Construction - Key stages

Designing my project

To begin with, it's essential to define your project and know exactly what you want. That way, you'll avoid wasting time and stressing over untimely changes. There's only one way to do this: list your priorities (number of rooms, with or without garage, single-storey or two-storey, desired floor area, contemporary or classic house...).
It also means taking stock of your budget. It's pointless (and frustrating) to dream of a house with 5 bedrooms, a swimming pool... set in a huge wooded park... if your budget doesn't allow for it. To work out your budget (and therefore your financing plan), you'll need to think in terms of overall costs. Don't limit yourself to the purchase price of the land and the building costs. In addition to these two items, which are certainly important, you'll need to add other expenses (network connections, notary fees, loan insurance, landscaping...).

Finding a plot of land

Choosing the right plot of land is crucial to the direction of your project. On the face of it, it doesn't look very complicated, but there are a few things to bear in mind:
- make sure the land is suitable for building. To be sure, request a certificat d'urbanisme (planning certificate ) from the town hall. This document will tell you whether the land can be built on, the town-planning provisions to be respected (authorized density, height, external appearance, etc.), any protected, classified or safeguarded sectors local taxes and levies (which you'll need to know in order to draw up a financing plan with a view to obtaining a loan, and to manage your day-to-day budget afterwards);
- check that the land has been serviced and boundary marked (unless you're buying a plot on a housing estate, where this is automatically required);
- also pay attention to: the location (close to the town and its amenities, but not too close to major roads or noisy or polluting sites...), the configuration of the plot (not too steep to avoid the need for earthworks or backfilling, or the risk of land settling...), the quality of the soil and subsoil, orientation (to minimize heating and lighting costs in the house), the surface area of the plot, local taxes...

Development tax
Development tax is a local tax levied by the commune, department and region on all construction, reconstruction or extension operations.rations you can make on your land, provided they require planning permission (building permit or prior authorization). The amount of the tax is calculated according to the following formula: taxable surface area (construction or development) x flat-rate value (except fixed value for certain developments) x rate set by the local authority.

Choosing a builder

Once you've found a plot of land, there's one more important step before you break ground: selecting the professional to whom you'll entrust your project. You're spoilt for choice, but by opting for a homebuilder, you can be sure of a complete, worry-free service. You'll sign just one contract (the Contrat de Construction de Maison Individuelle or CCMI). This is the most widely used contract, but it's also the only one that is regulated and offers you maximum guarantees. The builder you choose will take care of everything for you, following your project from A to Z: planning permission, choice of companies and craftsmen, scheduling and monitoring of construction stages. This has a number of advantages: consistency of the project, simplicity of relations with fewer intermediaries and therefore less risk of errors and longer lead times...
Obtaining a building permit
Unless you go through a builder who will take care of all the administrative side, you'll need to submit a building permit application. This is the cornerstone of your project, so don't make any mistakes! It must include plans of the future home and a precise description of the project... This will enable you to check the feasibility of the project in relation to town planning regulations. In principle, building permits take two months to process, from receipt of the complete application for single-family homes. If you're in a hurry, you can download your application online.

Financing my project

Once you've decided on your project, you obviously need to calculate your budget. The most traditional solution for financing your project is a bank loan. These are granted according to your needs and financial capacity. It's a question of defining the amount you can devote to repaying your mortgage. Ideally, this should not exceed 33% of your monthly income. By objectively comparing your income (salary, etc.) with your expenses (current consumer loan, etc.), you can establish the budget you can devote to your real estate project. Find out if you're eligible for any building grants: zero-rate loans (PTZ), action logement loans, local grants and subsidies... And don't forget to have a small down payment. It helps!

Taking delivery

The handover phase is crucial. Far from being limited to the completion of a project that's close to your heart, it's above all a decisive time, which triggers the warranty periods (ten-year warranty, biennial warranty of good working order, etc.) and thus the insurance coverage if necessary. Acceptance is recorded in the form of an acceptance report, which includes any "reservations" (i.e., points that have been found to be defective). Only after this document has been drawn up (or any reservations lifted) will you be able to put down your furniture and move in.

Marie-Christine Ménoire