In brief:
- Notary fees represent 7 to 8 percent of the price for old properties and 2 to 3 percent for new builds.
- Mandatory diagnostics inform on technical condition but do not replace a counter-expertise.
- Retraction delay after signing the purchase agreement is 10 calendar days.
- An energy audit is now mandatory for homes rated F or G in the French energy diagnostic (DPE).
Buying a home: the main points to check
Buying a home is one of the most important financial decisions of a lifetime. A rigorous checklist avoids unpleasant surprises that can cost thousands of euros in unexpected works.
Before the first visit
Check the urban situation: the local urban plan (PLU) indicates applicable rules and future projects in the area. A free urban planning certificate is informative.
Technical condition of the property
| Item | Points to check | Average renovation cost |
|---|---|---|
| Roof | Slates, tiles, ridge, gutters | 80 to 250 euros per sqm |
| Structure | Dampness, insects, deformations | 5000 to 30000 euros |
| Electricity | Compliance, panel, sockets | 5000 to 15000 euros |
| Plumbing | Pipes, boiler, drainage | 3000 to 10000 euros |
| Insulation | DPE, thickness, sealing | 10000 to 40000 euros |
Mandatory diagnostics
The seller must provide a complete Technical Diagnostic File (DDT). It includes: energy performance, asbestos, lead, termites, electricity, gas, natural risks, non-collective sanitation if applicable.
“30 percent of post-purchase disputes concern hidden defects not detected during the visit. A counter-expertise can cost 500 euros, and is often profitable.” — Notaries of France, 2023 report
Financial aspects
Beyond the listed price, several items weigh on the bill:
- Notary fees: 7 to 8 percent for old properties
- Agency fees: 1 to 2 percent if charged to buyer
- Bank file fees: 500 to 2500 euros
- Loan guarantee fees: 1 to 2 percent of borrowed amount
- Moving and urgent works: variable
Key steps of the purchase
- Check overall budget with banker
- Make a written offer after visit
- Sign the agreement at notary or agency
- Submit loan application within 45 days maximum
- Lift suspensive conditions
- Sign the authentic deed at the notary
Frequently asked questions
What to check before buying a house?
Before buying a house, check: general condition (roof, structure, dampness), mandatory diagnostics (energy, asbestos, lead, electricity), easements and zoning (local plan), condominium or subdivision rules, works to plan, local taxes (property tax) and neighborhood.
How long between agreement and signing?
The standard delay between purchase agreement and signing at the notary is 2 to 3 months. This delay allows lifting suspensive conditions (bank loan, preemption, permits). The buyer has 10 days of retraction after signing the agreement.
What budget to plan for buying a home?
On top of the 100 percent purchase price, add: 7 to 8 percent notary fees for old properties (2 to 3 percent new build), 1 to 2 percent agency fees, relocation costs (decor, urgent works). Plan a budget around 10 percent above the listed price.