France · in English

Buying property in France: the guides

Payotte publishes French property figures from official sources only: sale prices from DVF (French tax authority), notary fees at the regulated rates, and the lending rules of the HCSF.

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203 pages

French notary fees 2026, by département
Accepting or renouncing a French estate: deadlinesHeir's options in France: outright acceptance, acceptance up to net assets or renunciation; 4 months, 2-month notice, 10 years; what happens to the house.
Action Logement loan 2026: €30,000 at 1%Action Logement home-purchase loan: up to €30,000, 1% fixed rate, 25 years max, no arrangement fee. Private-sector employees, 2026 income caps.
Airport noise exposure plan (PEB) in France: zones A-DAirport PEB: zones A (Lden 70 and above) to D (Lden 50), building rules, the aircraft noise statement and the soundproofing grant.
Asbestos, lead, termites in France: which homes?Asbestos (permit before July 1997), lead (before 1949), termites (zone set by prefectoral order): homes covered, validity periods and penalties.
Bare ownership and usufruct in France: the tax scaleUsufruct and bare ownership in France: who occupies, who pays for works, the article 669 CGI scale (90% to 10% by age) and buying bare ownership.
Bedbugs in a rented home in France: who pays, what to doA decent home must be free of pests: the landlord pays for detection and treatment. Useful steps, remedies if the landlord refuses, and the case of a sale.
Borrowing capacity in France 2026: the HCSF 35% ruleDebt-to-income capped at 35% including insurance, 25 years max (27 with deferral): the HCSF decision, the repayment formula and a worked example.
Boundaries and neighbour nuisance in France: remediesAmicable or court boundary-fixing, no time limit, prior conciliation; abnormal neighbour nuisance: art. 1253 from the Act of 15 April 2024.
Bridging loan in France: term, ratio, rate cap, HCSFFrench bridging loan: short loan backed by the sale, 6.49% usury cap on 1 October 2026, outside the HCSF 35% ratio if it is no more than 80%.
Brush clearing in France: zones, 50 m rule, saleLegal brush-clearing duties: 50 m around the house, buyers and tenants informed since 2025, fine of up to €50 per m².
Building plot tax in France: VAT, duties and leviesBuilding plot: no VAT between individuals, VAT on price or margin from a business, 0.70% or standard transfer duties, development tax.
Buying a flat in a French co-ownership: what to checkBuying in a French copropriété: minutes of the last 3 meetings, maintenance log, summary sheet, financial data (art. L721-2), charges, arrears, lawsuits.
Buying a parking space in France: costs, tax, lettingParking space or garage in France: transfer duties of 6.32% max, sliding notary fees, property tax, rent as property income, gains exempt up to €15,000.
Buying a tenanted property in FranceA home sold with a tenant: the lease continues with the buyer, notice to sell at lease end or after 3 years, tenant's right of first refusal (2 months).
Buying bare ownership in France: discount, IFI, endBuying the bare ownership of a home let by a social landlord: usufruct of 15 years minimum, discount, outside IFI, deductible interest, tax-free end.
Buying in a French flood zone: PPRI, insurance, GéorisquesFlood zones in France: a PPRI can make land unbuildable, risk report from the 1st viewing, €380 natural disaster excess. What to check before buying.
Buying in France as a non-resident: notaire and taxNon-residents: buying through a notaire, rents taxed at a 20% or 30% minimum rate, social charges, 19% capital gains levy, tax representative.
Buying in French overseas departments: prices, tax, PTZProperty in France's overseas DROM: DVF data except Mayotte, transfer duties of 4.50% to 5%, communes in zone A or B1 for the PTZ, Pinel closed end 2024.
Buying land in France: CU, boundaries, soil surveyBefore buying a building plot in France: planning certificate valid 18 months, access and utilities, boundary survey, soil study in clay areas.
Buying off-plan in France (VEFA): payments and guaranteesBuying off-plan: staged payments capped at 35%, 70% and 95% (CCH, R261-14), completion guarantee, land registration tax cut to 0.70%.
Buying property in France: steps from offer to deedThe steps of a French property sale: offer, preliminary contract, surveys, 10-day cooling-off, mortgage condition of at least 1 month, notarial deed.
Buying together in France: indivision, Pacs, marriageBuying as a couple: shares in indivision, Pacs (50/50 if the deed is silent), marital community, tontine clause and the €76,000 tax threshold.
Buying your HLM home in France: conditions and priceBuying your HLM home: 2 years' occupancy, reply within 2 months, home over 10 years old, price set by the landlord, resale controlled for 5 years.
Carrez law: floor area counted, 5% margin, remediesCarrez area: what counts (enclosed rooms, 1.80 m), what is excluded, who measures, and the remedy if the shortfall exceeds 5%: act within a year.
