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Architects in France
Having bought your property in France with a view to improving or developing it, a decision will have to be made before you start work as to whether you employ an architect or not. And for some proposed work, this decision will be taken out of your hands, because in France, size counts! If you are intending to restrict yourself to a new floor area of 170m2 or less, then you do not necessarily need an architect, however, if you wish to build more than this amount, the application for a building permit must be made by an architect registered with the Ordre des Architectes.
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Planning permission in France
In principle, planning permission in France (permis de construire) is much more straight forward to obtain than in Britain. All land in France is classified into various planning zones which range from NC (non constructible), through NA and NB on to UB and other urban classifications. Each classification is given a coefficient which determines the amount of floor space which will be allowed on that land. For example, a plot in zone NB may have a coefficient of 0.15, which means that 15m2 floor space will be allowed on every 100m2 of land. If you wished to build a house of 150m2, then you would require 1000m2 of land.
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Classification of land in France
This classification should be set out in the Certificat d’Urbanisme (CU) which is normally one of the documents you will receive upon purchase of a property. This CU certificate is granted to property and land owners in France who want to build new buildings on their land, so is similar to outline planning permission in the UK, though in France additional permission and permits would be needed before actual building could commence. In country areas, the coefficient, known as the coefficient des occupation des sols, will be much lower than in towns, and so the density of development will also be much lower. Of course, it is always possible to buy more land to support a larger floor area, but this land must be adjacent and will also become expensive the moment your neighbours realise your intentions!
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Further technical points to consider
Providing you have sufficient land, you will be permitted to build or enlarge a property within the rules set out. The only other considerations are generally technical, concerning drainage and public health, or aesthetic, where proximity to classified sites will require designs to be passed by the Architecte des Batiments de France. Providing you seek advice from the Mairie at an early stage, you should have little difficulty obtaining permission for any reasonable proposals.
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French builders
Once you have your building permit, the next hurdle is to communicate your requirements to the person, or persons, who will undertake the work. If this is yourself (or your husband, wife, father et al) then you will have no more than the usual discussions. If you want a French builder to undertake the construction, there are two ways of describing the work. The first is to explain, in French, using technical and colloquial terms, your precise wishes. The artisan will then submit a written devis which describes your instructions and the cost to you, including taxes (TTC = touts taxes compris) and all labour and material costs. The advantage of this first method is that work can start quite quickly. The disadvantage is that it may not be quite what you expected in terms of standard, appearance or cost. The artisan knows what he intended, and you think you know what he meant, but are they one and the same?
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Using a professional
The second method (if your french is not up to it!) is to ask someone to prepare plans and descriptive which will tell the builder exactly what you want. The builder (or group of artisans) will submit their prices as before. This second method takes a little more time, and usually requires the services of an Architecte, Geometre or Technicien du Batiment. It also requires a professional who speaks and understands English and French as well as you and your builder do. If you are able to find someone with these virtues, he/she will certainly wish to be paid, but you may be surprised at how little this may be in proportion to the overall construction costs. You will be more confident that your requirements are understood and are being communicated to the builder, and also that there will be someone to grumble at if the final result does not meet all your expectations. Builders are expert at becoming scarce when things go wrong, whilst architects cannot help but pick up the telephone when it rings (they always think it will be the commission to make them famous!).
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Make sure you enjoy yourself!
I hope that the above gives some useful advice and food for thought before you start your project. Always remember that a little forethought is better than hindsight, and that the idea of living, or holidaying, in France is to enjoy yourselves. The French themselves will do their best to help you achieve this, in their own way!
For more information or advice, choose from a list of architects:
Architects providing a service in France.
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About the author
Roger Minost is a fully qualified Chartered Architect, a member of the Royal Institute of British Architects and registered with the Ordre des Architects in France. He is based in south-west England.
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your questions...
1. A visitor to the site asks about grants (added 11/5/07)...
I am trying to find information on the Internet about applying for a grant for restoring an old farmhouse. Currently, we are planning major modifications such as additional windows (we know we need planning permission etc), but I heard that this sort of work, including a new roof, re-pointing, new windows, doors, stairways etc. could be supported by a grant. I would be most grateful for any information or address of suitable web sites.
Jo Rhodes, editor of French Property Links, replies...
Thanks for contacting us about grants relating to French property. And you are right, there are grants that can be applied for, though each grant has conditions that must be satisfied.
You may be eligible for a "Prime pour l'Amélioration de l'Habitat" (home-improvement grant) depending on certain criteria, including the age of your property and your level of income. For example your farmhouse must be more than twenty years old, no grants can have been allocated to the property within the last ten years, you must not earn more than a certain amount a year, and it must be your main residence.
For further information on these grants, I would suggest you look at a website www.anah.fr (Agence National pour l'Amélioration de l'Habitat), where the agency's regional and departmental offices are listed. You can then contact the relevant ones. (If you are awarded this grant, you may be entitled up to 40% of the renovation cost, though there is a maximum amount which is normally paid out. Bear in mind too, that you must apply for this grant before you start work on your renovation.)
