Survey

Although a vendor must certify that a property is free from 'hidden defects', this provides little reassurance as they can plead ignorance. It would be difficult to prove subsequently that they were fully aware of any defects.

Surveys of the condition of the property you intend to purchase by professional surveyors or 'experts' are unusual in France, except for mandatory termite/insect and asbestos surveys (paid for by the seller). It is more usual to employ the expertise of an architect or local builder or Maître d'Oeuvre to give his opinion on the structural soundness of the property and to give quotations for any work required. In cases where land is not clearly marked out, a Geométre (land surveyor) will be called in to mark the boundaries.

It is certainly prudent to carry all this investigative work before signing the Compromis as once this agreement has been reached it is binding on both parties.

Certificat d’Urbanisme Planning Permit

The Certificat d’Urbanisme (CDU) is a certificate of town planning or urban development in France. It states the rights attached to a specific property and the buildings on it with regards to their function and purpose, future development and zoning of the property and the associated taxation on all land and buildings in the area.

A relevé or matrice cadastraux, available from the mairie for the area of the property in question, states the current use of the land and the use to which it may be put. For further information you may (for free) request a certificat d’urbanisme.

There are two types of certificat d’urbanisme:

• the certificate of information (certificat de simple information): This provides information on the existing rights for development of the property but does not tell you if it may be developed beyond what is already allowed.
• the operational certificate (certificat opérationnel): In response to a request, this provides information on whether a specific development may be undertaken on the land.

It is advisable to ask for a CDU before buying property or land in France. It provides information on the development potential of the property and the limitations and obligations attached to that property of any existing rights to build. This can affect your intended plans for the property, as well as its future value.

NOTE: the certificat d’urbanisme does not give authorisation to build - it does not replace the building permit - but is needed if you plan to make any changes to a property and/or apply for a building permit.