CCMI: contract terms, payments and delivery guaranteeFrance's CCMI house-building contract: 11 mandatory terms, payments capped from 15% to 95%, 3% deposit max, delivery guarantee, 10-day cooling-off.
CEE grants 2026: Coup de pouce and MaPrimeRénov'CEE energy-saving grants at 11 October 2026: how they work, Heating and Major Renovation Coup de pouce, x5 and x2 bonuses, combining with MaPrimeRénov'.
Change of use of a home in France: permits, penaltiesChange of use or of planning class in France: which towns require the mayor's permit, compensation, co-ownership rules and fines of up to €100,000.
Changing syndic: tendering, vote, handover of archivesChanging syndic in France: meeting within 3 months before the end date, article 25 vote, no compensation, cash position within 15 days, archives within 1 month, statement of accounts after that.
Checking a French property pro: carte T, ORIAS, OrdreEstate agent, mortgage broker, notary, surveyor, land surveyor: which official register to check in France, what to ask for, mandatory disclosures.
Chimney sweeping in France: frequency, certificate, fineChimney sweeping at least once a year, often twice by département; certificate within 15 working days, kept 2 years; €450 fine. Who pays?
Clay soil in France: the soil survey before sellingClay soil: in a medium or high exposure zone, the seller of a building plot provides a soil survey valid 30 years. New map from July 2026.
Co-ownership in difficulty: alert, administrator, planFrench co-ownership in difficulty: ad hoc agent from 25% arrears, temporary administrator for 12 months minimum, 5-year rescue plan, effects on buying.
Co-ownership rules in France: content and majoritiesFrance's règlement de copropriété: what it contains, the division schedule, majorities to amend it (art. 24, 26, unanimity) and when it binds buyers.
Coastal erosion in France: 30- and 100-year zonesCoastal erosion: 371 listed municipalities, zones exposed at 30 and 100 years, risk statement, compulsory demolition and municipal pre-emption right.
Common and private parts in a French co-ownershipCommon, private, special or exclusive-use parts: the 1965 Act's definitions, who maintains, who pays and which general meeting majorities apply in France.
Completion guarantee (GFA) for off-plan homes in FranceOff-plan (VEFA): the GFA is compulsory before signing, issued by a bank, insurer or mutual guarantee society; external guarantees only since 2015.
Compromis or promesse de vente: deadlines and depositsFrench preliminary sale contracts: 10-day cooling-off period, holding deposit, mortgage condition of at least 1 month. The rules, with legal references.
Conseil syndical in France: role, election, powersFrench owners' committee: elected by the article 25 majority for 3 years max, it assists and checks the syndic. Delegations, documents, penalties.
Copropriété general meetings: majorities, notice, appealsFrench owners' general meetings: article 24, 25 and 26 majorities, second votes, 21 days' notice, minutes within 1 month, 2 months to challenge.
DAACT: declaring completed works compliant in FranceDAACT: 3 months to challenge compliance (5 if an inspection is compulsory), then a certificate of no challenge within 15 days. An asset on resale.
Death of a Pacs or unmarried partner: the homeCivil or unmarried partner in France: 1-year right to the home, lease transfer, will needed, Pacs exempt, unmarried partner taxed at 60% after €1,594.
Debt consolidation in France: rules, fees and IRALoan consolidation in France: 60% property-loan threshold, information document, early repayment fees capped at 6 months' interest and 3% of capital owed.
Decent housing in France: the 2002 decree criteriaDecent housing: a 9 m² room with 2.20 m ceiling (or 20 m³), DPE class F minimum in 2026, E in 2028. The criteria and the tenant's remedies.
Deferred-payment home sale in France: how it worksFrench vente à terme: price fixed upfront, payment or moving in deferred, no viager-style uncertainty. Transfer of title, safeguards, capital gains.
Denormandie scheme 2026: tax reduction and conditionsDenormandie for older homes: 12%, 18% or 21% tax reduction on the cost, works of at least 25%, eligible towns, 2026 caps, ends 31 December 2027.
Dividing a plot in France: prior declaration or permit?Dividing land: prior declaration or development permit, subdivision, boundary survey by a géomètre-expert, 1 to 3 months to process, selling plots.
Divorce and the home in France: soulte and 1.10% dutyDivorce and the family home in France: sell, buy out the other spouse (soulte) or co-own. Partition duty of 1.10% since 2022, notaire compulsory.
Dry rot in France: risk zones, sale and reportingDry rot (mérule): zones set by prefectoral order, informing the buyer on a sale, reporting to the town hall as soon as its presence is known.
DTG: building condition survey in a French co-ownershipDTG: content, compulsory before dividing a building over 10 years old into co-ownership, article 24 vote, no works plan needed if nothing due in 10 years.
Early repayment penalties in France (IRA): capsMortgage early repayment penalty: at most 6 months' interest and 3% of the outstanding capital; none on a sale after relocation, on death or redundancy.
