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Understanding the "Certificat d'Urbanisme" in France
The CU is a key to your property project
Whether you are a prospective homebuyer, a developer, or a property owner planning a major renovation in France, you will inevitably encounter the term Certificat d'urbanisme (CU). While not a building permit itself, this official document is a crucial first step in any property-related project. It serves as a vital tool for understanding the planning regulations and constraints that apply to a specific plot of land. A certificat d'urbanisme (CU) gives you no permission to build anything. If you receive a positive CU, you still need to apply for either a permis de construire or a déclaration préalable before you can begin any development work.
What is a Certificat d'Urbanisme?
A Certificat d'urbanisme is a formal administrative document that provides detailed information about the urban planning rules applicable to a given parcel of land. Its purpose is to inform and secure a potential project, giving the applicant a clear overview of what is legally possible before they commit significant time and money.
There are two main types of CU:
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The (CUa - Certificat d'urbanisme informational): This is the more general type. It provides information on the land's urban planning rules, any public easements or administrative limitations (such as being in a protected area or a pre-emption zone), and the applicable urban planning taxes and fees. This is particularly useful for someone who wants to get a general idea of a plot's status without a specific project in mind.
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The (CUb -Certificat d'urbanisme opérationnel): This is a more detailed certificate and is the one you need to apply for when you have a more specific project in mind. The applicant provides a brief description of the intended operation, such as building a house or converting a barn. The CUb then indicates whether you can use the land for that specific purpose, detailing the public utilities (water, electricity, etc.) that are available or planned. Crucially, it also explains why the decision was made, so you can make potential changes for any future full applications.
How are they useful?
The benefits of obtaining a Certificat d'urbanisme are significant and can prevent costly mistakes:
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Secures information: The CU defines the planning rules for a period of 18 months from the date of its issuance. In theory this means that even if the local planning regulations change during this period, the rules stated in your CU remain valid for any subsequent building permit application. However, if the planners know that the regulations are due to change, they often apply a caveat clause stating that the decision is based upon current regs but that as the regulations are due to change the decision may be different when the new regulations come into force.
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Verifies project feasibility: For the certificat d'urbanisme opérationnel (CUb), it confirms whether your proposed project is, in principle, feasible on the land. This allows you to assess the viability of your plans before you embark on the full, and more complex, process of applying for a building permit (permis de construire or déclaration préalable).
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Identifies constraints and taxes: The CU highlights any administrative limitations, such as public utility easements, or the proximity and capacity of firefighting supply networks, which could affect your project. It also lists the urban planning taxes and participation fees you will be liable for, giving you a clear financial picture.
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Informs the buying process: We recommend you make an offer to purchase a property or land subject to receiving a satisfactory certificat d'urbanisme (CU). This document can be a powerful negotiation tool and an essential part of your due diligence, ensuring you do not buy a plot you cannot develop as you intend. You usually do this by adding a suspensive clause to the compromis de vente.
What are the limitations of a CU?
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Architectes des Batiments de France (ABF): Whilst a CUb is incredibly useful in providing certainty on a potential project it does come with its limitations. For example, The Architectes des Bâtiments de France (ABF) are not consulted when you submit a CUb. This means a CUb may indicate the project is feasible in planning terms, but the ABF may still refuse a full application due to heritage protections on the building itself or its proximity to other historic and protected structures if these apply to your project location.
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Projects relating to ruins: There have been a number of instances whereby a client has received a positive response to a CUb when the project relates to works to a ruin or very dilapidated building only to have the application refused at detailed stage. This is often because of the limited detail required for a CUb and the rules defining what constitutes a ruin.
Conclusion
In summary, while it is not a mandatory requirement for a building permit application, the certificat d'urbanisme opérationnel (CUb) is a useful and highly recommended step in any French property project where there is uncertainty after the policy review or the regulations are ambiguous. It provides transparency, security, and a clear legal foundation for your plans, helping you navigate the complexities of French urban planning with confidence.
Contact us
French Plans has over 20 years’ experience helping people to apply for building permits or planning consents in France. We are fully qualified English speaking architects and planning consultants.
We also work with building professionals of all kinds, such as structural engineers, thermal engineers and surveyors.
If you are looking to realise your own project in France, whether it is a renovation, a new build, an extension or another project, residential or commercial – please get in touch.
+33 (0) 6 75 05 36 86