These pages answer some frequently asked questions about French property surveys and valuations. Please read our disclaimer. Please feel free to raise any interesting points you may have. Just Contact Us. This is not an advisory service but we are happy to informally exchange views on interesting points raised. Just click here.

Frequently Asked Questions - 3

  • Can specialist tests be carried out?

    Yes. There is a distinction between an 'inspection' and a 'test' of such services as the drains, the heating system, the wiring, timber. In particular, discuss with the surveyor whether any central heating system should be inspected or tested. Where a property is old or appears to be in a poor state of repair, the surveyor may recommend specialist tests. He will offer to call in specialists (and you have to pay for them). The fact that he recommends tests may be sufficient reason for you to incur this extra expense - he will usually have diagnosed a potential problem. If the surveyor has found evidence of serious problems, you will have to accept that you are likely to commit yourself to a lot of expenditure. If that worries you, this could be the point when you start looking around for another property.

  • Can you arrange a survey for me?

    Yes, although you will need to instruct the surveyor direct and be responsible for his fees. We can put you in contact with a surveyor anywhere in France. Please contact us.

  • Do I need a property valuation?

    Many English buyers pay inflated prices for French property and never recover their investment. One way to value a French property is to compare the asking price with similar properties in the same area. Other methods include assessing the potential annual rental income, measuring the land value in terms of square metres and/or the French cost of construction index.

    Your notaire, architect or builder can all arrange a simple valuation but the person best qualified to value your property is your surveyor or a local expert immobilier who has an intimate knowledge of local market conditions. For example, he will also be able to quote local building costs for any essential or desired improvements, and estimate the subsequent value of the property once restoration has been carried out. He should also be able to advise on any local building restrictions and what written permissions will be required. Buildings and fire insurance valuations can also be arranged to ensure that the property is fully (but not over) insured.

    Please contact us if you require any further assistance.

  • Do I need a survey?

    Yes. When you first inspect French property look carefully for any visible defects (vices apparentes) to the structure, equipment and services which by law your vendor is not obliged to disclose if you or your surveyor could have discovered them. Tell-tale signs include bulges or cracks to walls, shrinkage to woodwork, springy floors, stains on the walls, sagging ceilings, crumbling plasterwork and funny smells. Be aware of termites which are a problem in many parts of France but rarely, if ever, occur in the UK. They are capable of completely destroying a building from the inside out so their presence may not be obvious.

    A house-proud vendor may have newly painted, plastered, rendered or otherwise covered over a multitude of defects which by law he must disclose if you or your surveyor could not have discovered them (vices caches). For example, you can sue your vendor if he falsely stated that the property has not suffered from dry rot or flooding. Ask your vendor if he has carried out any structural work to the property. If so, why, and where are the planning permissions, guarantees and/or invoices?

    Litigation in France is not an economic option and for peace of mind you should therefore always commission an expertise (survey) before you make an offer to buy. Your vendor is unlikely to accept an offer made 'subject to satisfactory survey' but may accept a more specific condition such as subject to written confirmation by a surveyor that the roof structure is in good condition, the attic ventilation/insulation functions properly and that no repairs or timber treatment are required.

    Most buyers should want to know the exact condition of the property they are buying. To do this, they should commission a proper building survey or structural survey. One of the most common misconceptions is that mortgage lenders carry out surveys. They do not. They carry out valuation surveys, which are very different. The lenders are solely concerned with whether the property is worth the amount being borrowed, not with its precise condition.

    It is not only for old property that it is desirable to have a survey done: a recently built property can have serious defects too, through bad design, bad workmanship or neglect.

  • How much does it cost to have a French survey?

    Fees are usually by negotiation and relate to the time taken to inspect the property and write up the report. Generally speaking, the larger the property and the worse the condition of the building, the longer the survey will take.

    The cost of a survey is usually a minimum of £500 rising up to 1% (plus TVA) of the purchase price for more complex and time consuming work plus out of pocket expenses. As a percentage of your total investment is small and a reasonable price to pay for peace of mind. If a problem is detected early, the modest costs involved become money well spent, especially if you are able to use it to negotiate a price reduction.

