It is a common dream: to move to France and do up an old farmhouse full of original features, or even buy a crumbling chateau.
However, embarking on a renovation is no easy task, as British architect Andrew Corpe, of Andrew Corpe Architects, knows only too well.
Based in Luberon, Provence, his firm has completed over 300 projects across France, ranging from historic chateaux to new-build properties designed completely from scratch.
He explains the basic errors to avoid in your own property project.
Always visit the property two or three times and keep the following points in mind.
Andrew CorpeAndrew Corpe
1) Orientation
Ideally, the principal façade of the house should face south or south-west.
Avoid properties located on the north side of a ridge or hill, as they will lose valuable sunlight during the winter months.
When viewing properties in summer, buyers often fail to consider this and later discover that the house is cold and dark in winter.
2) Land plot
The French cadastre (land registry) is notoriously inaccurate and provides no precise dimensions. Ideally, ask the vendor to supply a survey carried out by a géomètre (chartered surveyor).
Check carefully for easements or rights of way, which can cause serious issues. I have frequently encountered new owners who were unaware that an old public road ran behind their house, or that a neighbouring farmer had the right to drive a tractor across their garden at dawn.
Also verify the distance between the house and the property boundaries, as planning rules are very strict regarding extensions close to boundaries.
Check which planning zone the property is located in and what is permitted. In agricultural zones (A) and natural zones (N), regulations are very restrictive, allowing only limited extensions and capping the overall floor area.
If you are purchasing a large old farm in one of these zones, ensure that barns and non-habitable spaces can legally be converted, as this is not always allowed. Buyers are often unaware of this, and estate agents are not qualified to give reliable planning advice.
In these zones, the prefecture will require proof that all existing buildings are legal before approving any planning application.
I have had clients discover after purchase that parts of their property were built illegally, completely blocking their renovation plans.
While retrospective applications can sometimes regularise this, it is impossible if the work does not comply with current rules.
Local authorities are also increasingly restricting the construction of swimming pools in both urban and rural zones. Approval should never be assumed.
Always check these matters with the mairie, ideally accompanied by an architect who can guide you through the complex regulations.
In urban zones (U), also check the development potential of neighbouring properties. You do not want someone building directly in front of your view.
4) Services
Ensure that the water and electricity supplies are sufficient for your project. I have often encountered situations where upgrades were required, involving costly trenching and replacement of pipes or cables.
In some cases, upgrades are not possible due to limitations in the local networks.
Fibre and telephone services can be unreliable, but Starlink is often a viable alternative.
Septic tank systems are rarely compliant with modern regulations. Upgrading or replacing them is almost always necessary and can be expensive.
5) Diagnostic reports
It is astonishing how often buyers ignore the legally required diagnostic reports. These documents contain invaluable information, and overlooking them can lead to major unforeseen costs.
The electrical report is equally important – rewiring a property is expensive.
The natural risks report will identify flood zones, earthquake risks, clay soil conditions and other hazards. These can be particularly costly when renovating or extending.
I recently refused a project involving a house in a clay zone with severe structural cracks. Despite my advice, the buyer proceeded and now faces enormous underpinning costs.
The asbestos report should never be ignored. France continued using asbestos well into the 1980s, and it is often found in roofs, conduits, adhesives and other materials.
Removal is extremely costly and adds no value. The same applies to lead and termite reports.
6) Renovation costs
Ensure that you have a realistic budget to complete the project. This may seem obvious, but enthusiasm often leads buyers to underestimate costs.
The surface area of the property is a major cost driver. Unless the roof is relatively recent, replacement may be required.
Estate agents frequently underestimate renovation costs and may recommend a contractor they know. Instead, you should consult an architect or quantity surveyor to provide a preliminary cost estimate before making an offer.
I was once involved in a project to convert a garage adjoining a house into a studio. During the works, a neighbour appeared claiming ownership of the garage – and had documents to prove it.
So did my client. After investigation, the mayor confirmed that both were wrong and that the commune owned the garage. The lawyers are still dealing with the case.
Never use the same notaire as the vendor, no matter how convenient it may seem.
8) Planning permission
Once your offer has been accepted and you have appointed a notaire, stop immediately if your project involves a change of use or an extension – this will require planning permission.
If the property is in an agricultural or natural zone, within 500 metres of a protected monument, or in a fire-risk area, you should insist that planning permission is obtained before completion of the sale.
Vendors and agents often resist this due to the potential six-month delay, but it is essential. If permission is refused after purchase, you may own a property you cannot legally renovate.
In France, a registered architect is legally required to submit a planning application if the total internal floor area exceeds 150 m². The regional office of the Ordre des Architectes can help you find one.
The notaire will set a deadline for obtaining the permit, so close collaboration with your architect is essential.
9) Construction and insurance
Once you have planning permission and ownership, work can begin.
The construction process in France can be very different from other countries. Construction drawings are not submitted to the town hall, and there are no district surveyors inspecting the work. Responsibility lies entirely with the project team.
By law, all professionals involved – builders, architects and engineers – must be insured and provide a 10-year guarantee (garantie décennale). In addition, the property owner must take out mandatory insurance known as dommages-ouvrage (DO), which covers the project for 10 years and activates the contractors’ insurance in the event of defects.
Many owners fail to take out DO insurance because there are no immediate compliance checks. This can become a serious issue if you sell the property within 10 years, as the notaire will require it. Without it, you remain personally liable.
Always request current insurance certificates from all contractors. If you work with an architect, they will handle this for you.
10) Contracts and payments
Whether you use a general contractor or individual trades, certain golden rules must be respected.
Each contractor must have a written contract including detailed costs; start and completion dates; penalties for delays; procedures for variations; dispute resolution; insurance details; payment terms; retention provisions.
Without such contracts, projects can quickly descend into chaos, as famously described by Peter Mayle.
Never allow extra work to proceed without a formal written quote approved in advance.
Do not pay for building work in cash. It is illegal without an invoice showing VAT, and you will have no legal or insurance protection.
At completion, ensure a formal handover takes place, with a signed document noting any defects (snags) and deadlines for rectification. This is essential for insurance purposes.
11) Completion
Once the work is finished, notify the mairie so they can verify compliance with the planning approval. If approved, you will receive a certificate that is required for resale. This step is often forgotten and can be difficult to rectify later.
Finally, inform the tax office of any improvements or extensions so they can – inevitably – increase your local taxes.
These are just some of the key issues to consider when renovating property in France. There are many more.
It is advisable to appoint a registered architect qualified to guide you through the entire process.
