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Some Do’s and Don’ts of Viewing Properties in France

Bonjour and welcome to the wonderful world of French property! Whether you’re seeking a charming gîte in the Dordogne or a chateau in the south of France, finding your dream home requires a bit of know-how, especially for our English-speaking friends. Here at Town & Country Property France, we specialise in guiding international buyers through the exciting (and sometimes bewildering) process of buying properties in France.

Here are some pre-viewing tips:

Plan Ahead: Appointments are essential in France. Don’t expect open houses! Contact an English-speaking agent well in advance, especially if your visit is time-limited.
Do Your Research: Know your budget, preferred region, and must-have features. France offers a diverse property landscape, from historic chateaux to modern apartments.
Be Prepared: France is a big country so plan you itinerary in advance. Over ambitious schedules can ruin a trip and waste your time.
Be Personally Ready: Dressing appropriately, meal and comfort breaks all need to be planned into your day.

Do:

Be Punctual: Politeness goes a long way. Arrive on time for your viewing, and notify your agent immediately if you’re running late.
Embrace the Checklist: Compile a list of questions about the property, local amenities, and potential renovation needs.
Ask Questions: There are no silly questions! A good agent will be happy to address any concerns you have.
Take Notes and Photos: Memories can fade, so jot down details and snap pictures to help you compare properties later.
Consider the Long Term: Think beyond today. Factor in potential renovation costs, ongoing maintenance, and property taxes.

Don’t:

Wing It: Spontaneous viewings are unlikely to work in France. Be prepared and organised.
Focus Solely on Looks: While charm is important, don’t be blinded by it! Check for structural integrity, roof condition, and for other issues.
Forget the Details: Pay attention to things like heating systems, insulation, and the overall layout.
Be Afraid to Negotiate: House prices in France aren’t always set in stone. However, be respectful and base your offer on a realistic valuation of the property.
Rush the Process: Finding the right property takes time. Don’t feel pressured to make an immediate decision.

Frequently Asked Questions:

What documents do I need to buy property in France? bring with you your passport, proof of domicile as well as proof of funds.
Can I haggle on the price? Negotiation is common, but do so within reason. Check with your agent.
What are the additional costs involved? Expect notary fees, property taxes, and agency fees.
What about renovations? Always consider renovation costs and potential permits needed.

Thinking of making your French property dream a reality? Contact the English-speaking professionals at Town & Country Property France today! We’ll guide you through every step of the viewing process and help you find your perfect French home.

A word from the wise: Embrace the cultural differences! Viewing properties in France can be a delightful adventure. Be prepared, ask questions, and most importantly, enjoy the process of discovering your French haven.

Ensuring Transparency and Security: Why Photo ID is Required for Property Viewings at Town & Country Property France

At Town & Country Property France, we’re dedicated to providing a smooth and secure experience for both our clients and property owners. As part of this commitment, we require potential buyers to present photo identification before arranging property viewings or receiving detailed location information.

No ID = no viewing!

What to Expect:

When you express interest in viewing a property, a member of our friendly, English speaking team will contact you to discuss your requirements. We’ll ask you to present a valid form of photo ID, such as a passport or driver’s licence. This can be done easily through an online portal such as WhatsApp. Once verified, we’ll be happy to arrange a viewing at your convenience.

Here’s why this policy is in place:

Security for Property Owners: Vendors entrust us with showcasing their valuable assets, and requiring photo ID helps ensure viewings are conducted with genuine interest, and as a safeguard against potential criminal activity

Committed to a Positive Experience

At Town & Country Property France, we believe this verification process fosters a secure and productive environment for everyone involved. It allows us to prioritise the safety of our agents, vendors abd properties, ensure efficient use of your valuable time, and maintain transparency throughout your French property search.

We’re here to help you find your dream property in the beautiful French countryside. Contact us today to get started on your journey!

Loi Carrez: Getting the Right Measure of Your French Home

The Loi Carrez is used to calculate a precise measurement of a property’s habitable surface area, and is principally used in the sales of co-owned buildings (copropriété) such as apartments and condos. A vendor is obliged to supply this information to buyers.

What is Habitable Surface Area?

This specifically refers to the livable floor space within a property. Here’s the catch: not every nook and cranny counts towards your Loi Carrez measurement:

What’s Included: Rooms with ceilings higher than 1.8 metres (about 6 feet), such as living rooms, bedrooms, and finished basements.
What’s Excluded: Balconies, garages, attics (unless converted), stairwells, closets, and areas with very low ceilings.

Why Does Loi Carrez Matter?

Accurate Pricing: Ensures you’re paying a fair price per square metre, not for unusable space.
Comparison Tool: Lets you accurately compare different properties based on their actual liveable area.
Protection: If the listed surface area is significantly off, you have legal recourse to adjust the sale price.

Who Measures under Loi Carrez?

Don’t do it yourself, get the licenced professionals to calculate your surface habitable. These include:

Diagnosticians: Specialists in property assessments.
Surveyors: Offer the most precise measurements.

