Questions To Ask When Buying Property in France

This week we bring an article written by our partner Home Hunts:

Buying a luxury property in France is one of the most important decisions you’ll make, and by the time viewings have been arranged, the excitement tends to take over and that’s entirely understandable. But the French property market rewards those who ask the right questions before they fall in love with a property, not after.

At Home Hunts, there are some common questions that we ask on behalf of every client which is part of the due diligence that sits behind every confident purchase decision we’ve guided over the past 22 years.

Seller and Market Intelligence

Before a viewing, understanding the seller’s position is just as important as understanding the property. These questions help establish context that rarely appears in a listing but often shapes the negotiating position.

Why is the owner selling?

Understanding the owner’s motivation to sell can offer insight into the property’s current market value, long-term investment potential and whether there are any underlying issues worth investigating.

Additionally, knowing why the seller has listed the property could highlight a negotiation opportunity.

How long has the property been on the market, and have there been any prior offers?

Reviewing how long the property has been on the market and if there have been any offers can inform the buyer’s timetable and possibly spotlight negotiation opportunities. A property that’s new to the market and has already received offers may sell fast, so you don’t necessarily have a lot of time to make a decision.

A property that has been on the market for some time may have issues worth investigating, or it may reflect an unmotivated seller. Either way, it changes the negotiating position.

Has the property been used as a primary residence, second home, or rental?

Understanding how the property has been used helps us assess the following:

• Condition: Short-term owners often neglect upkeep, while long-term owners typically do a better job of maintaining their property.
• Neighbourhood: A person who has lived in their home for a long time is likely satisfied with their neighbourhood. However, a home that’s had a lot of turnover could point to a problem with the neighbourhood, like crime or noise.
• Usage Impact: A full-time home has more wear and tear than a part-time home. On the other hand, a part-time home may have maintenance issues from being unoccupied for periods of time.

Also note that if the owner used the property as a part-time holiday home, that could mean it’s in a location with good rental potential.

Legal, Planning and Title

This is the area where buyers without professional representation are most exposed. The implications of what follows are rarely visible during a viewing.

Is the property listed as a monument historique or does it sit within a protected zone (ZPPAUP/AVAP)?

Classification as a monument historique, or location within a protected perimeter such as a Zone de Protection du Patrimoine Architectural (ZPPAUP) or Aire de Mise en Valeur de l’Architecture et du Patrimoine (AVAP), has significant implications for any future works. Any work that impacts the property is subject to strict oversight, often requiring authorisation before work begins.

Are there any servitudes on the land or property?

Servitudes can limit where building is allowed or prevent construction on a specific part of your land. At Home Hunts, we review these as standard, as they are not always disclosed upfront and can affect how you use the property.

Has any planning permission or extension been refused in the past?

Planning refusals on record are worth investigating even if you have no current intention to extend or alter the property. This provides insight into the property’s challenges, limitations and potential. Even if you’re not currently planning to expand or renovate the property you buy, knowing what’s possible is an important part of choosing the right home for both your current and future needs.

What does the Certificat d’Urbanisme show? What can and cannot be built on or adjacent to the land?

Assessing the Certificat d’Urbanisme (CU) helps us understand the planning rules that apply to the land, including administrative limitations, servitude, taxes and zoning status. It also shows if a proposed project is feasible and if existing or planned infrastructure is sufficient for the site.

Property Condition and Technical Due Diligence

A property can look exceptional during a viewing and still carry significant hidden costs. This section covers the structural, mechanical and regulatory checks that go beyond what’s visible on the day.

What is the DPE result, and what does it mean for running costs and future saleability?

The Diagnostic de Performance Énergétique (DPE) is France’s energy rating system for a property’s carbon impact, energy efficiency and heating performance, ranging from A (highly efficient) to G (poorly efficient). We advise clients on what a strong or weak result means, especially regarding upgrades or potential liabilities.

What is the condition of the roof, structure and any outbuildings?

The structure and roof of the main home, along with any outbuildings on the property, should be assessed for signs of wear or evidence of leaks, previous repairs and similar elements. Structural issues can be costly to address, and a full technical review lets us flag where structural issues or maintenance needs will impact cost, future value or safety.

What are the drainage, water and sewage systems? Does the property have a fosse septique, and when was it last inspected and certified?

Since non-compliant drainage, water and sewage systems create unexpected costs during ownership or resale, we verify their status before the client commits to the purchase. Checks include determining how the property is served, if it’s connected to public water supplies and drainage systems, and if there are any compliance, reliability or pressure problems.

