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The following is an article from the March 2006 issue of French Property News...

Made to measure

Having a property designed and built to your specification in a location of your choice is the easiest way to find the home of your dreams. Kirsty MacAulay reports on the trend for new-build houses

If you have been searching long and hard for your ideal home but have yet to find it the solution could be to have it built. New-build properties have long been popular with the French, who cannot see the appeal of an ancient farmhouse or barn in need of months of hard work and extra cash before it is habitable. As the availability of renovation projects gradually starts to wane, due to overwhelming demand from British buyers, many are following the French lead and enjoying the benefits of new-build.

Having a house built to your specification ensures you get exactly what you want. However, it will not provide immediate satisfaction, patience is required. It can take at least 12 months from the moment you find the plot till you receive the keys and many things can delay the process, such as gaining planning permission or adverse weather conditions. Most companies will guide you through the entire process, from helping you find a plot, to choosing a design and providing builders and artisans. If you buy an individual plot from an agent or notaire they can usually put you in touch with a local builder.

"France doesn't have national building companies in the way the UK does," explains Michael Miller of LMP Constructeur. "Local constructors usually build between 150 and 200 houses a year." The French love of new-build means the buyer is generally well protected and properties tend to have good re-sale potential.

Many people dismiss the idea of a new property because they don't like modern buildings and want something with character. For others the idea of a contemporary design is part of the attraction. It provides the perfect opportunity to install all mod cons from underfloor heating and solar panels to air-conditioning. The beauty of creating a property from scratch is that you have a blank canvas to produce a home that is as traditional or as modern as you wish.

Using materials, such as wood, stone or traditional roof tiles can give a property a more authentic feel. In many areas planning permission is dependent on designs being sympathetic to local architecture. The certificat d'urbanisme can stipulate the slope of the roof, colour of shutters or type of roof tiles, for example.

Although many companies have template designs, they can be adjusted to suit the needs of each customer. If you have a specific idea in mind it is possible to base a plan on a rough sketch. "New-build houses are made to measure," explains Michael Miller. "The builder can plan a house to fit your needs and budget. Each house is built for the individual."

For many the appeal lies in the fact that the building is new and has never been lived in. The property is virgin territory, ready for the owner to make their mark. The fact that all the fixtures and fittings are new also affords peace of mind and lower maintenance costs. Modern properties have good insulation, resulting in lower energy costs. Modern plumbing, electrics and good security are also plus points.

Unlike a renovation project where building work can rumble on for months if not years, work on a new-build is undertaken during the same period and finished by a set completion date. If you want a pool it can be installed during the build when there are diggers etc on-site and the grounds can be landscaped when everything is finished. Once you move in you can relax in the knowledge that there should be no further building or improvements.

Every new-build property has a 10-year guarantee (garantie décennale) covering any structural defects. A two-year guarantee also covers systems and equipment such as plumbing and electrics. The two-year guarantee is designed to cover teething problems and the builder is required to fix any problems that arise. New-build properties are exempt from the taxe foncière for two years from 1 January following the completion date.

Finding a plot

France is a large country and finding a plot to suit your needs should not be difficult, "Land is more plentiful here than in the UK," says Gérard Lambert of Harmony Homes. Plots can be found through agents, notaires and builders. It is a good idea to visit a potential plot with a builder who should be able to tell you whether or not the land is suitable for construction. Local builders are familiar with their area and should know if your chosen spot is a landfill site or has a history of flooding. Most problems can be overcome for a price though.

There are two main options when looking to boy land, A lotissement is a small estate of new build properties usually just outside a town or village. The average plot size is 800m² and they are usually connected to mains sewerage, water and electricity. The other option is an individual plot in a rural setting (check accessibility to water and electricity). These tend to be larger and more secluded than lotissement plots. Prices vary depending on the location; lotissement plots are generally cheaper than individual sites.

Compromis de vente

"Buying a plot of land is like buying a house but a lot simpler," says Michael Miller. The compromis de vente should include a clause stating that the sale of the land is dependent on planning permission being granted for the plot. If permission is denied the contract is cancelled and any deposit is refunded in full.

Design

Larger building contractors usually have computer graphics software to produce floorplans and designs. It is only necessary to use an architect if the planned living space of the property will exceed 170m².

