Frequently Asked Questions (FAQs) About Buying, Owning and Selling Property in France
Buying or selling a property in France can be an exciting adventure, but it also comes with its own set of legal, financial, and practical considerations. Whether you’re searching for a countryside retreat, a holiday home, or planning to relocate permanently, it’s important to understand the steps involved and the responsibilities that come with owning property in France. To help make the process clearer, we’ve compiled this comprehensive list of frequently asked questions (FAQs).
From navigating the buying process and securing a mortgage, to understanding property taxes, renovation rules, and insurance requirements, this guide is designed to answer the most common queries we receive from international clients.
If you need more tailored advice, don’t hesitate to contact our team – we’re here to help you every step of the way.
FAQs: Buying a property in France
You can find properties for sale in France through a variety of sources:
Estate agency websites like Town & Country Property France, offering curated listings and English-speaking support.
Property portals such as Green Acres, French-Property.com, and SeLoger.
Local Notaires who list properties, particularly in rural areas.
Classified ad sites like Leboncoin for private listings – although more caution is advised here, especially for non-French speakers.
Using a licensed estate agent offers several advantages: expert guidance, market insight, legal support, and language assistance. Agents also coordinate with Notaires and ensure the buying process is smooth and secure. Buying privately may save on agency fees but can be riskier and more complex, especially for international buyers unfamiliar with French legal procedures.
France offers a wide variety of properties to suit different needs and budgets, including:
Châteaux and manoirs
Farmhouses and barn conversions
Village houses
Modern villas with pools
Apartments in towns or cities
Equestrian and country estates
Each type has specific considerations regarding location, condition, and lifestyle suitability.
Yes, in addition to the purchase price, you may encounter:
Mortgage fees (if applicable)
Surveyor or architect fees
Renovation or repair costs
Insurance premiums (home insurance is compulsory)
Connection or upgrade fees for utilities (especially in rural areas)
Budgeting for these extras is essential to avoid unexpected expenses.
FAQs: Viewing a property in France
Arranging a property viewing in France
If you’re looking to purchase a property in France, viewing properties is an essential step in the process. At Town & Country Property France, we’re committed to providing our clients with an exceptional viewing experience that’s tailored to their unique needs and preferences.
If you see a property you like the look of, it’s a good idea to organise a viewing as quickly as possible. Contact us now!
You should aim to view two to four properties a day (ideally three, five maximum); they should be within a reasonable distance to one another. Remember France is a big place!
You don’t like the house you are viewing – no problem. There’s no need to be embarassed. Don’t waste time (yours, the agent’s or the owner’s) just tell your viewing agent and they will bring the viist to an end. A good agent can sense if a viewing is not going well and will check with you.
It is usually quite acceptable to take your own photos during a viewing but it is essential to ask permission first.
You may be asked to sign a ‘bon de visite’ for each property that you view. Sole agency is not the standard in France and, by signing the ‘bon de visite’, you are confirming that you haven’t (and won’t) view the property or buy with another agent.
Key things to look for include:
Structural integrity (e.g. damp, cracks, roof condition)
Heating and insulation systems
Drainage type (mains or septic) and compliance
Neighbourhood and access to amenities
Land boundaries and access rights
Planning or renovation restrictions
Take detailed notes and photos to help with comparison after your visits.
Important questions to ask include:
Why is the property being sold?
How long has it been on the market?
Are there any known issues with the structure or utilities?
What are the annual property taxes and running costs?
Is the septic system compliant, if applicable?
What fixtures or land are included in the sale?
Are there any rights of way or servitudes affecting the property?
Houses can look quite different in different photos so, if you turn up for a viewing and realise you have already seen the property, you should tell the agent to avoid later confusion. The same applies if an agency shows you details for a property you have already seen you should tell them straight away.
Frequently Asked Questions (FAQs) Estate Agents
English estate agents in France
If you’re considering purchasing a property in France, using an English-speaking real estate agent like Town & Country Property France can make all the difference.