If the property has a pool, does it have a valid conformity certificate under the 2010 loi sur la sécurité des piscines? What is the condition of the pump, filtration system and safety barriers?

Swimming pool maintenance can be costly if there are any unforeseen problems, so being aware of such issues beforehand is important. The condition of the pump, filtration system and safety barriers will be checked, as these elements can impact ongoing maintenance costs and legal compliance.

Additionally, verification is needed to ensure the pool has the appropriate conformity certificate. This type of certificate provides proof that the pool’s safety installations (such as an alarm, cover or enclosure) meet legal requirements to prevent drowning.

What is the broadband infrastructure — fibre, ADSL, or satellite?

Having reliable broadband infrastructure is essential in the luxury property market, especially for buyers who require a seamless home office setup and uninterrupted connectivity. High-speed fibre internet is also often necessary for high-end amenities like automated lighting or remote property management. We verify actual connection speeds rather than relying on listing descriptions.

Rural and coastal properties in France can have genuinely limited connectivity. This affects both day-to-day liveability and rental potential, so it is worth establishing the realistic position early.

Boundaries, Neighbours and the Surrounding Area

What surrounds a property matters as much as the property itself. These questions focus on what a viewing cannot tell you about who owns the land next door, what could change, and whether any disputes or developments could affect your enjoyment or the long-term value.

Where are the exact boundaries of the property, and are they formally registered with the cadastre?

We work with surveyors to confirm that property boundaries are clearly defined on the French cadastre, including access rights, shared driveways and easements that may impact privacy or future plans.

Who owns the adjacent land, and what is its planning status? Could it be developed in a way that affects your views or privacy?

The surrounding land, its zoning status and any planning activity that isn’t immediately obvious during a viewing all warrant close attention. This is especially important for buyers who prioritise the natural setting, seclusion or views of a property.

Are there any current or historical disputes with neighbours?

Past or current neighbour disputes are investigated, especially when the issue involves property boundaries, shared access roads, rights of way, trees, construction work or noise.

Are there any known large-scale infrastructure or commercial projects planned for the area?

We assess if planned developments, infrastructure upgrades, renewable energy projects or commercial activity could impact the property’s long-term value, along with its exclusivity, tranquillity and views.

Costs Beyond the Purchase Price

The purchase price is only part of the financial picture. Ongoing charges, outstanding liabilities and what’s actually included in the sale all need to be established before an offer is made.

What are the annual taxe foncière and, where applicable, charges de copropriété?

We help clients assess the true cost of ownership, including annual property taxes and co-ownership or estate service charges. Apartments, gated estates and residences with concierge services, pools, security and shared amenities often come with substantial charges de copropriété, which need to be included in long-term costs.

Are there any outstanding works votées — maintenance or improvement works approved by a co-ownership syndicate but not yet invoiced to the buyer?

Buyers should confirm if improvements, maintenance or restoration works have been approved by the co-ownership syndicate. Furthermore, if they haven’t been invoiced yet, the costs could transfer to the new owner along with the property purchase.

What fixtures, fittings and furnishings are included in the sale price and what is explicitly excluded?

High-end properties are often sold with bespoke furnishings, designer fittings, integrated smart home systems, wine cellars and other luxury amenities.

Smart home systems, integrated audio-visual equipment and custom joinery are frequent sources of disputes at this level of the market. We ensure that inclusions and exclusions are documented clearly before the sale proceeds.

Key Documents To Request or Verify Before Making an Offer

As part of the due diligence process, we review and verify documentation that affects ownership costs, legal compliance and future resale:

• Complete Dossier de Diagnostic Technique (DDT), which includes assessments of asbestos, electricity, energy performance, lead and termites
• The last 3 years of general meeting minutes (procès-verbal d’assemblée générale) for co-ownership properties
• Permis de construire (PC) for alterations or extensions, as well as déclaration d’achèvement documentation that proves completion
• Taxe foncière notices for the past 2-3 years

Final Thoughts

Luxury property viewing trips often move quickly, with multiple homes visited in a short period of time and decisions shaped by emotion as well as logic. This is exactly why experienced buyer representation matters. Having a buyer’s agent ask difficult questions before you become emotionally or financially invested in a home offers the protection and strategic oversight you need.

If you’re considering buying luxury property in France, contact Home Hunts for expert guidance and discreet representation throughout your search.