Most contractors offer a choice of designs ranging from small bungalows to large two-storey properties with terraces and swimming pools." We can amend any design to suit the individual, the sky's the limit," says Christopher Barnes of Maison André Beau, "If the customer prefers we can do a one-off design, which is not that much more expensive."

The contract

The builder's contract should state that the house will he built to the agreed design at a fixed cost to be completed by a set date. Stage payments are common; these are made at certain stages of the build, which should be specified in the contract.

Make sure the price covers everything you expect, as some contracts don't include items such as banisters, doors and kitchen units. The final price should only differ from the contract price if the client changes their mind on fixtures and fittings (this can result in an increase or reduction depending on the change) or if an excessive delay in construction occurs (six months or more) which is not the fault of the builder.

Make sure a delivery date is specified in the contract, it is advisable to cover yourself against any delays in the building process. A penalty contract, where a fee is payable if delivery is late, is only worth having if the company is large enough to cover the payment. It is always a good idea to ask to see properties the company has completed and speak to the owners if possible.

The build

Construction time can be around six months, although Christopher Barnes warns that nine months or longer is more realistic. The period between receiving planning permission and handing over the keys typically takes at least 12 months. It should he remembered that the wait for planning permission usually takes a couple of months and can drag on for longer, extending the time you must wait for the finished product.

It is advisable to visit the site during the building process. According to Michael Miller most people like to monitor progress and see their new home taking shape. He suggests people visit every six weeks if possible, or at the major stages of the build, such as when the foundations are laid or the walls put up.

As well as encouraging clients to visit their plot, Maison André Beau sends digital photographs of the plot with the stage payments invoice so clients can see how their property is coming along.

DIY

If you are planning on organising the build yourself architect Cedric Mitchell gives the following advice: "The statutory period for determining a planning application is two months. The time frame starts from when the planning authority is satisfied it has all the information required to determine the application. Once the certificat d'urbanisme has been issued check the floor area is big enough for your plans, as well as noting any restrictions on height or distance from boundaries. The certificate is valid for 12 months and although it can be extended for a further 12 there's no guarantee a future application will be passed."

It is necessary to establish whether or not you will need an architect. "If the net living area will exceed 170m² the design must be signed by a French-registered architect," explains Cedric. "Below this figure you may submit a permis de construire application yourself." However, he warns the application process is not simple and suggests you consult the local Conseil d'Architecture et d'Environnement to find an architect. The service is free and an architect will advise whether your design will need to be adjusted to take local architecture into account.

The best option for finding an architect is through local recommendations, alternatively ask at the mairie. The Ordre des Architectes website (www.architectes.org) has a list of registered architects for each region.

The best way to find a builder, electrician or plumber is through word of mouth. If there are certain aspects of the build you would like to undertake yourself to save costs and give you the satisfaction of knowing you had a hand in building your own home, it might be possible to include this in the contract.

New-build, new trend

The popularity of new properties has grown over recent years. Many retirees opt for new-build because the property is ready to move into and will need no work so they can sit back and enjoy their retirement. Christopher Barnes notes that new properties have been growing in popularity with British buyers over the past five years. "The average age of buyers is 56 and the majority are buying pre-retirement homes with a view to retiring within the next five to 10 years," he says, adding that most buyers are looking for individual plots although lotissement plots are favoured by those who want to live near towns and cities.

"The new build market has grown by 65% over the past two years," states Michael Miller. "The majority of buyers are French people making the most of the low interest rate. Around 6% of our clients are British and we're building equal numbers of holiday homes and permanent residences. The average holiday home is a two or three-bedroom bungalow although people building a permanent home usually request something bigger." Michael claims the average price for a new-build property is 150,000 euros but most British buyers are after a bigger house and are willing to spend approximately 200,000 euros. For example, a three-bedroom, two-bathroom property with a pool, recently constructed by LMP on an individual plot close to the coast, cost 200,000 euros.

"The benefit of buying a new-build property is that you know what you're getting for your money," explains Michael. "Building costs are pretty standard, the only real variable is the price of the land."

New-build may not be the best solution for those who lack patience as even when everything goes to plan it takes at least a year to complete. It is perfect for those who are planning to make the move in the next couple of years and are content to wait as long as it takes in order to get their ideal home.

• LMP Constructeur
  Tel: 0033 (0)6 72 90 36 32
  www.lmp-constructeur.com