Getting quotes, planning permission and special cases

Getting a proper quote (devis)

For any significant project, you should obtain at least two or three written quotes. A French devis is a legally binding document once signed and should be detailed.

A proper quote should specify:

• the exact work to be carried out,

• materials and standards,

• start and completion dates,

• total price including VAT,

• payment schedule.

The project description (cahier des charges) should be as detailed as possible and form part of the contract. If plans change mid-project, obtain a revised devis before authorizing additional work.

Stage payments are common, but they should never exceed the value of work completed. This protects you financially if a contractor abandons the site and another must be brought in.

To qualify for energy-related tax credits or loans, work must be carried out by RGE-accredited professionals and invoiced correctly in the property owner’s name. Always retain invoices and proof of payment.

Planning permission and declarations

Many Americans underestimate the extent of French planning controls. Even work that would not require approval in the US may need authorization in France.

Depending on the project, you may need:

• a permis de construire (full planning permission), or

• a déclaration préalable de travaux for smaller alterations.

Local authorities (mairies) generally have:

• two months to process applications for a house or annex,

• three months for larger projects, unless the property is in a protected or historic area.

An architect is mandatory for planning applications involving homes over 150m². Builders often work with architects they know, but responsibility ultimately remains with the property owner.

Once permission is granted, notice of the permit must be displayed on the site for two months before work begins, allowing third parties to raise objections.

Even if you plan to do the work yourself, you must check in advance whether permission is required.

Special cases: rural property and Safer

When buying or renovating rural property - such as farms, vineyards or land with agricultural use - the public body Safer (Société d’Aménagement Foncier et d’Établissement Rural) may intervene.

Safer has a pre-emption right on many rural sales and can step in to buy property it considers strategically important, before reselling it to a buyer whose project aligns with public-interest goals such as agriculture or environmental protection.

Properties sold through Safer can be found via proprietes-rurales.com, which has an English version. Buyers must submit a proposal explaining their intended use.

Purchases via Safer involve fees of roughly 6-12%, but may offer tax advantages if agricultural use is maintained.

Septic tanks and wastewater systems

In rural France, many homes are not connected to mains drainage. Instead, they rely on non-collective sanitation systems, such as septic tanks or micro-stations.

Traditional cesspits (fosses d’aisance) are now largely prohibited, except where space constraints make alternatives impossible. Older septic tanks are increasingly being replaced by micro-stations, which meet stricter environmental standards.

Your system will be inspected periodically by the local authority or the SPANC (Service Public d’Assainissement Non Collectif). 

When buying a property, inspection reports are mandatory and deficiencies may require remediation within a set timeframe.

Maintenance is the owner’s responsibility. Your mairie or SPANC can advise on servicing, upgrades and compliance.