    Ask the surveyor how soon he can do the survey and discuss how comprehensive a survey to carry out. Give the surveyor as much relevant information about the property as you can, particularly details of any doubtful points you noticed when you viewed it (such as damp patches, odd smells, cracks, obvious recent repairs, state of party walls) and on the siting of the property regarding potential flooding or subsidence

    If you plan to make any alterations or improvements, inform the surveyor before the survey in case there are any snags which he might spot. If, for example, you plan to demolish an inside wall to enlarge a room, this may turn out to be a load-bearing wall which it would be inadvisable, or very costly, to remove. And if you are planning complete redecoration, or a rewire or replumb, tell the surveyor. You will save his time and your money.

    The written report accounts for a large part of the cost, so if you are content to have oral comments, or a less detailed survey taking note only of any major structural defects, you would pay less. However, beware of relying on oral comments only. If defects show up later, you may have difficulty in establishing just what the surveyor actually said.

    Be prepared to have to pay for a survey more than once during your house hunting, not only because a survey may show that a property is not worth buying but because a deal may fall through for reasons beyond your control, so that you have to start all over again.

    Do not hesitate to discuss the report with the surveyor, who will be able to put any defects into perspective. Ask him to explain any technical terms that you do not understand.

    Where a property is old or appears to be in a poor state of repair, the surveyor may recommend specialist tests. He will offer to call in specialists (and you have to pay for them). The fact that he recommends tests may be sufficient reason for you to incur this extra expense - he will usually have diagnosed a potential problem. If the surveyor has found evidence of serious problems, you will have to accept that you are likely to commit yourself to a lot of expenditure. If that worries you, this could be the point when you start looking around for another property.

    Ask the surveyor to tell you the approximate cost of putting right any faults which are found and to give you an estimate of how much you would need to spend to put the property into good structural order. Then try offering the seller a price reduced by that amount. If the seller will not budge, you have to decide how badly you want the property. If you decide that you do not want to buy the property, you are not obliged to go ahead, unless you have already committed yourself to a legally binding purchase contract.

  • How quickly can a survey be arranged?

    If you want to have your own survey done quickly, so as to avoid delay if there are other potential buyers, please contact us. We can put you in contact with a surveyor anywhere in France.

    Access permitting, his survey report (where speedy advice is essential this can also be telephoned from on-site) may either draw your attention to any structural or other physical defects that you did not know existed in the property, or the seriousness of which you may not have appreciated. However, a surveyor does not have x-ray eyes and cannot report on the condition of floor surfaces covered by fitted carpets, or other inaccessible parts of the property.

    Ask the surveyor how soon he can do the survey and discuss how comprehensive a survey to carry out. Give the surveyor as much relevant information about the property as you can, particularly details of any doubtful points you noticed when you viewed it (such as damp patches, odd smells, cracks, obvious recent repairs, state of party walls) and on the siting of the property regarding potential flooding or subsidence.

    If you plan to make any alterations or improvements, inform the surveyor before the survey in case there are any snags which he might spot. If, for example, you plan to demolish an inside wall to enlarge a room, this may turn out to be a load-bearing wall which it would be inadvisable, or very costly, to remove. And if you are planning complete redecoration, or a rewire or replumb, tell the surveyor. You will save his time and your money.

    You should obtain written confirmation from the surveyor setting out the extent of the inspection: this may avoid misunderstandings at a later date.

  • Is specialist treatment guaranteed?

    If your surveyor's report shows that specialist treatment is recommended, you can get estimates (usually free) of the cost from specialist firms, most of whom provide guarantees. It is worth getting more than one such estimate from firms who will provide guarantees. You may want to offer less for the property to allow for the cost of treatment and other work needed.

    Some guarantees are for long periods (20 years or more). However, the company which carried out the work might not last as long as the guarantee it gave. If it goes out of business the guarantee will become worthless, unless there is the backing of insurance, in which case the insurers will usually undertake to have guaranteed remedial work done.

    The existing owner may have employed specialist firms to carry out remedial work for which a guarantee has been given - for instance, treatment for woodworm, for dry or wet rot or rising damp, or the use of special protective coatings for roofs or external walls. Such a guarantee can normally be transferred from one owner to the next, although you may have to notify the company concerned and pay a registration fee. You should get the original document eventually, usually through your notaire, but ask if the surveyor can see it before he does the inspection. Make sure he also obtains the original report and estimate on which the guarantee is based. This will detail what work was (or should have been) done and any qualifications to the guarantee. For example, guarantees for damp treatment are often conditional on other works being carried out (such as replastering in a special way or lowering the ground levels outside). These tasks are not usually carried out by the treatment company. If any problem arises, it is often easy for the treatment company to put the blame on someone else.

  • What happens if my surveyor is negligent?