With our extensive knowledge of the French property market, we are well-equipped to provide you with accurate and up-to-date information about the buying or selling process. From understanding local regulations to identifying the best neighbourhoods and property types, our estate agents have the expertise to guide you every step of the way.
The Buying process FAQs
Once an offer has been accepted, the purchase of an existing property in France follows a two-stage process. First, the sellers & buyers sign a preliminary sale contract (Compromis de Vente or Promesse de Vente), which records the agreement and sets out conditions for completion. This contract typically requires a 5% deposit, though the penalty for withdrawal after the cooling-off period would be 10% of the purchase price. Following signature by both parties, buyers have a 10-day cooling-off period during which they can withdraw without penalty.
The second stage involves the notaire gathering information, verifying documents, and preparing the final purchase agreement. This process typically takes about two months for cash purchases or three months when financing is involved. The final agreement or Acte de Vente signing represents the formal transfer of ownership, when keys are handed over and all funds are transferred.
The French property buying process is structured and transparent. It typically follows these steps:
Find a property and make an offer.
Sign the compromis de vente (preliminary contract).
Enter a 10-day cooling-off period for the buyer.
The Notaire conducts checks and prepares legal documents.
Final signing of the acte authentique (deed of sale) at the Notaire’s office.
The buyer pays the final balance and receives the keys.
The compromis de vente is a preliminary contract that sets out the terms of the sale and commits both parties (subject to conditions). It’s legally binding after the cooling-off period.
The acte authentique is the final deed of sale, signed in front of a Notaire. It legally transfers ownership and is required for the property to be officially registered in the buyer’s name.
After signing the compromis de vente, buyers (only) are granted a 10-day cooling-off period during which they can withdraw from the purchase without penalty. This allows time for reflection or to consult legal or financial advisors. The period starts the day after the buyer receives the signed contract by registered post, authorisation email (AR24) or in person.
The Notaire is a public legal officer who ensures the transaction is legally valid and properly recorded. They handle due diligence, check ownership rights, manage funds, collect taxes, and prepare the official deed (acte authentique). The Notaire is impartial and acts on behalf of the French state, not just the buyer or seller.
Buyers typically need:
Valid passport or ID
Proof of address
Proof of funds or mortgage offer
Bank account details
French tax number (if applicable)
The Notaire may request other documents depending on the circumstances.
Conditions suspensives are protective clauses in the compromis de vente that allow the buyer to withdraw without penalty if certain conditions aren’t met. Common examples include failure to obtain a mortgage, planning permissions, or the discovery of legal issues with the property. If any condition is not fulfilled, the sale can be legally cancelled.
French law requires sellers to provide a series of diagnostic reports, including:
DPE (Energy Performance Diagnosis)
Asbestos and lead (for older buildings)
Electrical and gas safety (for installations over 15 years old)
Termite inspection (in designated risk zones)
Natural and technological risks (floods, earthquakes, etc.)
These reports form part of the sale file and must be presented before signing the preliminary contract.
Legal risks may include:
Unclear land boundaries or shared access (servitudes)
Planning violations or non-compliant extensions
Non-conforming septic systems or missing diagnostics
Undeclared renovations or changes to use
To minimise risk, ensure the Notaire carries out full legal checks and always ask to review recent planning permissions, cadastral plans, and servitude documentation.
A SCI is a French property-holding company that allows multiple individuals (often family members) to own a property collectively.
Benefits:
Easier inheritance planning and transfer of shares
Shared ownership and management
Can provide tax advantages depending on usage
Drawbacks:
Ongoing legal and administrative obligations
Additional setup and accounting costs
May complicate mortgage applications
A SCI can be useful for estate planning or buying with others, but legal advice is strongly recommended before setting one up.
Agency fees (frais d’agence) are usually included in the advertised price but can be paid by either the buyer or the seller, depending on how the property is marketed.
