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A brief guide to building permits in France

Explaining some of the key differences between US and French planning regulations

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If you are embarking on a renovation project or building a new home, you will need to sort out your building permits before you begin. In France any change to the external appearance of a property requires some kind of permit. The zoning of the property will dictate what changes need permits and what do not. In some communes that are particularly protective of their architectural heritage even changing the colour of your shutters will need a permit.

What are the main types of permits?

You will encounter three main types of permits: Certificat d’urbanisme (CU), Déclaration Préalable (DP), and Permis de construire (PCMI).  Unlike in the US, the French government recognises these permit types nationwide. Local authorities make decisions about planning regulations or policies, but national legislation sets the requirements for what a building permit application must include. As a result, an application in Provence must follow the same content and structure as one in Brittany.

When is an architect required to draw up plans?

In many states in the US there is a requirement for an architect to draw up plans and submit a zoning application.  This can vary from state to state but it is usually based on the size of the project.  In France, a French-registered architect must submit and manage the application if a project exceeds 150m² (1,615 sqft) of habitable space (the 150m² includes any existing space). Again this is law at a national level so is consistent countrywide.

Design regulations

Whilst there are rules in the US dictating the use of the land there are few rules around specific aesthetics - although these often exist in the form of local regulations overseen by committees to ensure that areas of development are harmonious.  In France there can be quite strict design regulations written into planning policy.  These rules range from the proportion of windows, to minimum roof pitches, to the appropriate external cladding for a building.  Due to France's diverse architectural heritage, regional authorities write these rules to preserve the variety of vernacular architecture and styles.

The Décennale – France’s strict and defined insurance system

Builders must follow the regulations known as Document technique unifié (DTU); note however that neither pre-approval nor post-approval is required for work on private residences. A strict and well-defined insurance system regulates the quality of the work and ensures that buildings comply with the code. Each artisan or tradesman should have an insurance policy that covers their work for 10 years called a Décennale insurance; this protects the customer against defects or failure which may occur due to workmanship or product defects for a period of 10 years post completion.

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Conclusion

In conclusion, the regulation of design and construction in France differs from the US regulations. Whilst relatively simple to understand, the nuance of the way that the design and construction of buildings is controlled in France can seem daunting, and that is where we come in. At French Plans we have over 20 years’ experience in design and planning in France so if you have a project you are embarking on or want some general information before you start a search for your dream property or plot of land please get in touch with us.

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Contacts

+33 (0)6 75 05 36 86

enquiries@frenchplans.com

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