Mandatory property surveys when selling in France: the complete list

You cannot sell a home in France without handing the buyer a technical survey file (dossier de diagnostic technique, or DDT): a set of surveys carried out by a certified professional, appended to the sale agreement and then to the deed. When you sell without an agency, ordering them is up to you — and it is straightforward, provided you know which ones apply to your property. DPE, asbestos, lead, electrics, gas, natural risks… this guide reviews every mandatory survey, when it applies, the right time to order it and what you risk if one is missing.

What is the technical survey file for?

The DDT plays a double role. It informs the buyer about the property's actual condition: energy performance, possible presence of asbestos or lead, safety of the installations. And it protects the seller: a survey done by the book and appended to the deed releases you from the hidden-defects warranty on the points inspected. Conversely, a missing survey leaves the door open to a claim from the buyer after the sale, sometimes years later.

All the surveys must be carried out by a certified surveyor, with one exception: the natural risks statement (ERP), which the seller can complete themselves using the public information available for their municipality, notably on the official Géorisques website.

The list of mandatory surveys, property by property

No home is subject to the entire list: each survey has its own conditions, depending on the property's age, location and equipment.

• DPE (energy performance certificate): mandatory for every home, valid for 10 years. It is the only survey required as soon as the listing goes live: the energy label must appear on the ad, whatever the medium.
• Energy audit: on top of the DPE, current regulations require an audit for the sale of the most energy-hungry single-family houses (the worst DPE ratings). Check with your surveyor whether your house is affected.
• Asbestos: for homes whose building permit was issued before July 1997.
• Lead (CREP): for homes built before 1949.
• Electrics: if the indoor electrical installation is more than 15 years old.
• Gas: same logic, if the indoor gas installation is more than 15 years old.
• Risks statement (ERP): depending on the zone where the property sits (natural, mining and technological risks, seismicity, radon…). Check your exact address on Géorisques.
• Termites: only in the zones defined by prefectoral order; ask your town hall.
• Non-mains drainage: if the home is not connected to the sewer system, an inspection of the installation by the competent public service is required.
• Private floor-area measurement (loi Carrez): for co-ownership lots, the exact area must be stated from the sale agreement onwards.

When to order them, and on what budget?

The right reflex: as soon as you decide to sell, before even drafting the listing. The DPE conditions the publication itself, since the energy label must appear on every sale ad. And having the complete file ready from the first viewings reassures buyers, speeds up the signing of the agreement and spares you a last-minute renegotiation if a survey turns up a surprise. In practice, a single appointment with a certified surveyor is usually enough to carry out all the inspections.

Mind the validity periods: while the DPE lasts 10 years, other surveys expire much sooner — sometimes after six months, like the risks statement or the termite survey. If the sale drags on, some will need redoing before the deed is signed: your surveyor or notary will confirm which ones.

On the budget side, prices are unregulated and depend on the size of the home, its age and the number of surveys required. Overall, expect a few hundred euros for a complete file — a modest amount given what is at stake, especially if you are saving agency fees elsewhere. Two tips to pay the right price: request several quotes, and favour an offer bundling all the surveys into a single visit, almost always cheaper than separate appointments. In practice, these costs fall to the seller.

Surveys in hand: time for the listing and the poster

Once the DPE is done, you can publish your listing by the book: energy label displayed, floor area measured in m², honest description. It is also the moment to make the property visible on site. With DirectOffice, you can create your online listing and your QR code “For sale” poster: the large-format poster goes up in a window or on the gate, and a passer-by who scans it instantly sees the photos, the price and the DPE of your home. The online listing comes free with the poster.

Missing survey: what are the risks for the seller?

Selling without a complete file is never a good deal, and the consequences range from a simple delay to litigation:

• A listing published without the energy label is punishable, and serious platforms will reject it.
• A survey that is missing or wrong at the time of sale can engage your liability: the buyer may seek a price reduction, damages, or even cancellation of the sale in the most serious cases.
• Without a complete file, the notary will generally refuse to have the agreement signed, delaying the whole sale.
• A defect discovered after the sale on a point that was not surveyed deprives you of the exemption from the hidden-defects warranty.