Easements in France: right of way, landlocked land, 30 yearsRight of way, landlocked land, easements gained or lost after 30 years, the seller's warranty: the French Civil Code rules, article by article.
Éco-PTZ 2026: amounts, term and combining with the PTZFrance's zero-rate eco-loan in 2026: €7,000 to €50,000 interest-free, repaid over 15 or 20 years, no income limit, can be combined with the PTZ.
Energy audit when selling in France: who and whenEnergy audit on sale in France: required for F and G houses since 2023, E since 2025, D from 2034. Valid 5 years, handed over at the 1st viewing.
Estate agent fees in France: who pays and how much?French agency fees are unregulated but shown inc. VAT, buyer's share as a % of the price excl. fees, written mandate, nothing due before the sale.
Facade renovation in France: every 10 yearsIn Paris and listed communes, facades must be renovated at least every 10 years when the mayor orders it: 6 months to start the works, then at most 1 year set by order, or a €3,750 fine.
Family loan for a home purchase: declaring it, pitfallsBorrowing from a relative to buy: IOU, declaration above €5,000, interest below the usury rate and the risk of the loan being treated as a gift.
Fencing your property in France: rules, height, permitsRight to enclose, compulsory fencing in towns (2.60 m or 3.20 m), prior declaration in PLU or protected areas, walls of 2 m or more: the rules.
FICP credit register: listing, duration, mortgagesFrench FICP register: listed after 2 missed payments and 30 days' notice, 5 years max (7 in over-indebtedness), how to check it, effect on a mortgage.
First-time buyers in France: help with a purchase in 2026PTZ, social home-ownership loan, Action Logement loan at 1%, transfer duties without the increase: help for a first purchase and who qualifies.
Flatsharing in France: joint lease, liability, housing aidJoint or individual leases, joint liability up to 6 months after notice, compulsory insurance, APL housing aid from 16 m² for 2: the flatshare rules.
Flexible payments and payment holidays on a mortgageFlexible payments, deferral or suspension: what the French contract provides, interest cost, the 2-year court grace period, versus renegotiation.
France's 3% tax on property held by companies and entitiesAnnual 3% tax on the market value of property held in France by entities: who is liable, exemptions, form 2746 no later than 15 May.
France's Coastal Law: buying by the sea, the 100 m stripFrance's loi Littoral: 1,212 communes, 100 m strip unbuildable outside built-up areas, extensions banned, 3 m public footpath easement.
France's Mountain Law: buying a chalet or a plotFrance's loi Montagne: 5,659 communes, building must adjoin existing settlements, lake shores protected for 300 m, alpine chalets need prefect approval.
France's rental permit: declaration or prior authorisationRun-down housing areas: declaration within 15 days or prior authorisation (reply within 1 month, valid 2 years). Fines up to €5,000 or €15,000.
France's winter eviction ban: dates and exceptionsFrench winter eviction ban, 1 November to 31 March: evictions stayed unless rehoused, squatters or violent partner; procedure steps and the préfet's role.
France's zones tendues: list of towns and 2026 effectsFrench high-demand zones: one-month notice, capped rent increases, vacant homes tax of 17% then 34%, second-home council tax surcharge of 5% to 60%.
French cadastre: viewing the plan and ownership recordsCadastral plan free in A3 or A4, ownership extracts limited to 5 requests a week: what the cadastre shows, and why it does not fix your boundaries.
French copropriété charges: works fund and état datéWorks fund: at least 5% of the budget, and 2.5% of PPT works if a plan is adopted. État daté capped at €380 inc. VAT. Who pays in the year of sale.
French development tax 2026: calculation, rate per m²Taxe d'aménagement 2026: €892/m² outside Île-de-France, €1,011 inside, 50% allowance on 100 m² of main residence, local rates of 1% to 5%.
French DPE energy rating: understanding A to GkWh/m²/year and kg CO2/m²/year thresholds for classes A to G, the dual threshold, 3CL method, 10-year validity and pre-July 2021 DPEs.
French furnished lease: furniture, term, deposit, noticeFurnished letting in France: 11 compulsory items (decree 2015-981), 1-year or 9-month student lease, 2-month deposit cap, 1 month's notice.
French inheritance tax return: deadlines, penalties6 months after a death in mainland France, or overseas in the home département, generally 1 year otherwise; 0.20% interest a month, 10% surcharge from month 13; payment in instalments or deferred.
French mortgage rates: average rate, usury cap and APRAverage rate 3.32% in August 2026 (Banque de France), usury cap 5.40% for 20+ years in Q4 2026: how to read each figure.
French planning permission or prior declaration?Prior declaration or building permit in France: 5, 20 and 40 m² thresholds, architect above 150 m², 1, 2 or 3 months to decide, valid 3 years.
