Building A New House In France
FRANCE PROPERTY FOR SALE BUILDING a NEW HOUSE In FRANCE.
Although buying a property for renovation is the trend these days, some people choose to construct a new home.
Renovation has got more expensive and there are fewer houses to actually renovate. Building is the new alternative.
Site Selection Process
First step in building a property of coarse is buying the land to build on.
The easiest way of doing this would be to look on the market and buy a plot of land that already has planning permission. You can find plots for sale on the internet, local agents, maybe even the newspaper.
However there is always land available that doesn't yet have planning permission.
If you want to build in a certain are but cant find anything we would advise that you get the local mairie to read the plan
Make Sure. .
• You think of the future, the property won't happen overnight, make sure you know about any other future developments in the area.
• What are the boundaries?
• Is the soil suitable for construction? get it tested.
• Construct a budget, and an estimate of how much the whole project is going to cost.
Architecture
Make sure that before you jump ahead and appoint an architect that you have checked every available option. There are a few places in France where you can get Free architectural and planning advise. Here are two of the many, check them out before:
1. CAUE
2. ANIL
An qualified and registered architect must submit the plans of the building if the net habitable surface area exceeds 170m².
If an architect is not a member of the l'Ordre des Architectes then he/she is not a qualified architect. Make sure you do a thorough check of every architect you come across, although the French architectural standard is largely very high, you should still always be careful.
Finding an Architect
A local familiar architect is usually preferred. They will know the local are and know which builders to choose etc.
Don't rush in to it, take your time. See more than one architect and do background checks, check previous work and discuss your project and ask for their feeling about it.
Contract
Preferably you should enter into a formal written contract with the architect.
Don't sign immediately, study it and make sure you approve of everything it says.
The architect should have professional indemnity insurance, ask to see this certificate.
The architect is obliged to guarantee their work for ten years against major faults.
If planning is refused because the planning regulations have been breached you have no legal right to pay the architect.
The law is on your side.
The architects pay is freely negotiable, but is usually based on a percentage of the cost of the property.
Expect to pay at least 3% of the building cost for plans to planning consent and a further 5% to 10% for supervision of the construction works.
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Builders
The selection of a builder relies on whether you have chosen a package deal that includes a standard design, or you're looking for a ‘build only' contract.
If you are building a standard design home, you don't design it yourself, then we would recommend you use builders close to the UNCMI, they have some of the largest building companies in the country affiliated to them.
If you want to design it yourself, or have a standard design but pay a bit more then you should go to the FFC. We would recommend the FFC affiliated companies.
UNCMI - http://www.uncmi.org/article.php3?id_article=121
FFC - http://www.ffcmi.com/ffc.html
Building Contracts
A - Contrat de construction de maison individuelle (CCMI)
B - Contrat d'entreprise/Contrat louage-ouvrage
A
There are two types of this contract. The first, contrat de construction avec fourniture de plan, is when the builder does the plans as well as the buildings.
B
The second type of contract, contrat de construction sans fourniture de plan, this is when the architect does the plans and the builder does the building.
Contrat d'entreprise/Contrat louage-ouvrage – Another type of contract.
This means that you don't only have an architect to do the plans, but also organise the building work through several professional building companies.
Before signing the contract make sure you have reviewed the main aspects of this contract.
• You get a 7 day cooling off period of you didn't sign in front of a notaire, in which you can get a full refund of the deposit you paid whilst signing the contract.
• The contract must include a full description of the works which are going to take place.
• You've agreed the contract price, fixed or not.
• The payment is paid in stages. First there is a deposit of up to 3%. Then the rest comes in stages as follows:
5% start of works
25% foundations
40% external walls
60% roof
75% windows and doors
95% Practical completion
• Must include start date, date of completion and how long construction will take.
• Must be two guarantees: the home will be completed and that there is a ten year building guarantee against defects.
• Sub contractors are allowed.
• One planning permission has been granted you must place on the site the standard planning notice for a minimum of two months.
For people under the CCMI contract,the law requires the builder to ensure a bond or financial guarantee which makes sure that if the company liquidises or goes bankrupt that they will still finish the work, including failure to finish by the due date.
Householder Defects Insurance
This makes sure that you get your money back to repair any defects the house has. This makes sure that you actually get your money; in most cases the builder could just say that it was the suppliers fault or a sub contractor etc.
But with this insurance it removes all uncertainty by placing an obligation on your insurer to pay all the costs.
Handover
The French name for this is La Réception. When this process occurs it is highly advised that you have aw professional at hand to judge the quality of the work etc.
If everything is okay then an unconditional handover takes place, in which you pay the 5% outstanding balance. If not accompanied by a professional advisor you are allowed 8 days to find any faults and notify any defects which should be repaired by the builder.
If the work is not acceptable, but you still accept handover then this calls for a conditional handover in which the 5% balance is not paid until everything is as it should be.
Any claims that you have should go to the council. However make sure you are careful and you have a right to claim, and that you haven't bitten of more than you can chew.
Tax
Within 90 days of the property being occupied you must inform the tax authority so that they can undertake a review of the property. This will go on to determine the amount of taxes you have to pay on the home.
After this you should be okay, but don't forget to take out the standard house insurance.