The Carrez law was made for buyers. And it makes the buying process more transparent for apartments in France, however, there are certain nuances that buyers should know about, especially for those purchasing site-unseen. I’ve put together a list of vocab for those that are curious, and today, let’s add to the list the Loi Carrez (z pronounced!) or The Carrez Law.

The Carrez Law is a form of consumer protection. Of course, the more hot the housing market, the more important it can be. That said, no one wants to be lied to. So here are some ways you can inform yourself when hunting for your dream property in France.

Inspections

Homeowners in France must use a diagnostics company to determine their diagnostique performance energetique (DPE). Diagnostiqueurs usually offer a package and throw in additional services. Like measurement in surface privative (Carrez law corrected measurement), asbestos check, termites check and lead checks. Finally, they can also evaluate the electric and gas situation. The total usually ends up being ~EUR 420.

That said, not every homeowner goes the extra mile to have all of these tests done. Some wait until they’re getting closer to having a deal in place before spending their hard-earned euros. So if you want to know, for example, the size of the space you’re paying for, what do you do?

First, does the Carrez Law apply?

If it’s an apartment you have your eye on, you’re in luck, the Carrez law does apply (also applies to a house in coproprieté, office spaces in coproprieté or stores). The measurement must be mentioned in the ad. Unfortunately for those purchasing a house not in coproprieté, you will have to trust in the listing agent who played laser tag with the laser measure.

Here is a good example of an apartment with a corrected measurement due to Carrez law stipulations done by a diagnostics company in Nîmes, France, the ceiling height measures less than 5.9 feet in some areas, therefore, the size of the chambre 3 is cut in third.

The Law Carrez is denoted as surface privative or superficie loi Carrez and must be mentioned in the compromis de vente (preliminary contract), and l’acte authentique (the deed).* Furthermore, if it’s misrepresented by any means, then the buyer can demand a lower price. And if the property’s measurements are over represented by more than 5%, legal action can be taken and ultimately the sale could be reversed.¹²

(Doesn’t apply to vente sur plan, Vefa, properties purchased before being built.*)

How to: Calculate the Surface Privative

The main stipulation in Carrez law is 5.9 feet. If a living space has any part of the ceiling below 5.9 feet then that part of the room doesn’t count in the surface privative (Loi Carrez).

Note, attics don’t count unless they’re considered amenageable³. Or, part of the ceiling reaches the height threshold and the angle of the roof needs to be greater than 30°.⁴

For example, my newest listing features a bedroom in the attic, doesn’t have a window and it is counted in the Carrez Law. (click the photo for more info)

Last Thing

Cellars, garages, storage areas, and parking are not included, even if the ceiling height rule is met! Verandas can count though, if they’re enclosed and have a ceiling of 5.9 feet or above.

Thanks for reading, I hope it helps you feel like an expert on Carrez Law! Don’t hesitate to get in touch. I usually am pretty quick about responding via email.

Passez une excellente journée,

Chandler Bell

chandler@lesterrassesimmobilier.fr

1. https://e-immobilier.credit-agricole.fr/conseils/travaux/comprendre-les-differents-calculs-de-surfaces ↩︎
2. https://immobilier.lefigaro.fr/faire-construire/guide-de-construction-immobilier/1026-loi-carrez-hauteur-surface-et-reglementation/ ↩︎
3. amenageable – convertible ↩︎
4. https://lamaisondestravaux.com/renovation-interieur/amenagement-combles/info-conseils/savoir-si-mes-combles-sont-amenageables
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