The French dossier diagnostic technique is a mandatory requirement and the French government require that a number of diagnostics, equivalent to the short-lived UK Home Information Pack (HIPS) scheme, are carried out as part of the French property transaction.
All French property sellers are required to have a dossier diagnostic technique prepared before a compromis de vente can be signed. The results of the dossier diagnostic technique are included in the compromis de vente and subsequent acte de vente. As a prospective buyer you are entitled to know what the dossier diagnostic technique reveals and should study it before applying for a French Property Mortgage.
Dossier Diagnostic Technique | Is It Useful
French dossier diagnostic technique is a comprehensive review of a property that is for sale and it is required by law to be prepared before the property is sold.
As a general rule, if you are considering purchasing a French property, you should ask to see the full dossier diagnostic technique.
The dossier diagnostic technique report can be useful in alerting you to specific problems.
The dossier diagnostic technique does not report on the consequences of any problems disclosed, how the problems could be resolved, or what the material condition of the property is. It will be useful to an artisan preparing an estimate to rectify any identified problems.
It can be very difficult to interpret the contents of the dossier diagnostic technique report and they are best assessed on site if that is possible.
Although assessment may be difficult, the information in the dossier diagnostic technique could be very important and ignoring any of the reported issues could cost you a lot of money.
Always ask the seller for a copy of the dossier diagnostic technique and do not make a purchase offer before you fully understand what the possible consequences and costs of remedying what is reported.
Though it is not usual in France to have a property surveyed before purchase, if there are any issues reported in the dossier diagnostic technique that you don’t understand, or which you understand enough to fear will be expensive to correct, you should take further advice.
Dossier Diagnostic Technique | Contents
DPE (Diagnostic de Performance Energétique)
The DPE (Diagnostic de Performance Energétique) has been compulsory for all sales of French property since November 2006.
The DPE rates energy use per square metre of floor area, and environmental impact based on CO2 emissions. If you think it looks familiar you’re right, because it’s the same chart you see on fridges and freezers: B-C-D are good ratings and G-H are weak ratings and A is virtually unachievable for a conventionally built house.
The DPE must be completed before an estate agent can advertise a property for sale, is currently valid for ten years and it should be available to all viewers. Many Estate Agents now include this part of the complete DDT on their website but if not you should request a copy of the complete dossier diagnostic technique before negotiating a price for the property.
The DPE is the same format for all properties and will always be included in the dossier diagnostic technique.
Diagnostic Assainissement
Approximately 5 million properties in France are not connected to mains drainage and since 2011 all properties using fosse septique drainage must be inspected.
The diagnostic assainissement non collectif reports on whether or not the the septic tank conforms to current legislation: most do not. A non-conforming septic tank must be brought into conformity by the purchaser within one year, this usually involves replacement.
The diagnostic assainissement inspection certificate is valid for one year.
Diagnostic Amiante Parties Privatives
Since 2002, every transaction on every French property for which building permission was granted before July 1997 must have an asbestos inspection certificate.
Asbestos was commonly used in French construction from 1950 to 1980, for its sound and heat insulation and fire protection qualities.
The most likely places to find asbestos are wall insulation, chimney linings, false ceilings, and roofs, (including corrugated roofs).
Asbestos is now prohibited, due to its carcinogenic nature, but there is no requirement for it to be removed from non-residential outbuildings.
If no asbestos is present the certificate valid indefinitely.
Constat du Risque d’Exposition au Plomb
Sometimes described as “lutte contre la saturnisme” the test is compulsory on all sales of French houses constructed or renovated before 1949.
Paint containing lead was normal up to 1950 and the most likely places to find lead are in doors and window frames.
In rural areas it was also common to paint walls up to one metre with led based paint to reduce damp.
The inspector will pass a radio-active wand over any damaged paint looking for lead up to 1 mg/cm2.
Presently, only painted surfaces are affected and water pipes are not tested for lead.
The certificate is valid for one year.
Constat d’Etat Parasitaire – Termites
This test must be carried out for all property sales within the defined termite risk zones.
Three types of damage to wood are looked for: termites, woodworm and dry rot.
If damage is found, the owner is responsible for treatment.
The certificate is valid for six months.
Diagnostic Gaz
This has been obligatory since November 2007 for all properties offered for sale with natural (mains) gas services installed more than 15 years ago.
Gas installations (pipes, boiler, water heater and radiators) will be graded as absence of danger, minor risk or grave and immediate danger.
If the surveyor finds the gas installation is dangerous, Gaz de France must be informed immediately.
Although bottled gas is not subject to this test, gas installations such as central heating fuelled from propane tanks will be examined.
The certificate is valid for three years.
Diagnostic Electrique
This was introduced in January 2009 and affects every property with an electrical installation over 15 years old.
It broadly covers:
- General circuit condition.
- Overload protection and fusing.
- Current differential switch fitted and working.
- Appropriate protection and electrical isolation of equipment in potentially dangerous areas such as bathrooms.
The certificate is valid for three years.
Etat des Risques Naturels et Technologiques
This has been obligatory since June 2006.
The report identifies the likelihood of earthquake or other natural hazards such as flooding or subsidence and includes a list of previous occurrences.
The necessary documents are available from the Mairie, the Préfecture and the DDE.
The certificate is valid for six months.
Mesurage de la superficie privative: Loi Carrez
Confirmation of surface area is required for all dwellings within a copropriété, such as an apartment block or a Résidence.
Since 1997 the seller of such a French property has been responsible for supplying the declaration.
The buyer is entitled to a reduction in the price proportional to the difference if the surface area is proved to be 5% less than declared.
The surface “Carrez” is not simply the floor surface area, because of the treatment of entrances, landings, balconies and sloping ceilings so most sellers commission an official report.
If you are buying a French property such as a flat or studio you should ask to see the Loi Carrez report.
If you are selling a French property, your Estate Agent can advise you whether the law applies.
Détecteur de fumée
From March 2015 every French property must be fitted with a smoke alarm certified to CE14604.