Surveys for a sale
Selling a property in France? The surveys are mandatory
French law requires every property seller to have surveys carried out by an accredited professional. The seller must pass on full information about the property to the future buyer. This keeps the sale on track and protects the seller against claims for hidden defects.
The surveys required depend on the property. The DPE (Energy Performance Certificate) and the ERP (natural and technological risk statement) are always mandatory. The technical survey file may also include asbestos and lead reports, depending on when the property was built; gas and electrical reports, depending on the age of the installations; a termite report, depending on the location; and the loi Carrez (floor area certification) if the property is part of a co-ownership building.
Additional checks, such as mains drainage or a wood-boring insect report, can be added. Be aware: a missing survey can lead to the sale being cancelled.
DPE: the energy rating of the property
Any property listing, whether for sale or for rent, must show the DPE result for the property. This is a legal requirement.
Anyone interested in the property can see its energy rating, along with an estimate of the annual energy bill.
The surveyor carries out a detailed analysis of the property's equipment. After studying its energy use and CO2 emissions, they give it an "energy" rating and a "climate" rating.
Based on the DPE result, the surveyor may also recommend work to improve the property's rating.
Valid for: 10 years, unless works are carried out that may affect the property's energy performance.
Asbestos survey, for properties with a building permit issued before July 1997
Any property built before July 1997 and put up for sale must have an asbestos survey.
This is a mandatory inspection and must be carried out by an accredited professional.
The surveyor looks for asbestos, a material once used widely in construction, especially as insulation.
It is now banned, but it is still present in many French buildings and poses a serious health risk if inhaled.
A survey before a sale helps protect the future occupants from related diseases.
Valid for: if the survey dates from before April 2013, it must be renewed. If it is more recent, it has no expiry date as long as no asbestos was found.
Lead survey, or CREP (lead exposure report), for properties built before 1949
Any property with a building permit issued before 1949 that is put up for sale or rent must have a lead survey.
Lead was once widely used, especially in paint. It has been banned since 1949 because of the many health problems caused by exposure to it.
The surveyor looks for and measures the presence of this toxic material.
A level of 1 mg/cm² is tolerated. A higher concentration may require removal works.
Valid for: 1 year if the concentration is above the threshold; no expiry date otherwise.
Gas survey, for installations over 15 years old
A property with a gas installation over 15 years old must have a gas survey before it is sold or let.
The aim is to prevent household accidents caused by an ageing installation, such as poisoning, fire or explosion.
Only a certified surveyor can carry it out. They check every regulated point, including pipework, the condition of appliances and ventilation.
Valid for: 3 years.
Electrical survey, for installations over 15 years old
When a property is put up for sale or rent and its electrical installation is more than 15 years old, it must have an electrical survey first.
The aim is to ensure the safety of the future occupants.
An old installation can cause electric shocks or fires, for example.
The surveyor checks each regulated point to assess all the equipment.
Valid for: 3 years.
Loi Carrez: measuring the private floor area of a co-owned unit
Required for any sale of a unit in a co-ownership building, the Carrez measurement gives buyers the exact private floor area of the property.
Strict rules apply. The seller may take the measurement themselves, but it is complex, especially when deciding which areas count and which are excluded. Using a professional is recommended.
An error above the 5% tolerance leads to a price reduction in proportion to the difference.
Valid for: no expiry date, as long as no works change the layout of the property.
Termite survey, to protect the structure of a building
Some areas are officially classed as at risk of termite infestation. Any property in one of these areas must have a termite survey before it is sold.
Only a certified surveyor can carry it out. They inspect every timber element of the building: beams, roof structure, floors, joinery, and so on, up to 10 metres around the main building.
Termites feed only on wood. They spread very quickly and can cause a building to collapse.
Valid for: 6 months.
ERP: the risk and pollution statement
The ERP is mandatory for every property sale or letting.
It lists all the risks, natural or otherwise, that may affect the property.
After checking records held by the local council, the surveyor drafts the ERP. Depending on the location, it covers potential flooding, earthquakes, soil pollution and radon exposure.
Valid for: 6 months. It must be included in the technical survey file.
Risk and pollution statement (ERP) in Bordeaux: full guide →
Mains drainage
Before a sale, the local council or the seller may require a professional mains drainage survey.
It is designed to spot defects that could reduce the network's efficiency and harm the environment. The survey consists of checking the pipe connections.
It must be included in the mandatory surveys handed to the buyer, so they can plan any works needed.
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