French property capital gains tax: 19%, 17.2%, reliefCapital gains on French property: 19% income tax, 17.2% social charges, taper relief by years of ownership, main home exempt, and the surcharge.
French property capital gains: the exemptionsCapital gains exemptions in France: main home, first sale reinvested within 24 months, price ≤ €15,000, low-income retirees, non-residents (€150,000).
French property certificate after a death: costNotarial certificate of inherited property: compulsory, published within 4 months of instruction, notaire to be instructed within 6 months; fee scale.
French property tax 2026: calculation, rates, increaseTaxe foncière 2026: base = 50% of the rental value, uprated by 0.8% (factor 1.008), multiplied by the rates voted locally. Calculation and rates by town.
French property wealth tax (IFI) 2026: threshold, ratesIFI 2026: €1.3m threshold, rates from 0.5% to 1.5%, tapering relief, 30% allowance on the main home, deductible debts and how to declare.
French rent control 2026: cities, caps, penaltiesParis, Lille, Lyon, Bordeaux, Montpellier, Grenoble, Basque Country, Est Ensemble, Plaine Commune: capped reference rent, rent supplement and fines.
French rental deposit: amount, return deadline, penalty1 month's rent excl. charges unfurnished, 2 months furnished, returned within 1 or 2 months; 10% of rent per month late (Law of 6 July 1989, art. 22).
French rental income tax 2026: micro-foncier or réelUnfurnished lets: micro-foncier up to €15,000 of rent with a 30% allowance, or the actual-expenses regime with deductible costs. Thresholds, option, 2044.
French rental inventory: rules, shared cost, 2026 capJoint check-in and check-out inventory is compulsory; with an agency, the tenant pays at most half and €3.03 incl. VAT/m² in 2026; check-out is free.
French rental loss 2026: €10,700, €21,400, carry-forwardDéficit foncier: €10,700 off total income, €21,400 for energy renovation paid by end-2027, 10-year carry-forward, 3 years' letting.
French residential lease: term, notice and IRL reviewUnfurnished lease of 3 years (6 for a company), furnished 1 year, 3 or 1 month notice in high-demand areas, IRL rent review: 148.37 in Q2 2026.
French SCI: setting up, income or corporation tax, transferFrench SCI property company: 2 partners minimum, capital from €1, income tax by default or 25% corporation tax, 5% duty on shares, gifting shares.
French second-home council tax: 2026 surchargeTaxe d'habitation is still due on second homes in France; 5% to 60% surcharge in high-demand areas; empty homes taxed at 17% then 34%.
French surtax on property gains over €50,000Tax on high property capital gains in France: €50,000 threshold after allowances, 2% to 6% scale, smoothing, exemptions and worked examples.
Furniture and notary fees: deducting it from the priceFurniture sold with a French home escapes transfer duties if it has a separate price, valued item by item (CGI, art. 735). Rules and risks.
Gift between spouses in France: options, costFrench gift to the last survivor: disposable portion, 1/4 owned and 3/4 usufruct or full usufruct, revocable at any time, notarial deed €135.84 inc. VAT.
Gifting a home to your children in France: allowanceGifting a home in France: €100,000 allowance per parent and per child every 15 years, donation-partage, reserved usufruct and notary fees.
Gross and net rental yield in France: the calculationGross, net and after-tax rental yield: formulas, costs to deduct, micro-foncier (€15,000, 30% allowance) or actual regime, 17.2% social charges.
Heat pump grants 2026: air-to-water and geothermalMaPrimeRénov' up to €5,000 (air-to-water) and €11,000 (geothermal), x5 CEE grant, €15,000 éco-PTZ, 5.5% VAT: France's 2026 heat pump aid and RGE rule.
Hidden defects in French property: 2-year limit, clauseHidden defects when buying a home: 2 years from discovery (art. 1648), exclusion clause valid between private individuals, not for a professional.
Holiday let tax in France 2026 and the Le Meur lawShort-term lets: micro-BIC at €15,000 and 30% (unrated), €83,600 and 50% (rated) in 2026, energy rating, national registration, local quotas.
Home information logbook (CIL) in France: content, saleCIL: compulsory for new builds and energy renovations started since 1 January 2023, kept by the owner, handed to the buyer.
Home insurance in France: who must insure, and for whatFrench home insurance: compulsory for tenants (1989 Law, art. 7 g) and liability cover for every co-owner (1965 Law, art. 9-1), optional otherwise.
Household waste tax in France (TEOM) and tenantsTEOM: same base as property tax, rate voted locally, recoverable from the tenant except management fees. REOM charge, incentive element and exemptions.
Housing estate, ASL: specifications, lapse, contributionsFrench housing estate: rules lapse after 10 years under a PLU, specifications between plot owners, ASL association and dues secured by a statutory charge.
