DeVille Property Services.English Builders in Normandy France. planning page france

Do you have plans to build or extend in France? Undertaking a building project?
Read on for useful information and advice.

Size counts! Sometimes you must have an Architect
Having bought your property in France, you now wish to improve or develop it. 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.

How big can I go? It depends on your zone!
In principle, planning permission in France - the 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.

How can I find my Classification?
This classification should be set out in the Certificat d’Urbanisme which is normally one of the documents you will receive upon purchase of a property. 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!

OK - I know my limitations - What next?
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.

Great - my plans were passed! Now let's get the work done...
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 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 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. By allowing DeVille Property Services to undertake your work this operation is made a lot easier, as communicating your exact needs and requirements can be done in English

The choice for the adventurous...
The advantage of the first method is that workman can be found quiete easily. 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?

Perhaps it's better not to rush?
The second method takes a little more time, and usually requires the services of an Architecte 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. .

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!