If the listing states "HAI" (honoraires d’agence inclus), it means the fee is included in the sale price. The contract will specify who ultimately pays the fee, so it’s important to clarify this during negotiations.
Yes, in addition to the purchase price, you may encounter:
Mortgage fees (if applicable)
Surveyor or architect fees
Renovation or repair costs
Insurance premiums (home insurance is compulsory)
Connection or upgrade fees for utilities (especially in rural areas)
Budgeting for these extras is essential to avoid unexpected expenses.
French Property Diagnostics Surveys FAQs
Depending in the property and its location, the following reports are required for a property sale in France: Asbestos, Lead, Termites, Energy Efficiency, Natural or Industrial Risks, Gas Installations, Electrical Wiring, Septic Tanks & Drainage, Radon, Soil Survey.
In order to advertise a porperty for sale it is obiligatory to have the DPE ( Diagnotiqe Performan ce Enérgetique) and a valid fosse report. It is however recommended that all the diagnostic reports are made availabel to potential buyers to avoid delays and unnecessry renegotiation
A valid fosse inspection report issued by a liscenced inspector (usually the SPANC or a water company) is obligatory for a property sale in France. The report is for information only and it does not necessarily need to pass.
FAQs: The role of a Notaire
A French notaire serves as an impartial legal professional for both buyers and sellers. They ensure contracts are balanced regardless of which party they represent, handle the entire transaction from initial contract to final completion, and manage all administrative procedures and tax matters.
Yes you can. However most of transactions involve the notaire representing both buyer and seller. This dual representation does not compromise the quality of service, as notaires have a legal obligation to remain impartial.
"Notaire fees" actually encompass several different costs. The actual notaire fees are fixed by the French state at approximately 0.8% of the purchase price. The bulk of what buyers call "notaire fees" consists of the French equivalent to stamp duty, along with land registry fees for administrative registration. Additional notarial costs may include loan documentation fees when financing the purchase.
Notaires work for a fixed fee; they don’t charge by the hour. The notaire’s fee is approximately 7-10% of the property price, this changes fractionally depending on area, price range, whether you have a mortgage and several other factors.
The purchaser is usually responsible for the notaire’s fees.
Notary fees, or frais de notaire, typically range between 7–8% of the purchase price for older (existing) properties. This includes government taxes, registration duties, and the Notaire’s own fee.
For new-build properties, the fees are lower—usually around 2–3%, as the registration costs are reduced. The difference is due to the way taxes are applied on property sales.
FAQs: Things you should know
Before making changes to a property, especially structural or exterior modifications, you must consult the local Plan Local d’Urbanisme (PLU). This plan outlines zoning, permitted uses, and architectural restrictions. Depending on the project, you may need a simple declaration (déclaration préalable) or a full planning permission (permis de construire). Always verify with the town hall (mairie) before starting any works.
A servitude is a legal restriction on a property for the benefit of another. Common types include:
Right of way (servitude de passage) – allowing access across your land.
Drainage or utility access – enabling neighbours or authorities to use part of your property.
These rights are legally binding and registered with the land title, so it’s vital to review them before purchasing.
Two main annual property taxes apply in France. They are paid by the owner of the properyy on the 1st of january :
Taxe foncière – paid by the owner; covers land and building ownership.
Taxe d’habitation – formerly paid by occupants, but is now being phased out for main residences. It may still apply to second homes or vacant properties.
Tax amounts vary based on the local authority and the property’s size, condition, and location.
The property owner on January 1st is responsible for these annual taxes.
In France, renovation rules depend on the nature of the work:
Minor works (e.g. painting, flooring, internal updates) generally do not require permission.
Exterior changes, structural alterations, or roof modifications may require a déclaration préalable (prior declaration) or a full permis de construire (building permit).
If the property is in a protected zone or near a historical site, approval from the local Architectes des Bâtiments de France may be needed.
Always check with the local mairie before beginning any work.
To find trustworthy tradespeople:
Ask for recommendations from local residents or estate agents.
