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4. Property Buyer’s Checklist – France

Property Buyer’s Checklist – France

1. Define Your Purpose

• Holiday home, relocation, retirement, or investment

• Short‑term rental, long‑term rental, or personal use

• Preferred regions (Paris, Provence, Côte d’Azur, Alps, Brittany, Normandy, Dordogne)

2. Set Your Budget

Include:

• Purchase price

• Notary fees (typically 7–8% for resale)

• Agency fees (sometimes included in listing price)

• Legal fees

• Mortgage arrangement fees

• Ongoing ownership costs (taxes, utilities, insurance, syndic fees)

3. Choose the Right Location

Evaluate:

• Proximity to transport (TGV, airports)

• Rental demand (tourism vs long‑term)

• Climate differences (north vs south)

• Local amenities and services

• Neighbourhood safety and year‑round population

• Lifestyle preferences (coast, countryside, city, mountains)

4. Appoint an Independent Notaire

In France, the notaire:

• Handles the legal process

• Ensures title transfer

• Manages funds and taxes

• Acts as a neutral public official

You may also appoint your own notaire at no extra cost.

5. Consider Hiring a Buyer’s Agent

A buyer’s agent can:

• Source off‑market properties

• Negotiate on your behalf

• Coordinate viewings

• Provide local market insights

Especially useful for international buyers.

6. Obtain a French Tax Number (Numéro Fiscal)

Required for:

• Property purchase

• Tax declarations

• Utility contracts

• Rental income reporting

Your notaire can assist with this.

7. Open a French Bank Account

Useful for:

• Utility payments

• Local taxes

• Mortgage payments

• Insurance

• Rental income

Some transactions can be done without one, but it simplifies ownership.

8. Conduct Full Legal Due Diligence

Your notaire will verify:

• Title deeds

• Boundaries and land registry details

• Outstanding debts or charges

• Planning permissions

• Co‑ownership (copropriété) rules and fees

• Septic system compliance (for rural homes)

• Energy performance certificate (DPE)

9. Arrange a Survey or Technical Inspection

Although not mandatory in France, it is recommended for:

• Older properties

• Rural homes

• Renovation projects

• Historic buildings

Check structure, roof, electrics, plumbing, damp, and insulation.

10. Understand All Purchase Taxes & Fees

Include:

• Notary fees (7–8% on resale, lower on new builds)

• Stamp duty

• Agency fees (if not included in listing)

• VAT (20%) on certain new builds

• Mortgage fees

• Registration fees

Your notaire will provide a full breakdown.

11. Review Co‑Ownership (Copropriété) Rules

If buying an apartment:

• Check syndic (management company) fees

• Review building maintenance history

• Understand renovation plans and reserve funds

• Confirm rental rules

• Review minutes of recent AGMs

12. Understand the Buying Timeline

Typical stages:

• Offer accepted

• Compromis de Vente signed

• 10‑day cooling‑off period

• Mortgage approval (if applicable)

• Final signing (Acte de Vente) at notaire’s office

Timeline: 8–12 weeks on average.

13. Plan for Ongoing Ownership Costs

Include:

• Taxe Foncière (annual property tax)

• Taxe d’Habitation (limited to second homes)

• Syndic/condo fees

• Utilities

• Insurance

• Maintenance and repairs

• Property management (if renting)

14. Check Rental Regulations

If planning to rent:

• Understand short‑term rental rules (strict in Paris and major cities)

• Register with local authorities if required

• Comply with safety and furnishing standards

• Declare rental income correctly

15. Consider Residency Options

Property ownership alone does not grant residency, but may support:

• Long‑stay visas

• Retirement visas

• EU citizen rights (if applicable)