Individual heating metering in France: who must complyCentral heating: meters or heat cost allocators required from 80 kWh/m²/year, remote reading by 1 January 2027, fine up to €1,500 per home.
Indivision in France: the 2/3 rule, pre-emption, exitFrench joint ownership (indivision): 2/3 majority of rights to manage, unanimity to sell unless a court authorises it, one-month pre-emption, exit anytime.
Inheriting property in France: heirs, deadlines, notaryInheriting French property: who inherits, children's reserved share, return within 6 months, notary's certificate published in 4 months, penalties.
Interest-only loans (prêt in fine) in France: cost, taxInterest-only loan: interest paid monthly, capital repaid in one go at the end, often via a pledged investment. Total cost, rental income, IFI.
Intermediate rental housing (LLI) in France: 10% VATLLI: new homes let under rent and income caps, with 10% VAT instead of 20%, reserved for legal entities. 2026 caps by zone.
Landlocked land in France: right of way, compensation, endLand with no adequate access: a legal right of way over the neighbour's land for compensation, shortest and least damaging route, fixed by 30 years' use.
Landlord insurance (PNO) in France: rules, cover and taxThird-party liability cover compulsory for every non-occupying co-owner (1965 Act, art. 9-1); what PNO covers and its deduction under the real regime.
Landlord's notice in France: own use, sale, valid reasonNotice for the end of the lease only: 6 months ahead unfurnished, 3 furnished, to move in, sell or for a valid reason. Tenants over 65 are protected.
Lemoine Act: switch mortgage insurance at any timeLemoine Act: cancel at any time since 2022, no health questionnaire under €200,000 and before 60, bank must reply within 10 working days.
Letting agent fees in France: 2026 caps per m²Tenant's share capped at €12.10, €10.09 or €8.07 inc. VAT per m² by zone, €3.03 for the check-in inventory, never more than the landlord's share.
Letting and the DPE: the G, F, E ban timetableG-rated homes banned from letting since 2025, F in 2028, E in 2034; rent freeze for F and G; DPE recalculated in 2026 and 2027 for electricity.
Letting unfurnished or furnished in FranceUnfurnished or furnished letting in France: 3-year or 1-year lease, 1 or 2 months' deposit, micro-foncier 30% vs micro-BIC 50%, LMNP and resale.
Lifetime mortgage in France: how it works, repaymentFrench lifetime mortgage: repaid on death or sale, debt capped at the home's value, 30-day offer, 10-day cooling-off period, signed before a notary.
Living area in a French lease: definition, rent cutLiving area (surface habitable): legal definition, compulsory in the lease, rent cut if the shortfall exceeds 5%, time limits, difference from Carrez.
LMNP 2026: micro-BIC, actual regime and capital gainsNon-professional furnished letting: micro-BIC thresholds 2025-2026, 30% or 50% allowances, actual regime and depreciation added back on resale.
Loc'Avantages 2026: French tax reduction and rent capsLoc'Avantages: tax reduction of 15% to 65% of rent (Loc1, Loc2, Loc3), 6-year Anah agreement, rent caps, open until end-2027.
Main residence in France: tax definition and effectsFrench main residence: usual, actual home on 31 December; capital gain exempt, 30% IFI allowance, no council tax since 2023.
Mandatory property surveys in France: list and validitySelling or letting in France: the mandatory surveys, how long each is valid (6 months to unlimited) and who carries them out. Prices are not regulated.
MaPrimeRénov' 2026: income caps, amounts and routesMaPrimeRénov' at 11 October 2026: major renovation only for E, F, G homes, single-measure grant limited to heat pumps, income caps by colour band.
Mobility lease in France: 1 to 10 months, rules, endingFurnished let of 1 to 10 months for students, trainees, apprentices, transferred or seconded staff: no deposit, Visale possible, ends without notice.
Mortgage arrangement and broker fees in France (2026)French mortgage arrangement fees: negotiable, included in the APRC, €500 max for a PAS loan. A broker is paid only after the funds are released.
Mortgage condition clause in France: term, refusal, depositLoan-financed compromis: mortgage condition of at least 1 month (art. L313-41), terms to set, loan refusal and full refund of the deposit.
Mortgage deposit in France: is it compulsory?No French rule requires a deposit for a mortgage. What the HCSF says, the costs to fund and the average share lent in 2026 (ACPR).
Mortgage insurance in France: death, PTIA, ITT, IPTFrench mortgage insurance cover: death, PTIA, IPT (66%), IPP, ITT, job loss. Cover of 100 to 200%, choosing your insurer, inclusion in the APR.
Mortgage release (mainlevée) in France: sale, cost, expiryMortgage, former lender's lien or loan guarantee: when to pay for a release, and when the charge lapses on its own, at most 1 year after the last instalment.
