Important Considerations
Create a pros and cons list. Bear in mind the time that might be required to renovate, and, if you’re doing it yourself think about the physical/technical demands – be realistic.
Work out the cost per m² of renovating – experts generally advise anything from €200- €1400. Add at least 10% as a contingency fund. If the renovation project requires new electricity or water supplies – make sure they’re available nearby and you don’t have to shell out a small fortune to have them laid specifically for your home.
Consider access – for instance is there a wide enough road for lorries to deliver goods or heavy equipment if necessary.
What’s the fosse all about? If your property comes with a fosse septique (septic tank) arrangement for waste water etc, make sure you know where it is. New regulations state that if you don’t know the location, you’ll have to put in a new one and that’s a big expense. If the seller can’t confirm location, this may be a chance for price negotiations. Estate agents are aware of this requirement but many brush buyers’ fears away – don’t be fooled.
Before you start
Whether or not you need planning permission for your renovation in France depends on what you are going to do.
A good starting place is the local town hall even if you think you don’t need permission, it’s usually best to check, rules change. Staff can tell you whether or not you have to ask permission or just declare the works for your renovation project. They can also provide the necessary forms and make you aware of local restrictions or regulations.
Before completing the sale process, ask the notaire conducting your purchase to apply for planning permission and insert a clause in the purchase contract that if permission is not granted, you can withdraw without financial penalty (including retrieval of your deposit).
Interior work on an existing house doesn’t require a permit – unless a change of purpose is involved e.g. converting a loft or outbuilding.
If the habitable space being created exceeds 170m², you need to employ an architect; this includes extending the current liveable area, e.g. if you have 150m² and converting an outbuilding adds 21m² or more.
Exterior work, you need permission if you intend to change the appearance, including colour or using a different material e.g. render. Repairs don't need a permit but amending the appearance whilst conducting repairs does e.g., repairing a roof/adding a roof window.
Septic tanks - permission is required to install a new one and you will probably need a survey conducted plus completion sign off.
If you know you want to extend, rebuild or amend the purpose of the building e.g. barn to home or gîte, try to check that you can get planning permission first.