Buying a flat: 8 things to check before signing

Buying a flat This means becoming the owner of your home, but also sharing certain expenses and decisions with the other co-owners. Before signing, check the service charges, any planned works, the maintenance fund and the estate’s accounts. You should also consult the rules and regulations, the minutes of meetings and any documents relating to your unit.

In the second quarter of 2026, the listed prices of second-hand flats fell by 1,4 % compared with the previous quarter. Prices for new flats rose by just 0,1 %. The market is therefore stabilising, but house prices should not be your only criterion.

Source: atHome – The property market in Luxembourg: trends for Q2 2026

What does it mean to buy a flat?

Buying a flat means purchasing a private unit whilst holding a share in the building’s communal areas.

Your flat generally constitutes the main private unit. Other units may be included, such as a cellar, a garage or a parking space. The vertical land register is used, in particular, to identify the various private units within a building.

At the same time, you contribute to the shared expenses. How these are allocated depends, in particular, on thousandths allocated to the various blocks. The Ministry of Housing also states that contributions to the maintenance fund are apportioned according to these thousandths.

So, before buying a flat, you need to look beyond its four walls. The condition and management of the entire block are also important.

What documents should you ask for before buying a flat?

The documents relating to the co-ownership scheme help you to understand how it works and to plan for future expenditure.

Before you commit, ask to see:

Ideally, you should look at several sets of minutes, not just those from the most recent general meeting. This will give you a better understanding of the recurring issues in the estate.

This check usefully complements the questions asked during the visit. You can also find our 10 questions questions to ask during a property viewing.

How should service charges be assessed?

The service charges correspond to the expenditure required for the operation and maintenance of the building.

These may include, for example, cleaning, electricity for communal areas or the upkeep of outdoor spaces. Depending on the block of flats, they may also include the lift, central heating or other services.

A high price is therefore not necessarily a bad sign. It all depends on the services included.

Conversely, very low service charges do not automatically mean that the block of flats is cost-effective. They may also reflect a lack of maintenance or significant deferred expenditure.

Why not ask for the statements from the last few years? Then compare the amount with the services actually provided.

Above all, make sure you factor these costs into your budget before buying. Your monthly mortgage repayment is only part of the cost of owning a home.

To draw up your overall budget, please see our guide when buying a property for the first time.

Why is it necessary to check the building works fund?

The construction fund has been compulsory in Luxembourg co-ownership properties since 1 August 2023. It also applies to new buildings.

Its purpose is to gradually build up a reserve fund to finance work on the communal areas. It may be used for the maintenance, repairs or refurbishment of the building.

The minimum contribution depends, amongst other things, on the building’s energy performance. Each unit’s contribution is then allocated according to its share of the total.

For example, the Ministry of Housing estimates the contribution at around €30 to €40 a month for an 80 m² flat with poor energy performance. This is an example only and does not represent an amount applicable to all co-ownership properties.

So, before you buy, ask:

• the current balance of the fund; ;
• the fee associated with the lot you are interested in; ;
• projects that could make use of this reserve.

Another important point: any sums already paid into the fund remain with the lot upon its sale. They are not refunded to the former owner.

What repairs need to be identified before buying?

Any building work that has already been approved or is being considered may significantly affect the actual cost of your purchase.

Do have a look at the minutes of the general meetings. In particular, look for discussions concerning:

• the roof; ;
• the façade; ;
• the lift; ;
• the heating system; ;
• windows or communal areas; ;
• insulation; ;
• shared electrical installations; ;
• energy-efficiency refurbishment works.

Don’t limit yourself to the work that has already been approved. A project that keeps getting postponed could also turn into a significant expense a few months after your purchase.

Since 1 October 2022, certain energy-efficiency renovation works to communal areas may be approved by an absolute majority of the votes cast by all co-owners. This rule also applies to certain renewable energy infrastructure.

If renovation work has already been agreed upon, clarify how it will be funded before signing. Also ask how future payments will be split between the seller and the buyer.

These details can be set out in the preliminary agreement. Find the key points to check in our guide Property sale agreement: everything you need to know before signing.

How can you tell if the owners’ association is being managed properly?

A well-managed co-ownership scheme generally has clear accounts and ensures that decisions are regularly monitored.

Start by reviewing the minutes. Tense meetings are not necessarily a cause for concern. However, recurring financial problems or urgent work that is constantly being postponed do warrant your attention.