Mortgage security in France: guarantee or mortgage?Guarantee, conventional mortgage, lender's statutory special mortgage (formerly PPD, since 2022): cost, registration period, release fees.
Moving in before the deed of sale in France: the risksKeys before signing: precarious occupancy agreement, occupancy payment, insurance, and what happens if the sale falls through, according to case law.
New build or resale in France: costs, VAT, PTZNew build or resale in France: 0.70% tax vs up to 6.32%, 20% VAT, 2-year property tax exemption, PTZ loan for older homes only in zones B2 and C.
Non-residents: selling in France and capital gains taxNon-resident selling property in France: 19% levy, social security levies of 17.2% or 7.5%, exemptions, €150,000, the notaire's role.
Non-residents: tax on rental income from FranceFrench rents of a non-resident: 20% or 30% minimum rate, average-rate option, social security levies of 17.2%, 18.6% or 7.5%, tax return.
Notary fees in France: who pays what, buyer or seller?Deed costs to the buyer, état daté and mortgage release to the seller, agency per the mandate, property tax pro rata: who pays what and what is negotiable.
Notice to sell in France: tenant's notice and pre-emptionUnfurnished home: notice 6 months before the lease ends and a 2-month tenant right to buy first. Furnished: 3 months, no pre-emption. Rules and deadlines.
Off-plan delivery delays in France: penalties and remediesOff-plan home delivered late: legitimate grounds for postponement, contract penalties, withholding the balance, rescission and damages.
Off-plan handover in France: snag list and the 5%Off-plan handover: snags in the handover report, 1 month to report missed visible defects, 5% balance can be held in escrow, action within 13 months.
Offers and counter-offers in France: validity, withdrawalMaking an offer on a French property: what binds you, validity period, withdrawal before receipt, counter-offers, no payment, 10 days at the compromis.
Over-indebtedness and your home in FranceOver-indebted owner: application admissible even with a home, enforcement halted 2 years, 7-year plan, sale of the home, debt write-off, FICP register.
Party walls in France: presumption, costs, buying inWall presumed shared, costs split, giving up the wall, buying a share, raising it at your own expense: the French Civil Code rules (art. 653 to 662).
PAS and PC loans in France 2026: caps and ratesSocial home-ownership loan and regulated loan: capped rates (6.10% to 6.55% in October 2026), PAS income caps, 5 to 30-year term, housing benefit.
PEL and CEL in 2026: rates, loan, term and taxPEL opened in 2026: savings at 2.00%, loan at 3.20%, 4 years minimum, loan of €92,000 at most. CEL: 1.25%, ceiling €15,300. Rules and tax.
Penalty clause in a French sale contract: amount, courtsPenalty clause and deposit in a French compromis: amount freely set, court able to reduce or increase it, formal notice, compelling completion of the sale.
Planning certificate in France: information or project CUInformation CU (1 month) or project CU (2 months), free, valid 18 months, extendable by 1 year: it freezes planning rules and taxes (art. L410-1).
Polluted soil in France (SIS): disclosure and soil studyLand in a soil information area (SIS): written notice to the buyer, soil study before building, 2 years to act if pollution comes to light.
Pre-emption rights in France: town hall, tenant, SAFERPre-emption by the town hall (DIA, 2 months), the tenant (offer valid 2 months, 2 or 4 months to buy) and the SAFER: time limits and rules.
Property auctions in France: rules and deadlinesCourt auctions: lawyer required, deposit of 10% of the reserve (€3,000 min.), 10% overbid within 10 days. Plus notarial auctions.
PSLA rent-to-buy in France: 2026 limitsPSLA rent-to-buy: rental phase, monthly fee, exercising the option, 2026 limits (price, income, rent), 5.5% VAT and 15 years without property tax.
PTZ 2026: France's zero-interest loan, caps and amountsPTZ zero-interest loan 2026: new builds anywhere in France since April 2025, up to 50% of the cost, 25 years max. Caps by zone, bands and calculation.
Radon in France: the 3 zones and informing the buyerRadon: 3 potential zones, compulsory disclosure in zone 3 on sale and letting, 300 Bq/m³ reference level, measurement over at least 2 months.
Rainwater and neighbours in France: run-off, roofs, remediesLower land must take water that flows naturally, but your roof must not drain onto your neighbour's land: French Civil Code, art. 640, 641 and 681.
Recoverable service charges in France: list and adjustmentDecree of 26 August 1987, monthly advances, annual adjustment with statement 1 month before, receipts kept 6 months, 3 years to reclaim overpayments.
Renegotiating a French mortgage: fees, IRA, timingRenegotiation or switching lender: early repayment fees capped at 6 months' interest and 3% of capital owed (R313-25), security costs, 10-day wait.
Renovating a French copropriété: PPT, DTG and grantsMulti-year works plan required by number of lots, DTG, general meeting voting majorities, MaPrimeRénov' Copropriété (30% or 45%).