Verify that contractors are registered with a valid SIRET number and appropriate insurance (assurance décennale).
Obtain detailed written quotes (devis) and timelines.
It’s also advisable to avoid cash-in-hand offers and always sign a written contract.
Yes, France offers several government-backed grants and incentives to encourage energy-saving home improvements:
MaPrimeRénov’ – financial aid for insulation, heating systems, windows, and more.
Eco-PTZ (Éco-Prêt à Taux Zéro) – an interest-free loan for energy-efficient renovation projects.
Reduced VAT (5.5%) – applicable to approved energy-saving works.
These aids are generally available to French residents and property owners, but eligibility criteria apply. Work must be carried out by certified professionals (RGE – Reconnu Garant de l’Environnement).
These are subject to change without notice
Swimming pools in France are subject to specific regulations depending on their type and size:
Above-ground pools (temporary and under 10m²) usually don’t require permission.
In-ground or permanent pools larger than 10m² and up to 100m² require a déclaration préalable de travaux (prior declaration).
Pools over 100m² or with significant enclosures may require a full permis de construire (planning permission).
In addition, safety regulations are mandatory for private outdoor pools, including at least one of the following:
A compliant pool alarm
Safety cover
Fencing
Shelter or enclosure
Failure to comply with safety laws can result in fines of up to €45,000. Always check with your local mairie to confirm which rules apply before starting pool construction.
Yes, home insurance is compulsory in France for house owners.
Financing a property purchase FAQs
To obtain a mortgage in France, you typically apply through a French bank or mortgage broker. The process includes providing financial documentation (income, debts, assets), and the lender will assess your affordability based on strict debt-to-income criteria. Once approved, you’ll receive a formal mortgage offer, followed by a mandatory 10-day reflection period before signing.
Foreigners and non-residents can apply for French mortgages, but they may face stricter lending conditions. Lenders generally require:
Stable income from a recognised country
A good credit history
A debt-to-income ratio under 33%
A larger deposit (typically 20–30%)
While non-residents can apply, not all banks offer loans to overseas clients, so a specialist broker can help.
Seek professional advice.
Most French lenders require a personal contribution (deposit) of at least 10–30% of the property’s purchase price.
The exact percentage depends on your residency status, income, and the lender’s policy. Additional upfront costs like Notaire fees and taxes usually cannot be included in the mortgage and must be paid separately.
France offers a range of mortgage options:
Fixed-rate mortgages – consistent payments over the term.
Variable-rate mortgages – rates can rise or fall with the market.
Interest-only mortgages – typically used for investment properties.
Flexible mortgages – allow early repayments or payment holidays.
Many lenders also offer specialised products for non-residents or second-home buyers.
Some government-backed mortgage aids exist, but they are typically limited to French residents or first-time buyers. Examples include:
PTZ+ (Prêt à Taux Zéro) – an interest-free loan for eligible buyers of new homes.
Eco-PTZ – a zero-interest loan for energy-efficient renovations.
These aids are subject to income limits and property conditions, so non-residents may not qualify.
Typical mortgage-related costs include:
Bank arrangement fees
Valuation or survey fees
Mortgage registration tax or guarantee fee (depending on the loan type)
Compulsory life insurance (often required by French lenders)
Translation or legal fees for international buyers
It’s essential to factor in these extra costs when budgeting for your purchase.
Yes, many French lenders allow you to include renovation costs in your mortgage, provided the work is well documented and completed by registered professionals.
You will usually need:
Detailed quotes (devis)
An outline of the works to be done
Possibly planning permissions
This option is ideal for buyers purchasing older properties needing modernisation.
Selling a property in France FAQs
At Town & Country Property France, we understand that selling your property in France can be a daunting and complex process. That’s why we’re here to help you every step of the way.
When you choose to sell your French property with us, you can expect personalised service and attention to detail from our experienced team of English speaking agents.
