Why not buy a two-up, two-down in a village for less than you’d buy a parking space in Paris or Lyon?
Over the years, we have bought and sold five houses in rural France so have learned the pitfalls to avoid when buying rural property.
First off, bargains invariably need doing up and even if you have the smarts to do it yourself, building and decorating supplies cost a fortune in France, and reputable tradespeople don’t come cheap either.
Second, don’t believe everything you read. Use the satellite view on Google earth to track down advertised properties before you waste time visiting.
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Does the house overlook a crane factory? While you’re about it, snoop around surrounding towns and villages.
Who will look after all that land?
Are all the shops shuttered and barred? Also check transport options. Can visitors get to you easily, and what happens if your car breaks down?
Is there a bar within walking distance? Does half the population decamp to Spain every winter?
When you visit, don’t be seduced by huge rooms, vast swathes of land or fabulous views – huge rooms are expensive to heat, especially if they have high ceilings. Barns cost a fortune to insure, and no you can’t just insure the house and not the barn. Go online and get some quotes.
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And make a plan if you are tempted to buy an enormous stretch of beautiful French countryside.
Because of the fire risk, landowners can be legally obliged to keep growth under control.
Are you going to mow it every week? Are you going to pay someone to keep it clear?
If you’re planning to cultivate it or put animals on it, will you get permission?
Do local hunters use the land? If so you won’t get them off
Is the land in a building zone? Is it agricultural? Are you going to find, two days after you move in, that the farmer next door is planning to block your view with a massive modern cow barn topped with a solar panel roof?
Ask the mairie about the ‘Plan Local d’Urbanisme’ (PLU) or contact the Commune des Communes about the Plan Local d’Urbanisme Intercommunal (PLUi) to find out how the land around the house is classified.
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Are there any livestock already on the land? A farmer who is grazing herds on land, even if it isn’t theirs, can acquire rights to graze.
Does your dream house come surrounded by trees that need felling? Sometimes old trees are legally protected.
Do the local hunters regularly hunt across the land, or across the land next door? If they do, you’ll struggle to turf them off.
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By law sellers have to disclose problems with neighbours. Have they been involved in a series of disputes?
Do you want to inherit an argument about croaking frogs, crowing hens, barking dogs, or leaking drain pipes?
During your first visit, pay careful attention to the walls. Signs of subsistence or rising damp are red flags because the costs of this type of building work are often double or triple the price of the house.
Explained: ‘Vice caché’ legal protections in France
Take note of who is selling. If it’s 30 cousins it means bad news
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Rotting windows and doors are relatively easy and cheap to replace. Wiring can be redone, as can plumbing. Finding and hiring well-reputed builders takes time however, so a working lavatory and bathroom (however grotty) is a plus.
Even if you’re not contemplating buying a wreck, before signing a ‘compromise‘ (preliminary binding contract) for your countryside retreat, find out the cost of the annual ‘taxe foncière‘ which can be several thousand euros – if you plan on using it as a second home, you will also pay taxe d’habitation, which can be the same amount again.
How much property tax can you expect to pay in France
Also ask who is selling the house. If it is a collection of 30 cousins (and this is not especially unusual, due to France’s inheritance laws) and they all hate each other, you could waste years waiting for them all to agree to the sale of the property.
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Also ask about local fêtes and festivals. When we moved into a tiny, half-abandoned village in the heart of the Cévennes, we had no idea that for three days at the end of every August the entire place would be taken over by an ear- splitting, window-rattling, non-stop rock festival.
With an unlicensed, non-stop bar, no toilets and no police, the resulting disgusting mess and damage to property made life a misery.
As the date approached, locals would lock livestock into barns, remove geraniums from terraces, fortify their properties, hide their cars and either leave or hide inside their houses with their hunting rifles.
A village only 5km from our current home in Nouvelle-Aquitaine, hosts an annual week-long funfair in July which involves closing all the roads and playing loud funfair music from midday to midnight daily.
Is the road a race track?
A friend bought a house in Provence on a long stretch of straight road without realising that it was something of an illegal racetrack, drivers regularly hitting 150kph as they passed her house. Having had two of her beloved cats run over she sold up.
Yet another friend bought a tiny house standing on stilts at the edge of a lake in Vienne, not realising that the mairie were staunchly opposed to anyone living there and determined not to grant planning application to any further construction.
So she and her husband found themselves living in 40m2 with the only option for an extension being a tent.
Find all this out by ringing the mairie and asking to come for a chat. Just say that you’re thinking of buying a house in the commune and have a few questions.
In small villages this is entirely possible because maires are keen to attract new inhabitants.
While you are at the mairie, ask to see the ‘plan cadastre’, or you can also look this up online (Ask the estate agent for the numbers of the ‘parcelles cadastrales‘ for sale).
This is useful because property limits do not always align with existing fences, and also you can see which buildings are authorised – some people succumb to the temptation to build barns and sheds without planning permission, and you really don’t want to dip a finger in that mess.
And finally, check for any natural risks in the area on the government website just in case your hideaway is on a flood plain, or subject to land movements, natural gases, noise pollution or is close to a nuclear power station.