In brief
Before a home is sold in France the seller must provide a dossier de diagnostic technique (DDT): a set of reports drawn up by a certified diagnostician and annexed to the promesse or compromis de vente or, failing that, to the deed of sale. Which reports apply depends on the age of the building, its installations, its location and whether it is a flat in a copropriété. The file informs the buyer; it is not a structural survey and it does not guarantee the condition of the house. This page is general information, not legal advice; your notaire confirms what applies to a given sale.
The reports and when they apply
The list is set by Article L271-4 of the Code de la construction et de l'habitation. A document that is out of date at the deed must be replaced.
| Report | Required when | Valid for | What it tells a buyer |
|---|---|---|---|
| DPE, energy performance | Every home, with narrow exceptions such as detached buildings under 50 m² | 10 years | Energy and climate classes from A to G and an estimate of annual energy costs |
| Energy audit | A house or a building of several homes in one ownership, classed E, F or G | 5 years | Costed programmes of work to improve the class |
| Lead (CREP) | Built before 1 January 1949 | Unlimited if no lead above the threshold; 1 year if lead is found above it | Lead in paintwork and the risk it presents |
| Asbestos | Building permit issued before 1 July 1997 | Unlimited if made since 1 April 2013 | Materials containing asbestos and the action recommended |
| Electricity | Installation over 15 years old | 3 years | Anomalies that present a risk |
| Gas | Installation over 15 years old | 3 years | Anomalies, including any that require the supply to be cut |
| Termites | Commune covered by a prefectoral order | 6 months | Active or past termite infestation |
| Risks and pollution (état des risques) | Property in a zone of known risk | 6 months | Natural, mining and technological risks, seismic zone, radon and past insurance claims for natural disasters |
| Non-collective sanitation | Property not on mains drainage | 3 years | Whether the septic system complies and what work is needed |
| Aircraft noise | Property in zones A to D of an airport noise plan | Not fixed | The noise zone and where to consult the plan |
| Dry rot (mérule) | Commune covered by a prefectoral order | Not fixed | A statement in the contract that the zone is at risk |
| Wood-burning heater | Only where a local air-quality plan requires it | Not fixed | Whether the heater meets the plan's standard |
For a flat, the contract must also state the private floor area of the lot under the loi Carrez; the syndic holds a separate asbestos file for the common parts. Since 1 January 2023 a home built or substantially renovated under a permit or declaration filed from that date also comes with a housing log, the carnet d'information du logement, which records the work.
The DPE and the energy audit
The DPE class appears in every advert. An advert for a home classed F or G must carry the words "logement à consommation énergétique excessive".
- DPEs made from 1 July 2021 are valid for ten years and are fully enforceable. Older ones have expired: those made from 2013 to 2017 at the end of 2022; those made from 1 January 2018 to 30 June 2021 at the end of 2024.
- On 1 January 2026 the factor used to convert electricity into primary energy fell from 2.3 to 1.9. Homes heated by electricity can score better as a result. A DPE made in 2025 or earlier remains valid and can be updated free of charge online, without a new visit, if the class improves.
- An arrêté of 19 August 2026 lowers the factor again, from 1.9 to 1.7, from 1 January 2027.
- When a house or a building of several homes in one ownership classed E, F or G is sold, the seller must also supply an energy audit, handed over at the first visit. Class D homes will be added from 1 January 2034.
The class matters beyond energy bills. Under the law as it stands, a home classed G cannot be let under a new or renewed lease since 2025, class F will follow in 2028 and class E in 2034. If you plan to let the property, read the DPE with that timetable in mind and see our holiday letting guide.
What is specific to the Côte d'Azur
| Point | Position in the Alpes-Maritimes |
|---|---|
| Termites | A prefectoral order of 10 March 2017 covers 42 of the department's 163 communes, including Antibes, Biot, Cannes, Mougins, Nice, Valbonne, Opio and Roquefort-les-Pins, according to the national map kept by Cerema for the Ministry; Grasse is not listed. The prefecture remains the official reference |
| Dry rot | No prefectoral order in the department, according to the same map |
| Seismic zone | Zone 3 (moderate) for Antibes, Biot, Cannes, Mougins, Valbonne and Grasse; zone 4 (medium) for Nice, Cagnes-sur-Mer, Villeneuve-Loubet and the coast from Villefranche-sur-Mer to Menton, according to Géorisques. The prefecture states that, because of seismicity, the risk report applies in practice to every property in the department |
| Radon | Potential class 3 in Cannes, Mougins and Grasse, according to Géorisques |
| Aircraft noise | Nice Côte d'Azur airport has a noise exposure plan approved in 2005 and amended in 2020; Cannes-Mandelieu has its own |
| Sanitation | Some hillside villas are not on mains drainage; where a house has a septic system, its report deserves a close read |
The risk report also covers forest fire and flood plans and the legal duty to clear brush around houses in and near wooded areas. Every advert must state that information on the risks is available on the Géorisques website.
How to read the file before signing
- Ask for the full DDT before the compromis, not at signature. The risk report must in any case reach you before the withdrawal period starts.
- Check the date of each report against the validity periods above. Check also that the diagnostician appears in the official directory of certified diagnosticians kept by the Ministry.
- Read the DPE with the energy audit, if there is one; its costed scenarios give a first budget for insulation, windows or heating.
- Look for anomalies in the electricity and gas reports. They do not oblige the seller to repair, but they are a fair basis for negotiation.
- For a villa on a septic system, check whether the installation complies. If it does not, the work must be done within one year of the sale; the buyer bears it if the seller has not.
- For a flat, compare the Carrez area with the advert. If the real area is more than 5% smaller, the buyer can claim a proportional reduction in price within one year of the deed.
- Have a builder or surveyor inspect what the reports do not cover: roof, structure, retaining walls and pool.
Pools are not part of the DDT. Their safety equipment and permits are covered in our guide to pools, extensions and planning.
If a report is missing or wrong
If the lead, asbestos, termite, gas, electricity or sanitation report is missing or out of date at the deed, the seller cannot rely on the clause that excludes liability for hidden defects for the defect concerned. If the risk report is missing, the buyer can seek to cancel the sale or obtain a reduction in price. A diagnostician is liable for errors and must be insured. The steps of the sale are set out in our guide on how to buy property in France and the timetable in from offer to keys.
Frequently asked questions
Who pays for the diagnostics?
The seller. The law requires the seller to provide the file; prices are not regulated, so they vary with the size of the property and the number of reports needed.
Can I sell a house with a G rating?
Yes. A low class does not prevent a sale. The seller must provide the DPE and, for a house, an energy audit. The advert must also state that the home has excessive energy consumption. The restrictions apply to letting, not to selling.
Do I need a termite report in Antibes or Valbonne?
Yes. Both communes are covered by the Alpes-Maritimes termite order. The report must be less than six months old at the compromis and at the deed.
How long is a DPE valid?
Ten years for a DPE made since 1 July 2021. DPEs made before that date have all expired and must be redone before a sale.
Is a structural survey part of the diagnostics?
No. The DDT covers specific risks set by law. French sales have no compulsory structural survey, so a buyer who wants one commissions it separately.
Last updated: 11 October 2026