Rent default insurance (GLI) in France: rules and taxGLI: tenant solvent when the policy is taken out, no extra guarantor except for students or apprentices (1989 Act, art. 22-1), premium deductible.
Rent review and the IRL in France: calculation and deadlineAnnual review if the lease allows it, capped by the IRL (148.37 for Q2 2026), claimed within a year, not retroactive, banned for F or G homes.
Rent supplement in France: conditions, lease, challengeFrench rent supplement under rent caps: base rent at the ceiling, stated in the lease, 9 defects that ban it, challenge within 3 months before the CDC.
Rental application in France: allowed documentsFrench rental application: exhaustive list in the decree of 5 November 2015 for tenant and guarantor, banned documents, fines of €3,000 or €15,000.
Rental guarantors in France: deed, types and endingFrench rental guarantee deed: wording required on pain of nullity, joint or simple guarantor, no stacking with insurance, duration and termination.
Right to be forgotten and AERAS: time limitsCancer or hepatitis C: nothing to declare 5 years after treatment ends. AERAS grid, €420,000 cap, age 71, no health questionnaire under €200,000.
Right to plug in: EV charger in a French co-ownershipCharger at your own cost, refusal only on serious, legitimate grounds: the landlord or syndic must go to court within 3 months (CCH, art. L113-16, R113-8).
Sale with buy-back option (réméré): term and risksFrench vente à réméré: buy-back possible for 5 years at most, a deadline no court can extend, buy-back price set by the Civil Code, risk of losing it all.
SCPI in France: fees, tax and liquidity riskSCPI property funds in France: how they work, entry fees of 5% to 12%, income taxed as property income, IFI wealth tax, capital gains and resale delays.
Selling a home in France: the steps and time limitsSelling a home in France: agency mandate (3 months binding if exclusive), surveys, listing, offer, 10-day cooling-off and the deed at the notaire's.
Selling a house with unauthorised works in FranceWorks without planning permission or non-compliant: 6-year criminal time limit, council action 10 years, third parties 5 years; tell the buyer, regularise.
Selling SCI shares instead of the property in FranceSelling SCI shares: partners' approval, notarial or lawyer's deed compulsory since 27 June 2026, 5% duty, private individuals' capital gains rules.
Selling to a relative below value in France: the risksSelling a home to your child below its value in France: price adjustment, disguised gift and 80% surcharge, rapport to the estate, reduction.
Selling without an agent in France: steps and notaryPrivate sale in France: listing with the DPE, survey file from the preliminary contract, offer with no deposit, the notary's role and risks to know.
Septic tanks and the SPANC: inspection, sale, upgradeOff-mains drainage in France: SPANC inspection every 10 years at most, report under 3 years old on sale, buyer does the works within a year.
Signing at a French notary remotely: power of attorneyAway on signing day? Private or notarised power of attorney, electronic power of attorney by video, remote deed with 2 notaries, apostille.
Signing the deed of sale in France: the day at the notary'sReading of the deed, price paid by transfer, handing over the keys, proof of ownership the same day, title deed about 6 months later: how it unfolds.
Small co-ownership in France: simplified rules, decisionsSmall co-ownership: 5 lots at most or average budget under €15,000. Optional owners' committee, unanimous decisions without a meeting, simpler accounts.
Smoke alarms in France: rules, upkeep and lettingsAt least one alarm per home since 8 March 2015: the owner installs it, the occupier maintains it, except in furnished lets. Standards and insurance.
Solar panels on a house in France: which permission?Roof: prior declaration required. Ground: exempt under 3 kWp and 1.80 m. Protected areas, co-ownership and a development tax of €10/m² on the ground.
Sole or multi-agency mandate in France: term and exitFrench agency mandates: simple, semi-exclusive or exclusive; limited term, ending after 3 months on 15 days' notice, compulsory terms, mandate register.
Solidarity lease (BRS) in France: 2026 limits and rulesBRS: a home bought without the land from an OFS, monthly fee, 2026 limits (€38,844 for 1 person in zone A), 5.5% VAT, controlled resale.
Student leases in France: 9-month lease, VisaleFrench student lease: 9-month furnished lease with no renewal, 1-year lease, mobility lease, Visale up to €1,000 with no proof of income, flatsharing.
Subletting in France: landlord's written consent, rent capSubletting needs the landlord's written consent, price included, capped at the tenant's rent per m². Whole-home subletting banned in social housing.
Surviving spouse in France: right to the homeFrench surviving spouse: free use of the home for 1 year, lifelong right of residence to claim within the year, conditions, will and options (Civil Code).
Swimming pools in France: safety, permits and taxIn-ground pool in France: compulsory safety device (€45,000 fine), planning declaration by size, development tax of €251/m² in 2026, property tax.