    If you are let down by negligent surveyors, you should not have to risk court action to get compensation. A compulsory arbitration scheme for all members of the RICS came into effect on 1 September 1998. Chartered surveyors are also required to have a proper in-house complaints procedure. Suing English surveyors for negligence is now simple, quick, informal and inexpensive. Each party presents a written statement of its argument in the dispute. A specially trained arbitrator then looks at all the evidence and, if necessary, inspects the property himself. His decision will be binding on both sides.

  • What is a géomètre-expert?

    The géomètre or land surveyor is the only person legally qualified to establish whether or not all the land being offered for sale does in fact solely belong to your vendor. The title deeds, relevé cadastral or plan cadastral are usually in need of revision and no substitute for a géomètre's accurate on-site measurements. For example, the géomètre can prepare a definitive plan de bornage or arpentage correctly siting the boundaries to the property. This will also confirm whether buildings, fences, trees etc are actually on your property. He can also deal with party wall matters. For example, a new fence in the wrong place can cause legal problems and expenses. If the adjoining owners agree, a party wall or other structure can be built on either side of the boundary or such other position as the parties agree, and the cost is usually shared according to the use each makes of the new structure. If the adjoining owners do not agree, the wall has to be built wholly on the land of the building owner who must bear the whole cost. No unnecessary inconvenience should be caused to any adjoining owner and compensation must be paid for any loss or damage caused. However, the building owner may construct necessary foundations and footings below the adjoining land. Underpinning, thickening, demolition and rebuilding of party walls is usually subject to local building control. All works must usually be exactly in accordance with agreed plans.

    The géomètre can also establish whether neighbours or other people are entitled to partial use of your property (e.g. via utility easements, rights of way, light or other servitudes) thereby reducing its value. He can inspect the local land development plan (Plan d'Occupation des Sols or POS) in your commune to establish what works can be carried out to the property. For example, if your property is in a zone non constructible only limited refurbishment works may be permitted. Even if you do not intend to undertake any construction works to the property yourself, this limitation may frustrate a quick sale to a buyer who may wish to build in years to come. The POS and other planning searches will also tell you if other planning matters affect the property. This will be the case for instance if the property is listed (classé), situated in a beauty spot, a development area or a church or other monument historique.

  • What is a French survey?

    The extent of a French property or structural survey (expertise) will depend on the age and condition of the property and on how much you can afford. If the property is furnished at the time, it may not be practicable to make a very detailed inspection, which would involve lifting carpets and floorboards, for example. Much depends on how thorough an inspection the seller permits.

    You are likely to get a general description of the construction and materials used, and comments on the condition of:

    • roof - timberwork, cladding, tiles, slates, chimney stacks, flashing, rainwater gutters, insulation
    • walls - plasterwork, brickwork, pointing, insulation, decoration, any cracks, damp, bulges
    • foundations - soundness, damp-proof course and external soil level, any subsidence, settlement
    • windows - state of frames
    • floors and joinery - soundness of timber, ventilation, any evidence of wet rot, dry rot, woodworm
    • plumbing - bathroom and WC, fittings, waste pipes, tanks and cylinders
    • drains - soil and rainwater
    • electrical installation - age of wiring
    • chimneys and flues
    • garden - state of walls, fences, outbuildings.

    The report which the surveyor gives you should summarise the condition of these items in as much detail as you have agreed, together with any faults and their importance.

    Give the surveyor as much relevant information about the property as you can, particularly details of any doubtful points you noticed when you viewed it (such as damp patches, odd smells, cracks, obvious recent repairs, state of party walls) and on the siting of the property regarding potential flooding or subsidence. The presence of any pollutants or other deleterious materials can also be investigated.

    If you plan to make any alterations or improvements, inform the surveyor before the survey in case there are any snags which he might spot. If, for example, you plan to demolish an inside wall to enlarge a room, this may turn out to be a load-bearing wall which it would be inadvisable, or very costly, to remove. And if you are planning complete redecoration, or a rewire or replumb, tell the surveyor. You will save his time and your money.

    The survey of the electrical installation may be confined to a 'visual examination'. Much of the wiring is hidden behind skirting boards and under floorboards, and it is possible that the surveyor will draw his conclusions only from what can be seen. He will say so in the report, but you should be aware of the limitation.

    Do not hesitate to discuss the report with the surveyor, who will be able to put any defects into perspective. Ask him to explain any technical terms that you do not understand

    .