What Happens During the Measurement

The professional will:

Take Precise Measurements: Of each room with qualifying ceiling height.
Calculate: Total habitable surface area, often using specialised software.
Provide a Certificate: The official document stating the exact measurement.

Loi Carrez in the Buying Process

Mandatory for Copropriété: Sellers must include the Loi Carrez measurement in all property listings for co-owned buildings (like apartments & condos).
Validity: The certificate remains valid indefinitely unless significant structural changes are made.

Key Takeaways for Homebuyers

Demand the Measurement: Don’t just assume it’s available.
Accuracy is Key: Verify the certificate, especially if you have plans to convert unfinished spaces.
Price Impact: Understand how the habitable surface area relates to the asking price.

Don’t Get Shortchanged on Space

The Loi Carrez promotes fairness and transparency in the French real estate market. By understanding this vital measurement, you protect your investment and ensure you’re getting exactly what you pay for.

Let’s dive deeper into Loi Carrez’s detailed rules and how they impact houses and apartments.

Specific Exclusions for Loi Carrez Calculation

Beyond the basics, here’s a more granular look at what does NOT qualify as habitable surface area:

Walls & Partitions: The thickness of walls reduces the actual liveable space.
Stairwells & Doorways: The areas occupied by the stairs themselves and the space taken up by door swings are excluded.
Technical Areas: Space for boilers, water heaters, etc., even if within a room, aren’t counted.
Built-ins: Large, permanent features like fireplaces or non-removable closets eat into the measurement.
Areas under 1.8m Ceiling Height: Awkward nooks with very low ceilings (think sloped attic rooms) don’t count towards the total.

Loi Carrez: Apartments vs. Houses

Mandatory for Apartments: In co-owned buildings, the Loi Carrez measurement must be included in ALL listings and sale contracts to ensure buyers are fully informed.
Not usually needed for Houses: There may, however, be exceptions.

Why the Difference?

Apartments within the same building might have varying layouts and usable space despite having similar overall square footage. Loi Carrez gives a clear-cut metric for comparison, which is vital in dense co-owned properties.

Real-World Example

Imagine two 60 square metre apartments:

Apartment A: Spacious rooms, minimal closets, and built-in elements = 55 sq m of Loi Carrez habitable area.
Apartment B: More walls and built-in storage = Only 48 sq m of Loi Carrez habitable area.

While overall the same size, the livable space is vastly different, affecting their pricing.

Key Takeaways

Demand Precision: Ask for the Loi Carrez measurement.
Convert with Caution: If planning to modify a property, factor in that any additions might fall under Loi Carrez exclusions.
Protect Yourself: If the actual habitable space differs by more than 5% from the listed figure, you may have legal grounds to renegotiate the price, particularly with apartments.

Géorisques and ERP : Understanding Risk Reports in French Home Buying

France enjoys varied landscapes – mountains, coastlines, forests – but this beauty often comes alongside potential natural and technological risks. That’s why risk reports are an obligatory and crucial part of information required as part of the real estate process.

Why Géorisques and ERP Reports Matter

The Géorisques and ERP (état des risques et pollutions) reports provide vital information about a commune’s and a property’s potential risk of exposure to various natural and technological hazards, including:

Flooding: Risk from overflowing rivers, coastal flooding, etc.
Landslides and Ground Movement: Especially prevalent in mountainous or earthquake-prone regions and areas with clay soil.
Wildfires: A significant concern in some forested areas.
Industrial Risks: Proximity to factories or sites storing potentially hazardous materials.
Other Localised Risks: Like abandoned mines or radon gas presence.

When is a Géorisques and ERP Report Required?

The Géorisques report must be shared with buyers at the first viewing. It is freely available to access online. Sellers must provide the buyer with a similar report called the ERP report (it must be less than 6 months old). Your estate agent or notaire will know which reports are necessary.

What’s in the Report?

Maps: Clearly outline zones with different levels of risk.
Hazard History: Details past events in the area.
Preventive Measures: Any local regulations or recommendations. Any risk prevention plans in place for the commune.

Decoding the Report for Homebuyers

No Risk: Great! The property isn’t located in a designated risk zone.
Manageable Risk: The report will provide information on mitigation measures and potential restrictions (ex: specific building requirements).
High Risk: You’ll need to carefully consider whether the risk is acceptable and how it might impact your insurance.

The Report’s Impact

Géorisques reports supply information to help you:

Informed Decisions: be informed about hazard risks.
Insurance: risk levels may influence home insurance premiums.
Preparedness: understand your property’s potential vulnerabilities so you can plan accordingly.

Beyond the Report

Official Website: The government website https://www.georisques.gouv.fr/ provides general risk maps and information.
Localised Information: Don’t hesitate to ask local authorities (like the Mairie) for details about the area.

Don’t Let Risks Take You by Surprise

Géorisques and ERP reports bring transparency to the French home-buying process. Understanding them is vital for assessing a property’s suitability and making choices that help ensure your long-term safety and well-being.

Gas Safety First: Understanding Gas Inspection Reports in France

When buying a home in France that has a fixed gas installation, a gas inspection report provides essential information about safety. Let’s demystify this important document:

Why Gas Inspections Matter

Some anomalies can be dangerous, leading to leaks, fires, or even explosions. Gas inspections are designed to identify potential hazards and help protect you from these risks.