Selling a property in France typically involves:
Choosing whether to sell privately or through an agent.
Setting the asking price and gathering the required diagnostics.
Marketing the property (online, through agents, or both).
Accepting an offer and signing the compromis de vente (preliminary contract).
Undergoing the buyer’s 10-day cooling-off period.
Finalising legal checks and signing the acte authentique with a Notaire.
The sale becomes legally binding once the final deed is signed.
A licensed estate agent, like Town & Country Property France, helps with:
Valuing and marketing the property
Managing viewings and enquiries
Negotiating offers on your behalf
Preparing and collecting required documentation
Liaising with the Notaire to ensure a smooth legal process
Agents are regulated and must hold a valid Carte Professionnelle. Their fees are usually a percentage of the sale price and can be paid by either the buyer or the seller, depending on the agreement.
Sellers must provide a full Dossier de Diagnostic Technique (DDT), which may include:
Energy performance (DPE)
Asbestos and lead (if applicable)
Electrical and gas safety (installations over 15 years old)
Septic tank inspection (if not on mains drainage)
Termite and pest reports (in designated zones)
Natural risk assessment (ERNMT/ERP)
These reports must be made available before signing the preliminary contract.
Negotiation is common in the French property market.
Buyers often offer below the asking price.
The seller can accept, reject, or counter the offer.
Once a price is agreed, it is fixed in the compromis de vente and legally binding after the buyer’s cooling-off period.
An experienced agent can guide you through negotiations and help achieve a fair market price.
If the buyer pulls out during the 10-day cooling-off period, they can do so without penalty.
After this period, the buyer can only withdraw without penalty if a condition suspensive (such as mortgage refusal) is not fulfilled.
If the buyer withdraws without legal justification, they may forfeit their 10% deposit, and the seller may pursue legal action for damages.
Inheritance tax in France depends on the relationship between the deceased and the heir(s):
Spouses and PACSed partners are exempt.
Children benefit from allowances, but may still pay tax above certain thresholds.
Non-relatives face much higher tax rates (up to 60%).
Planning ahead—via a will, donation, or a SCI company—can help manage future inheritance costs.
When selling a French property, capital gains tax may apply if the property has increased in value.
The standard rate is 19%, plus 17.2% in social charges.
However, main residences are exempt, and deductions apply the longer you’ve owned the property.
After 22 years, the gain is exempt from income tax, and after 30 years, it is also exempt from social charges.
A Notaire can advise you in more detail.
Yes, there are several possible exemptions:
Main residence – if the property was your primary home at the time of sale.
Length of ownership – income tax is fully exempt after 22 years, and social charges after 30 years.
EU/EEA residents – may benefit from certain reductions if they previously lived in the property.
First-time sellers – selling a second home may be exempt if the funds are reinvested in a main residence.
Each exemption has specific conditions, so it’s important to verify with the Notaire.
In addition to capital gains tax, other potential costs may include:
Estate agency fees (if you use an agent)
Diagnostic reports (compulsory before signing the sales contract)
Notaire’s fees for preparing and registering the final deed (often paid by the buyer, but shared in some cases)
Clearing mortgage debt – early repayment fees may apply if a mortgage is being closed
Sellers should also budget for any required repairs or staging to make the property market-ready.
French residency FAQs
There are no specific limitations on foreign nationals or non-EU citizens wishing to purchase a home in France.
If you wish to spend longer than 90 days in France in every 180, you will need to apply for a long-stay visa, known as La Visa Long Séjour valant Titre de Séjour (VLS-TS).
If you would like to relocate to France or visit for longer than 90 days you will require a visa, which is easy to obtain once you are the owner of a French property. You may wish to apply for a Long stay visa valid for residence (VLS-TS)
France does not offer a ‘Golden Visa’ through direct investment in government bonds or property
Spending more than 183 days in France establishes your main place of residence there, qualifying you as a French tax resident.
There are 2 main ways to obtain French nationality: declaration of nationality and the naturalisation.