates these two categories with distinct lines. Mixing budget provisions and exceptional works in the same section makes the document unreadable for the notary and delays the signing.
Also, make sure that the amount of current charges indicated corresponds to the last budget voted in the general assembly. A discrepancy between the displayed budget and the calls actually issued by the property manager creates doubt that the buyer or their notary will systematically raise.
The pre-dated statement remains a document that the seller can prepare alone, provided they have their charge statements, the minutes of the assembly, and a template structured according to current requirements. A complete document from the preliminary agreement secures the withdrawal period and avoids back-and-forth with the property manager that slows down the sale.