There are also other grants which you can apply for, if you are thinking of renting out your property (www.anah.fr), developing gîtes (www.gites-de-france.fr), or your property is of a certain type eg: listed building (www.habitat-developpement.tm.fr).
I hope this information is of use.
2. A question about wooden chalets (added 7/6/2007)...
I am considering buying a riverside property and would like to install a wooden chalet within the land.
What are the regulations regarding the erection of wooden chalets? Can these be erected without planning permission if they are kept under a certain size? I have been told various sizes by different estate agents varying from 20m2 to 40m2. They cannot all be right! What is the correct size limit before planning is required? And what planning permission is required for a structure beyond this size? Many thanks for you help.
Our reply...
Thanks for your email. Getting planning permission for a wooden chalet depends on certain things apart from size, for example, if you are planning to live in the chalet full-time, if there is no other house on the land etc., but usually the Maire would be the place to start asking whether you need planning permission or not. (I think if you can make it technically movable there is no need for planning permission.)
Places within France vary so much and there doesn't seem to be standard rule, except always ask the Maire first! What he/she says usually goes.
3. A visitor to the site asks about illegal builders (added 17/7/07)...
My husband and I recently bought a property in France and have hired an English builder to do some of the renovation work, for which he has started and we have paid him an installment of money. We have since found out that he is not paying income tax in France or in the UK, he is in fact working on the "black". His work is very good and although we are aware he is not actually a registered artisan, we wanted to hire him. But we have now been told that we, as his employer, are liable for paying income tax for him should he be found out – is this true? Please can you tell me the legalities on hiring someone who is working on the black.
Jo Rhodes, editor of French Property Links, replies...
Thanks for your email. I have been in touch with my colleague in France who vehemently advises you not to employ someone who is not paying their taxes. She says:
"Yes, people do it, but if you get caught as an employer you will have to face up to so many problems that it may be easier to leave France. You will have to pay all his charges as well as a fine, and this will amount to a lot of money. And don't think that no-one will find out."
As mentioned in our article, Jobs in France (http://www.frenchpropertylinks.com/essential/jobs-france.html), " "working on the black" is greatly frowned upon in France, and it is common practice for reports to be made to the authorities resulting in a visit from the gendarmes!
My colleague says: "The reason the French will turn you in is that they, and everyone living in France, pay such high social charges and taxes that they in turn have to charge higher prices for work. And if your builder is cheating the system and putting others out of work as consequence, he will become unpopular. The responsibility lies with you... not him. The person who employs him is held responsible. (If he is working in France permanently he needs a SIRET number to show he is legitimate.)
And it really does happen, the gendarmes are pretty hot on it, and we have seen it happen many times here, with unpleasant consequences."
Finally , should you wish to speak to an expert in the matter, you may wish to look at the Services section of our site, and contact a solicitor (http://www.frenchpropertylinks.com/memberscat.asp?category=LEGAL).
All that remains is for me to wish you the best of luck!
4. Some questions about building on land (added 15/11/07)...
Hi - I am looking to buy building land in France - can any one help and give me some answers? What does NA NB UB stand for and also how many different types of planning permissions are there?
Our reply...
Thanks for contacting us. I have just heard back from Roger Minost who wrote the above article, and he says that these letters describe three basic land classifications for planning purposes; "U" for urban/built areas, "A" for agriculture and "N" for natural land uses. Each has sub classifications, with numbers further attached to allow a different set of regulations to be applied.
He says the process of creating local plans is a bit haphazard still - some Mayors have refused to allow a local plan to restrict their right to develop their commune as they see fit!
He says NC is paraphrased non constructible as it refers to natural land of class C that is rarely if ever built on. N type land is also very difficult to build on, whilst A type land is generally reserved for agricultural buildings and dwellings.
Meanwhile, in answer to your second question, there are two types of planning permission; a) Certificat d'Urbanisme (Outline Planning) and b) Permis de Construire (Full Planning permission). Having said that, every planning consent is different and often involves quite different issues.
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your comments...
1. A comment about classification of land and planning permission (added 13/2/08)...
Hello. I am English and have worked for five years for a French estate agent.
With regards to the classification of land in France (Agricultural, Natural, Urban etc). I am not sure if it is normal throughout France, but in my area, Poitou-Charentes, the Mairie meets once every five years to decide which land is classed as what. This date is not fixed, each commune fixes its own date for the meeting. Once the land has been classified it is very difficult to alter the ruling. However, the classification can be altered on certain land at the next meeting, ie: in five years time.
So if you are refused planning, because the land you want to build on is classed as not in a building zone, then check with the Mairie when the next date for deciding the "carte communale" is and when the land is next up for review, you may be able to get the classification changed.
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