How to Safely Buy and Renovate Property in France

The dream of moving to France is vivid and enduring: rustic farmhouses, sun-soaked terraces and rolling countryside. For many, it is entirely achievable. However, it must be balanced with an understanding that the property purchase process in France differs significantly from that in the UK, US or Australia.

In France, due diligence is not something that is done for you; it is undertaken by you. The responsibility rests squarely with the buyer to ensure that a property genuinely supports their plans. Assuming that a project is feasible, that a building is structurally sound, or that renovation costs are predictable can quickly turn excitement into frustration.

Having a clear template or plan for understanding the nuance of the building, how it fits with your aspirations and what work is required to achieve your dream is key to making the process as stress free as possible.

At French Plans, when we advise our clients, we work through a three-layer due diligence framework creating a clear plan for discovery, development and decision making.

One of the first steps in due diligence is defining the project itself. What must happen to the building for it to fulfil your vision? In some cases, the answer may be largely cosmetic. In others, it may involve structural alteration, extension or conversion of outbuildings.

Where significant works are anticipated, the first line of investigation should be legal and planning feasibility. In France, almost any external change to a property, from extensions and roof alterations to the conversion of barns or even the replacement of windows, can require formal planning consent.

Planning policy is set at a local level through a document known as the Plan Local d’Urbanisme (PLU). Every parcel of land within a commune is assigned a zoning designation, typically Urban (U), Agricultural (A) or Natural (N). Urban zones generally allow greater flexibility for development, while Agricultural and Natural zones are more restrictive, designed to protect rural landscapes from incremental or inappropriate change.

Identifying the property’s zoning and reviewing the applicable policies provides an early and essential test of feasibility. A building that appears perfect and ripe for development in photographs may, in reality, be legally constrained.

In addition to zoning, further regulation may apply where properties fall within protected heritage areas or are individually listed. The Architectes des Bâtiments de France (ABF) review and advise on works within such zones, often influencing design, materials and overall approach. Establishing whether these protections apply at an early stage allows plans to be adapted strategically rather than revised under pressure.

A property can appear to fit a project in every practical sense yet prove unviable in legal terms. Unless this layer is investigated early, your dream project can be destined for failure before a finger is lifted.

Alongside establishing the legal framework of the property the physical condition of the building needs to be determined. Buyers in France receive a statutory set of diagnostic reports commissioned by the vendor. These documents cover a defined series of areas, including the presence of asbestos or lead, termites and wood-boring insects, electrical and gas compliance, thermal performance (DPE), private drainage systems and environmental risk factors such as flooding, subsidence or radon exposure. 

These reports are detailed and useful, but they are compliance documents rather than project assessments. They identify the presence of issues; they do not necessarily quantify the extent of damage or the cost of remedy. For example, a report may confirm termite activity without assessing the structural impact on timber elements. Where red flags appear, further specialist investigation is often required.

For properties requiring substantial renovation, commissioning an independent condition survey can provide a far clearer understanding of the building’s structural fabric. Foundations, roof structures, load-bearing walls, moisture ingress and overall integrity can be assessed in context. While not standard practice in France, such surveys are a valuable tool for buyers seeking clarity before committing.

However, even a condition survey evaluates the building as it stands. It does not determine how effectively the property supports your intended transformation. A barn may be structurally stable yet poorly suited to residential conversion without significant intervention.

The most robust approach is to integrate the findings of diagnostics and structural assessments into a defined project plan. Only when technical realities are tested against design aspirations can a meaningful view of feasibility and therefore likely cost begin to emerge.

If a property passes the legal and technical layers of due diligence, the final test is financial and practical feasibility. The investigations undertaken so far should now inform the development of a realistic and structured budget.

Renovation costs in France vary significantly by region, scope and availability of skilled trades. Labour shortages in rural areas can affect both price and programme. Projects requiring structural alteration or exceeding 150m² of habitable space will require an architect to submit planning applications, introducing additional professional fees and coordination.

Buyers should also consider how the works will be managed. Will you be based locally throughout the renovation, or overseeing the project remotely? Distance can affect both decision-making and cost control.

Crucially, budgeting should reflect the total project cost, not simply the purchase price and a notional allowance for works. Professional fees, development taxes, specialist reports, TVA and contingency allowances must all be incorporated. In many renovation projects, the acquisition price ultimately becomes the smallest figure within the overall investment.

Financial feasibility is not about dampening enthusiasm; it is about ensuring that ambition is matched by resources. When the numbers are clear, decisions become more confident and far less stressful.

Undertaking detailed due diligence is not solely an exercise in risk mitigation. It is equally about alignment. A property may be structurally sound and legally compliant, yet still fail to support the life you intend to build in France. 

Location, accessibility, long-term maintenance, resale value and the time required to complete works all deserve consideration. Does the scale of renovation align with your timeline? Does the total investment make sense within the local market? Will the finished property truly serve the way you wish to live, whether as a permanent home, seasonal retreat or income-generating asset?

In France, as in many countries, the difference between a dream project and an expensive mistake is rarely luck; it is preparation. The distinguishing feature of the French system, however, is that the responsibility for that preparation rests largely with the buyer.

A clear framework for asking difficult questions does not diminish the dream, it protects it. When aspiration is balanced with investigation, buyers are able to move forward not just with excitement, but with confidence.

If you’re considering a property project in France, we’re confident that our three layer due diligence process will help ensure your success, so get in touch with us now via www.frenchplans.com

This article was written and provided by French Plans.