The verdict in three sentences
For a block manager (syndic) running 180 co-owned buildings, 60 calls a day represent nearly 15 hours of switchboard time daily, mostly about service charge demands, general meeting minutes or certificates already available. France's ALUR law already requires professional managers to provide a secure online space: the question is not whether you have one, but whether owners actually use it. A custom portal (EUR 20,000 to 55,000 excl. VAT, 3 to 5 months) targets 30 to 50% fewer calls when the portal bundled with your software remains underused.
What the law requires and what owners expect
The decree of 23 May 2019 lists the documents the online space must provide. Owners call about broader needs: the status of an insurance claim, when the plumber is coming, why the charge demand went up.
| Content | ALUR obligation (2019 decree) | Share of calls received (2026 order of magnitude) |
|---|---|---|
| Building rules, GM minutes, management contract | Yes | 10 to 15% |
| Charge demands, owner account statement | Yes | 25 to 35% |
| Maintenance log, contractor agreements | Yes | 5 to 10% |
| Claims and work order tracking | No | 20 to 30% |
| Online payment of charges | No | 5 to 10% |
| Incident reporting with photo | No | 10 to 15% |
| GM preparation and postal voting | Partly (voting form) | 5% off-season, 20% before GM |
The three non-mandatory items (claims, incidents, payment) often account for 40 to 55% of calls: that is where the reduction happens.
Bundled portal, paid module or custom
| Option | 2026 cost (order of magnitude) | Strengths | Limits |
|---|---|---|---|
| Portal bundled with management software | EUR 0 extra | Immediate ALUR compliance | Dated interface, little claims tracking |
| Vendor's advanced module | EUR 1 to 3 per unit per month | Quick rollout | For 5,400 units: EUR 5,400 to 16,200 a month |
| Third-party incident app | EUR 0.50 to 1.50 per unit per month | Photo reporting, contractor tracking | Second tool, double entry |
| Custom portal connected to the software | EUR 20,000 to 55,000 excl. VAT | Tailored journeys, claims, payment, firm branding | 3 to 5 months, maintenance 15 to 20% a year |
| Hosting and security (custom) | EUR 100 to 300 a month | Data in France, backups | To budget over time |
Custom makes sense when the vendor module, multiplied by the number of units, exceeds EUR 40,000 to 60,000 over three years, or when claims and work order tracking is your top reason for calls. Integration with the management software (accounting export, documents, owner records) alone costs EUR 5,000 to 15,000 depending on how open the vendor is.
Measuring the result
| Indicator | Before | 6-month target |
|---|---|---|
| Calls per day | 60 | 30 to 40 |
| Share of owners who logged in at least once | 15 to 25% | 50 to 65% |
| Average response time to a report | 3 to 5 days | 1 to 2 days |
| Charges paid online | 10 to 20% | 40 to 55% |
| GM preparation time | 6 to 8 hours | 3 to 4 hours |
Mini case study
Illustrative scenario. Céline runs an independent block management firm in Marseille: 180 buildings, 5,400 units, 9 staff. The switchboard takes 60 calls a day, averaging 12 minutes including lookup and callback, i.e. 12 hours a day. Over 220 working days, at a loaded cost of EUR 32 an hour: 12 × 220 × 32 = EUR 84,480 a year.
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With a custom portal at EUR 42,000 excl. VAT, connected to the management software, and a 40% drop in calls, Céline saves about EUR 33,800 a year. After EUR 6,300 of annual maintenance and EUR 2,400 of hosting, the net gain is EUR 25,100 a year: payback in about 20 months. The vendor's advanced module, at EUR 1.50 per unit, would have cost EUR 97,200 a year, an option ruled out.
FAQ
Is the ALUR portal mandatory for an independent block manager?
Yes for any professional manager, unless the general meeting decides otherwise. The standard contract includes this access in the flat fee, at no extra cost to the owners' association.
How do we get owners to log in?
Send charge demands with a direct link and enable passwordless login by email link. These two levers lift the login rate from 20% to 50-65% within 6 months.
Can we offer online payment of charges?
Yes, by SEPA direct debit (EUR 0.20 to 0.50 per transaction) or by card (1.2 to 1.8%). Online payments cut arrears reminders by 15 to 25%.
Is the data secure?
The portal must be hosted in France or the European Union, GDPR compliant, with access logging. Allow EUR 100 to 300 a month for secure hosting.
How long does rollout take?
Three to five months, including 4 to 6 weeks for the connection to the management software. Launching in waves of 30 to 40 buildings keeps support load manageable.
Let's scope your project. Send us your number of units, management software and main reasons for calls: we will compare the vendor portal and a custom build, with an indicative budget and a rollout schedule. Detailed quote within 48 h. WhatsApp +221 77 596 93 33.
Mohamed Bah
Fondateur, Kolonell
Passionate about digital and entrepreneurship in Africa, Mohamed has been helping Sénégalese businesses with their digital transformation since 2020. Founder of Kolonell, he believes every SME deserves a professional and accessible online présence.
