Many people dream of building their own home in their ideal location in France, designing every last detail – and with 500m² plots for as little as 6,000 € it’s a dream that could easily become reality. But if you’re thinking ‘how do I build my own home in France?’ there are rules and regulations to follow, and it’s not always easy to find out if the area you’re looking at has restrictions that might thwart your plans.
We asked UK-born architect Tom Easdown of French Plans to share his expertise. A French-registered architect with extensive experience of building projects across the whole of France, he has helped many clients with their self-build projects over the last two decades. Self-build in France is growing more popular as more and more owners want to incorporate renewable energy sources from solar panels to underground heating systems, rain water harveting and green roofs.
Buying a plot of land in France
“First, you need to find a plot of land in a constructible zone often referred to as terrain constructible” says Tom, “as this means that you can indeed build on it. The vast majority of plots in rural areas are not authorised for construction, with the majority of plots outside the built up part of a village likely zoned as agricultural or natural. Whilst these parcelles of land have an attractive price tag it is, more often than not, very difficult to build on them as they have very strict planning policies attached. You might not even be able to install a cabin or use it for a caravan or motorhome.
“When a plot is labelled terrain constructible, it often also has a CU attached – certificat d’urbanisme. Essentially, this is outline approval for the land to be developed. It doesn’t go into detail so there may be a certain amount of flexibility as to what you can build.
“You’ll also see plots that are terrain viabilisé and in many cases, that’s the same as constructible. However, it depends on the agent’s use of terminology. It might mean that services such as water, electricity, phone lines are already installed or are close by and can be easily connected, which can save you a small fortune in connection fees.”
“You may also come across a lotissement plot which has already been approved for development,” explains Tom, “so planning is partway through the process. But a lotissement plot usually comes with predefined conditions that restrict the style of your home and where exactly you can site your house within the plot.”
How do I find the right area for a self-build in France?
French Plans don’t only help with the design of a self-build, they can help even before you start – including making sure that the land meets expectations before any money is spent on applying for planning approval or buying land that won’t work as you want it to.
“If you want free reign on what you can build and have found a plot in a national park I highly recommend doing a very thorough due diligence exercise before you purchase the land. While the landscapes can be stunning, they are also protected so any building work within these areas is highly restricted. And, in rural areas, you need to check that construction of new dwelling is allowed, as some areas are highly protected. If you know that you want to self-build – speak to an architect first as they can help you to make sure won’t have issues in your chosen area.”
“Last year, a client asked me to have a look at a building plot he was about to buy in the Dordogne,” says Tom. “We checked and found that the planning policy was being updated in regard to agricultural zones and this particular plot would very soon no longer classed as constructible, so he would essentially have been buying a field. In France, ‘nobody told me’ is never an excuse; the onus is very much on you as an individual to do your research.”
How do I build my own home in France?
Once you’ve found your idyllic location and the perfect plot, you need to submit your application to the local town council or Mairie. They don’t usually make the decision but will send it to the relevant authorities.
“Planning decisions are taken by planners or instructeurs,” Tom explains. “They are usually part of the departmental planning authority (Direction Départementale des Territoires), and often consult with conservation officers, environmental authorities and utility providers. If the land is in a protected zone, they may also involve the Architectes des Bâtiments de France, who are responsible for protecting national heritage.”
This being France you can be sure there’s plenty of paperwork.
“Here, all new construction requires a permit, unless it’s under five square metres, which is hardly even big enough for a tool shed,” says Tom. “Also, if your planned building has over 150m² of floor area – counting all the storeys – then you must use a French-registered architect. French planning policy can seem intimidating, but with the right information and guidance, it becomes more manageable.”
Where do you start with your new build project in France?
“Often, people who buy a plot in France are going through their first experience of building their own property,” says Tom. “Many of our clients have a clear idea of what they want to build but really do not want to go through the French-language administration. That’s perfectly understandable! We can guide people through every step of the planning process from start to finish.”
French Plans also help if you have no defined plans, simply a vision of building your own home in a beautiful French village or the stunning Provence countryside. They offer full architectural services as well as planning, so they can help to design your property and check the legal situation with any plot you find.
Choosing a builder for self-build in France
You’ve got the building plot and the planning permission, so who will build your home?
“In France, the construction of a house isn’t regularly monitored by external authorities. It is assumed that your building professionals hold their relevant qualifications and certifications to cover their work and that they will provide a ten-year warranty known as Décennale insurance. Anyone registered outside of France cannot access this system.
“If, heaven forbid, the house burns down and the fire was caused by a faulty electrical system for example, your provider will try to implement the builder’s insurance. If it is proved that the electrics were not installed by a French-registered professional, your provider simply will not pay out and you’re the one left with liability.”
The Décennale insurance protects the customer against any defects or failure due to workmanship or materials for a period of ten years post completion.
Self-build top tips
If you’re looking for your own building plot in France, here are some pointers from Tom.
“Check that it’s constructible, and check that there are no restrictions. If you’re at all uncertain, ask for advice. With the right support, your plans should go smoothly, and you’ll end up with your dream home.”
To find out more
Whatever type of property you’re hoping to build, from a tiny house to a grand, palatial villa, anywhere in France, French Plans offer friendly, professional advice. Find out more on their website where you’ll find free outline guide to self-building in France: frenchplans.com