When is a Gas Inspection Required?

Mandatory: Property with a fixed gas installation more than 15 years old requires a gas inspection report (less than 6 months old) before the sale can be finalised.

What a Gas Inspection Checks

An independent certified professional will examine:

Gas Pipes: Looking for anomalies such as signs of damage, the wrong type of pipe or an out of date pipe.
Appliances: Checking safety mechanisms.
Ventilation: Checking adequate venilation to prevent dangerous gas build-up.

The Gas Inspection Report: What to Look For

Anomalies: The report will list any issues found, categorised by their level of severity.
Corrective Measures: Recommendations for necessary repairs or improvements.
Overall Risk Assessment: Whether the gas installation is deemed safe or poses potential dangers.

How the Report Impacts Your Purchase

Clean Report: Good news! However, always make sure it’s recent. Remember that any ‘non fixed’ installations may not have been inspected.
Minor Issues: These might be easily fixable with minor repairs. Always ask a qualified professional to carry out the repairs.
Major Problems: Significant issues could require extensive and costly repairs, and may be a point of negotiation or a reason to reconsider the purchase. Always ask a qualified professional to carry out the repairs.

Beyond the Report

Responsibility for Repairs: Sometime negotiated between the buyer and seller, otherwise factor the cost of repairs into your budget.
Maintenance: Regular gas installation checks by a professional are important even after you move in.
Carbon Monoxide Detectors: While not mandatory, these can provide an extra layer of safety.

Don’t Compromise on Gas Safety

Gas inspection reports are a crucial piece of the puzzle when purchasing a property in France. They help inform you about potentially dangerous problems. Understanding the report empowers you to make informed decisions.

‘Diagnostics’ or obligatory inspection reports.

The obligatory inspection reports, paid for by the vendors, will be annexed to the contract.

Not all the reports mentioned below will apply to the property you purchase. It depends on the age, type and location of the property.

Energy Efficiency (diagnostic de performance énergétique, or DPE)

This report was introduced a few years ago and was intended to highlight differences in heating costs between properties. The DPE results have to appear on all advertising. The report is valid for 10 years (unless it was issued before 30th June 2021).

A DPE must be carried out in all dwellings, unless the accommodation is intended to be occupied less than 4 months per year. It is not required for properties where the only form of heating is open fires, or where there is none at all.

From April 2023, where the property to be sold is classed F or G, the vendor will need to have an energy audit undertaken in order to inform the buyer of the nature of the works required to improve the score. It will apply to class E from January 2025 and D from January 2034.

Furthermore from 1 January 2025, G-rated properties will no longer be allowed to be rented out. From 1 January 2028, F-rated properties will no longer be allowed to be rented out. From 1 January 2034, E-rated properties will no longer be allowed to be rented out.

Find out more about Energy Efficiency (diagnostic de performance énergétique, or DPE) diagnostic report

Electricity

The electrical safety report is not obligatory for properties built, newly-wired or completely re-wired within the last 15 years. The report is valid for 3 years.

Find out more about the Electricity diagnostic report

Gas

The report is necessary when fixed gas pipes have been installed in a property for at least 15 years. The report is valid for 3 years.

Find out more about the Gas diagnostic report

Asbestos

An asbestos report is not required for properties built after July 1997.

If asbestos is present, the report outlines the condition of the material concerned, and indicates whether any action is required.

The report is valid indefinitely where no asbestos is present, or for 3 years if asbestos is present.

Find out more about the Asbestos diagnostic report

Lead

A lead report is not required for houses built after 1st January 1949.

Where traces are found, this is often in undercoats of paint but still detectable by the machine used by the inspector.

The report is valid indefinitely where no lead is present, or for 1 year if lead is present..

Find out more about the Lead diagnostic report

Termites

A termite report is not required for properties outside of designated risk zones.

The report must be less than 6 months old at the time of final completion.

Find out more about the Termites diagnostic report

Natural Risks

Some areas of the country are subject to specific risks such as earthquake, flooding, land-slip, radon, industrial accidents, accidents due to mining, etc. The purpose of the report is to inform buyers of the level of risk, if any, in the commune concerned. The risk report concerns the whole of the commune, not specifically the property itself.

There is also a requirement for the vendors to declare whether or not they have made, or have knowledge of, any insurance claims following damage to the property due to certain recognised ‘catastrophic’ events in the past..

The report must be less than 6 months old at the time of final completion.

Find out more about the Natural Risks or Géorisques diagnostic report

Loi carrez

A precise measurement of surface area must be supplied for properties within a copropriété (usually an apartment or part of a gite complex)

It remains permanently valid unless work has been carried out which changes the surface area.

Find out more about the Loi carrez

Drainage

Any essential remedial work highlighted by the report is obligatory and the buyer will usually have one year after purchase to carry it out.

The report must be less than three years old at the time of completion of your purchase.

In some areas, properties connected to mains drainage are exempt from this legislation.

Find out more about the Drainage diagnostic report

How to make buying property in France easier