Find out more about the unpaid service charges. A high level of outstanding payments can make it difficult to finance maintenance or building works.

Please also note the frequency of meetings and the follow-up on decisions taken.

Finally, find out who the property manager is and how they operate. In Luxembourg, the professional activities of property manager is regulated and requires a licence to practise.

What should you check in the co-ownership regulations?

The co-ownership regulations set out the rules governing the use and management of the building.

Please read this before you commit. In particular, check whether any of the rules might affect your project or your day-to-day life.

Also check how the various lots are defined. The flat, garage, cellar or parking space must correspond to what is shown to you at the time of sale.

The vertical cadastral survey is specifically used to identify the individual units within a block of flats. Any document relating to a unit must include its cadastral designation.

So, if the advert mentions a cellar or a parking space, make sure these are clearly included in the documents relating to the sale.

Why check the building’s Energy Performance Certificate?

L'Energy Pass enables the building’s energy performance to be assessed and helps to anticipate certain renovation needs.

In Luxembourg, an energy performance certificate is required when a residential property is sold. The prospective buyer must be able to view it.

In particular, the document ranks the performance of the building in A+ to I. It also provides information on its energy requirements and CO₂ emissions.

For an existing building, the certificate also contains advice on ways to improve energy efficiency. It is normally valid 10 years.

This information is particularly useful in block-of-flats. Poor energy performance may lead to future discussions about insulation or the communal heating system.

Furthermore, energy performance is also taken into account when calculating the minimum contribution to the building works fund.

What should you look out for in the communal areas during the viewing?

The communal areas provide plenty of clues as to how well the block is actually maintained.

During your visit, take a look at the condition of the entrance hall, the staircases and the corridors. Also check the lift, the cellars, the garage and the outdoor areas, where accessible.

A dilapidated façade or signs of damp are cause for concern. The same applies to an old lift or an ageing heating system.

Do also take a few minutes to listen to the building. Sound insulation, doors and communal facilities can all affect your day-to-day comfort.

Finally, take a look at the area around the block of flats. The quality of a flat also depends on its immediate surroundings.

What checklist should you go through before signing?

Before to buy a flat, make sure you can answer these eight questions clearly:

1. What is the actual amount of the charges?
2. What works have been approved or are being considered?
3. How much money is available in the renovation fund?
4. Does the owners’ association have any significant outstanding payments?
5. What do the regulation and the basic act provide for?
6. Which lots exactly are included in the sale?
7. How energy-efficient is the building?
8. Does the management of the property manager and the co-ownership scheme appear to be sound?

If any information is missing, ask for the necessary documents before committing yourself.

How can atHome help you before you buy?

On atHome, you can compare properties at sell depending on your budget, your location and your criteria.

Before a viewing, prepare your questions and compare several similar properties. Then, take the time to go through the owners’ association documents before signing.

This will enable you to assess the flat, but also the block of flats of which it forms part.

Frequently asked questions about buying a flat

Is a maintenance fund compulsory in all block of flats?

The renovation fund has been compulsory in Luxembourg since 1 August 2023, including in new block-of-flats developments. It enables funds to be set aside for work on the communal areas. All the flats concerned contribute according to their share of the total. The minimum amount depends, in particular, on the building’s energy performance.

Does the seller get their share of the renovation fund back when they sell?

No. If a flat is sold, any sums already paid into the renovation fund remain in the fund. They are not refunded to the seller. The Ministry of Housing states that these funds remain tied to the flat in order to maintain the reserves required for future works on the block of flats.

Can the building maintenance fund pay for renovations in my flat?

No. The money in the building works fund is earmarked for works relating to the communal areas. A co-owner may not, therefore, use their contribution to fund private works in their own flat. Furthermore, the co-ownership association may decide to fund certain works through a separate call for funds.

How can you check whether a cellar or garage actually belongs to the flat?

Check the documents relating to the plots being sold, in particular the vertical cadastral plan. This identifies the various private areas of a building, such as the flat, garage or cellar. The deed of sale must include the cadastral description of the plots in question. You should therefore check that the annexes provided do indeed correspond to the official documents.

Can a buyer ask to see the Energy Performance Certificate before the sale?

Yes. A prospective buyer must be able to view the building’s energy performance certificate. The energy performance certificate is compulsory when a property is sold and sets out, amongst other things, the energy performance and thermal insulation classes. For an existing residential building, the certificate is normally valid for 10 years.