Tax representative for selling in France: when?Tax representative for a non-resident seller: compulsory outside the EU/EEA, waived under €150,000 or after 22 and 30 years, role, liability, cost.
Ten-year guarantee and dommages-ouvrage: time limitsTen-year guarantee from acceptance of works, dommages-ouvrage insurance required before work starts, insurer replies in 60 days, offer in 90 days.
Tenant notice in France: 1 or 3 months, grounds, letterUnfurnished: 3 months' notice, 1 month in a high-demand zone or for a transfer, job loss, health, RSA or AAH. Furnished: 1 month. Email not valid.
Tenant repairs in France: who pays, tenant or landlordRoutine upkeep and minor repairs fall to the tenant (decree no. 87-712), the rest to the landlord, wear and tear included; wear-and-tear scales, remedies.
Tenant works in France: what needs the landlord's consentFit out freely, alter with the landlord's written consent, energy works at your own cost (2 months' silence = consent): 1989 Act, art. 7 f.
The buyer's 10-day cooling-off period in FranceBuying a home: 10 days to withdraw from the day after the registered letter is first presented (art. L271-1 CCH). Counting, form, exclusions.
The French hazards statement (ERP): content, zones, validityFrance's hazards statement: required in risk zones, valid 6 months, given at the 1st viewing; Géorisques notice in property ads since 1 January 2023.
The syndic in France: role, contract and feesFrench building manager (syndic): duties, standard contract of 3 years max, competitive tender, flat fee, 19 extras, état daté capped at €380 inc. VAT.
Transfer duties at 5% in France: who pays, who is exemptFrom 1 April 2025 to 31 March 2028, départements may go from 4.50% to 5%. First-time buyers are excluded: the exact conditions.
Trees and hedges in France: distances from the neighbour2 m from the boundary above 2 m high, 0.5 m up to 2 m, unless local custom; branches, roots and 30-year prescription (Civil Code, art. 671 to 673).
Unfit or unsafe housing in France: order, rent, rehousingBuilding safety and health enforcement since 2021: order by the mayor or prefect, rent suspended, temporary housing or rehousing, 3 months' compensation.
Unpaid rent in France: procedure, deadlines, winter truceUnpaid rent in France: 6-week order to pay, termination clause mandatory since 2023, up to 3 years to pay, winter truce from 1 November to 31 March.
Unpaid service charges in France: recovery, safeguardsUnpaid co-ownership charges: formal notice, all instalments due after 30 days, payment order, statutory mortgage, seizure and objection on the sale price.
Vacant property tax in France (TLV, THLV) in 2026TLV: 17% then 34% of rental value for a home empty for 1 year in a high-demand area; THLV after 2 years elsewhere. Exemptions, challenging it.
Valuing a property in France: Patrim, DVF and medianValue a French property with public tools: the tax office's Patrim service, DVF files on data.gouv.fr (5 years of sales), and how to read a median.
Variable and capped-rate mortgages in FranceFrench variable or capped rate: reference index, cap on changes, explanatory note and simulation with the offer, updates during the loan, usury at 5.52% in Q4 2026.
VAT on home works in France: 5.5%, 10% or 20%?5.5% VAT for energy renovation, 10% for improvement, 20% for new builds and fossil-fuel boilers in France: conditions and the statement on the quote.
Viager in France: bouquet, annuity and annuity taxViager: bouquet often close to 30%, freely set annuity, taxable share of the annuity from 70% to 30% by age (CGI, art. 158), 20-day rule.
Visale guarantee 2026: conditions, maximum rent, stepsVisale, Action Logement's free rent guarantee: under-30s or employees up to €1,710 net, rent guaranteed up to €1,940, 3 years of cover.
Volunteer or cooperative syndic: conditions and dutiesVolunteer or cooperative syndic in France: a co-owner appointed by the general meeting or owners' committee, for 3 years max, with a professional's duties.
Water damage in France: claim, deadline and IRSIWater damage in France: claim within at least 5 working days, IRSI agreement up to €5,000 excl. VAT, leak detection, co-ownership, tenant and landlord.
Windows overlooking a neighbour in France: the distancesDirect view at 1.90 m, oblique view at 0.60 m, light openings 2.60 m above the floor, a view gained after 30 years: the French Civil Code (art. 675-680).
Withholding tax on French rental income: instalmentsRental income and French withholding tax: monthly instalments on the 15th or quarterly, first year, adjusting by more than 5%, form 2044.
Works fund in a French co-ownership: 5%, 2.5% and saleFrench co-ownership works fund: compulsory after 10 years, at least 5% of the budget and 2.5% of adopted plan works. Not refunded on sale.
Works in a French co-ownership: when is a vote needed?Private works affecting common parts or the façade: general meeting approval (art. 25 or 26), the request, 2 months to challenge, urgent works.

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