    The existing owner may have employed specialist firms to carry out remedial work for which a guarantee has been given - for instance, treatment for woodworm, for dry or wet rot or rising damp, or the use of special protective coatings for roofs or external walls. Such a guarantee can normally be transferred from one owner to the next, although you may have to notify the company concerned and pay a registration fee. You should get the original document eventually, usually through your notaire, but ask if the surveyor can see it before he does the inspection. Make sure he also obtains the original report and estimate on which the guarantee is based. This will detail what work was (or should have been) done and any qualifications to the guarantee. For example, guarantees for damp treatment are often conditional on other works being carried out (such as replastering in a special way or lowering the ground levels outside). These tasks are not usually carried out by the treatment company. If any problem arises, it is often easy for the treatment company to put the blame on someone else.

  • When should I have a survey?

    Before you enter into a legally binding purchase commitment. Ask the surveyor to tell you the approximate cost of putting right any faults which are found and to give you an estimate of how much you would need to spend to put the property into good structural order. Then try offering the seller a price reduced by that amount. If the seller will not budge, you have to decide how badly you want the property. If you decide that you do not want to buy the property, you are not obliged to go ahead, unless you have already committed yourself to a legally binding purchase contract.

    Your vendor is unlikely to accept an offer made 'subject to satisfactory survey' but may accept a more specific condition such as subject to written confirmation by a surveyor that the roof structure is in good condition, the attic ventilation/insulation functions properly and that no repairs or timber treatment are required.

  • Who can I sue if I discover structural defects at a later stage?

    The answer to this question is perhaps best provided by the following imaginary case:

    Jack and Jill have found their dream property located on a hill near a stream in France. The French estate agents tell them that the property is in perfect condition, that they do not need a survey and, unless they sign a purchase contract today which has been prepared by the French estate agents, someone else will buy the property. Jack and Jill take the plunge and complete their purchase three months later, but then discover the house has cracks, woodworm, noisy neighbours and a building company has begun to dig trenches in the adjacent poppy field. At no stage were they warned about these pitfalls, either by the French estate agent or their notaire. So what can Jack and Jill do?

    The seller
    Jack and Jill could sue the seller if he hid defects which by law he must have disclosed if Jack and Jill or their surveyor could not have discovered them. But the seller was not obliged to disclose any defects to the structure, equipment or services which Jack and Jill could and should have discovered. In Jack and Jill's case, therefore, as they had signed the contract without a survey, their sellor is not liable.

    The French estate agent
    All French estate agents have a devoir de conseil (legal duty to advise) the buyer and seller of any defects which affect the property. Under Article 1382 of the French Code civil they may be found negligent if their error or mistake (faute) causes someone to suffer loss or damage. The French courts have awarded English buyers significant sums of damages against negligent French agents.
    In Jack and Jill's case, the French court decide that the French estate agents were not aware of these defects and were not therefore liable.

    The notaire In 1997 the Montpellier Court of Appeal held that a notaire owed a special duty of care to his English client who knew nothing about French law. If you are unhappy with a notaire you must formally complain to his Chambre des Notaires who will either investigate and deal with the matter themselves, or, more frequently, recommend that you issue proceedings in the French courts. However, Jack and Jill's notaire is not liable as they did not take any advice from him before they signed the contract.

    Jack and Jill have clearly been taken for a ride. Most of their structural problems stem from the fact that they did not instruct a surveyor to inspect the property (he would have advised them not to touch it) before they signed a purchase contract. Early legal advice would have warned them of all the above and other potential problems or expenses.

  • Who is qualified to survey French property?

    A property survey or structural survey should be carried out by a qualified person who specialises in this kind of work, such as a building surveyor or architect. It is preferable to engage a surveyor local to the property being inspected since he may know of any relevant conditions in the area which might affect it. The French estate agent/surveyor acting for the seller is not allowed to carry out a survey on the property (because of a conflict of interest) but may recommend a surveyor. A qualified English surveyor may be a member of the RICS (with the letters FRICS or ARICS after the name) or of the Association of Building Engineers, or of the Architects and Surveyors Institute. These professional associations are responsible for maintaining standards within the profession.

    For obvious reasons the surveyor should have professional indemnity insurance to cover his work in France.

    We therefore recommend that you commission an FRICS who is insured to practise in France, or a member of the Chambre des Experts Immobiliers de France to produce a written English or French language valuation and/or survey report (expertise) before committing yourself to a French property purchase.We can help you to find a suitable expert anywhere in France. Please let us know if you would like further details.