New build France: Building from A to Z part one

Searching for your dream home in France is an exciting prospect. However unless you are very lucky, any property is likely to need some work to make it into the home of your dreams. You may well be one of the many people who opt for a new build. Whether you choose to take on all, any or none of the renovation or construction works, it is important to be familiar with all the terms and processes that affect construction in France.

Architecte: an architect is a key part of most new build and some renovation projects. If your property is going to be larger than 170m², you may need to submit professional drawings to obtain planning consents. Ensure the architect has a clear idea of your wishes, ask to see previous projects and clarify fees and payments at the outset. There are several ways that this could work:

~  An architect designs the house and a general building company – une entreprise générale – runs the project

~  An architect designs the house and runs the project

~  An architect designs the house and then subcontracts the build to a house building company

~  An architect designs the house and then you manage the entire build yourself

Assurance is always a feature of life in France and this is also true when it comes to construction. Any registered trades working on site will have their own insurance policies. However should a dispute arise between for example the mason and the roofer, work could easily grind to a halt. A dommages-ouvrages policy will allow work to continue on the project while the dispute is being settled. Insurance policies such as these are not cheap but do give peace of mind.

Assainissement or sewage disposal is a vital issue. If your property is in a town, village or on a lotissement, you may be able to connect to the mains drainage system. Many new builds will need to install a septic tank and it is important to factor this into the budget. Any new installation will need to conform to current regulations and old ones may need to be upgraded. If you are planning to install the system yourself, it is essential to contact the Service Public d’Assainissement Non Collectif (SPANC) at the outset. They will provide help and advice as well as specifying the type of system required.

Alimentation, or the supply of services such as water and electricity, is of key importance. A lotissement will normally run such services to the boundaries of the plot. With an isolated plot it is important to check out how much this will cost. If you are using a construction company, clarify who will organise getting the services to site – are you responsible or will they do it?

Bornes mark out the boundaries of your property. These little orange plastic circular markers are put into position by a surveyor. Always check that the position of these markers corresponds with the boundaries as shown on the land registry (cadastral) plan held by the local mairie. These plans are also available online at www.cadastre.gouv.fr. The site does not cover the whole of France yet but new areas are being added on an on-going basis.

Bricolage or DIY is an important element of new builds and renovations. Many people like to tackle elements of the build themselves. This can help with the budget and is also a way of adding a personal touch. The scale of involvement can range from erecting a Scandanavian kit home to simply decorating. Whatever your preference, decide at the outset how much or how little you wish to take on and confirm that with the construction company if you are using one.

Béton or concrete is used widely in new constructions in France. Cellular concrete blocks – béton cellulaire – are often used for both internal and external walls. They have good thermal and acoustic qualities. Béton armé refers to reinforced concrete and ready-mix concrete is known as béton prêt à l’emploi. Concrete can be used to create stunning floor surfaces and it is now being increasingly used in many parts of the home.

Bricques whether hollow (creuse) or solid (pleine) are also used in France. They are an effective and quick method of construction. They will need to be rendered on the outside and insulated and dry-lined on the inside.

Chantier or building site is a word that gets used a lot. There are meetings to be arranged and deliveries to be made au chantier. Monitoring progress on the site, liaising with the various trades if you take on that role, ensuring the site is kept clear and tidy, will all take time and means that the chantier often takes up a large part of your waking thoughts.

Chauffage or central heating is a key element of any home. A well-designed and carefully executed scheme will pay dividends in terms of economy and comfort. Think about installing a system which will use some form of renewable energy as such systems often benefit from tax credits.

The chaudière or boiler is a vital part of the central heating system. Boilers are rated according to the energy they produce so you will need to calculate the energy requirements of your home before going shopping. This process is referred to as an étude thermique and is often undertaken by the plumber.

The chauffe-eau or water heater can be powered by the boiler or by a separate gas or electricity supply. Using the cheaper night-time electricity tariff known as heures-creuses is a good way to keep running costs down. However this may not provide enough hot water for a large family so ensure the tank is sufficiently large.

Crépi or render is often applied as the finishing touch to exterior walls. It can be applied manually but is most often done by machine. There is now a huge range of products available whose properties of breathability, longevity and so forth can vary widely, so if you employ a façadier to render the property, it is a good idea to discuss available products beforehand.

The chape is the mortar that is applied to the floor to obtain a level surface for the eventual floor finish, such as tiles. Timber or aluminum battens known as liteau are used to create the levels.

Cloisons are partition walls and an important thing to get right. Whatever type of build you choose, partition walls are normally one area where the design can be modified to suit individual requirements. It is important to get the layout right at the planning stage, otherwise moving the walls later on will hold up other trades and slow the build down.

The term charpente refers to all the joinery in the build. This includes structural woodwork such as roof trusses and supports, as well as finishing elements such as door frames and skirting boards.

Planning the cuisine or kitchen, can be both daunting and great fun! There is no need to choose units early on in the project but you will need to decide an approximate layout for the cooker, sink and other appliances, ready for the first fix stage.

D is for one of the most important words in the new build dictionary – devis. A devis or estimate will need to be signed before any work can start. An amount of around 30 per cent of the final bill will also be required. Getting a devis from an artisan or contractor can often take several weeks and will give a good indication of just how busy they are.

Delays are an inevitable part of the construction process and the word délai is likely to become an important part of your vocabulary. When ordering goods or services it is always important to enquire how long the waiting time for the delivery date or délai de livraison, is likely to be.

Double vitrage or double glazing is a minimum requirement in any new build. However, consider triple glazing if you want extra thermal efficiency although the units themselves will be more expensive. These days windows are available in a huge range of designs and materials to suit all budgets and property styles.

What are first and second fixes?

In the UK, plumbers, carpenters and electricians will usually carry out their work on site in two separate phases. On the first occasion they will install the internal framework of the building and run the electrical cables and pipework. This is known as the first fix. Obviously a well thought out plumbing plan will mean that pipework is concealed wherever possible.

In the second phase, they will complete the cabling, finish off any visible joinery and connect sinks, baths and so forth. This is referred to as the second fix.

In France, builders refer to the gros œuvres (the major works). By this they mean roofing, external walls, creating holes for windows and doors and so on. The rest of the construction is know as the finitions and can mean everything inside right down to wallpapering.

DIY courses

Planning to tackle some of the work yourself? If you want to brush up on your bricolage skills or learn new ones, DIY chain Leroy Merlin offer practical, hands-on courses on a huge range of subjects. These ateliers de la maison cover choosing products as well as the tools and techniques needed to tackle a particular job. They last between one and three hours and cost between €5 (£4) and €50 (£40). Check out your local branch for details or see www.leroymerlin.fr.

Planning ahead

Different sites and soil types will need different sewage disposal systems. The cost of these can vary widely so it is a good idea to contact Service Public d’Assainissement Non Collectif (SPANC) early on and get an idea of cost. If you are going to need to spend more on the septic tank than you had planned, then it is better to know sooner rather than later; then you can plan to recoup the money elsewhere.