Buying real estate is often a lifetime project. However, between budgeting, technical diagnostics, and the subtleties of the sales agreement, many future buyers proceed cautiously. A successful real estate project relies less on luck and more on methodical preparation, step by step.
Energy Performance Certificate and thermal sieves: the regulatory trap to check before buying
Are you considering a rental investment or the purchase of an old apartment to renovate? The first question to ask is neither about the price nor the size, but about the energy class of the property.
Since January 1, 2025, properties classified G in the Energy Performance Certificate (DPE) can no longer be rented under new leases, renewals, or tacit extensions. The ban will extend to properties classified F in 2028, and then to E in 2034. A poorly classified property today may become impossible to rent tomorrow without significant energy renovation work.
Another often overlooked point: DPEs carried out between January 1, 2018, and June 30, 2021, will become void on January 1, 2025. If the seller presents you with a diagnosis from this period, you must demand a new one before signing anything. An expired DPE can block a financing application or, worse, expose a landlord to litigation, as the DPE is now enforceable against the owner in case of error or omission.
Before visiting a property, consider consulting real estate advice on Immorise to better understand the concrete implications of these rules on your project.
Actual real estate budget: include the costs that no one details
When discussing budget, most buyers think of the price displayed in the listing. The actual cost of a real estate purchase far exceeds this figure.
Here are the often underestimated items:
- Notary fees, which represent a significant part of the price in older properties (much more than in new ones), covering taxes, fees, and administrative formalities.
- Real estate agency fees, sometimes borne by the buyer, which are added to the net seller price.
- The cost of compliance work, particularly energy renovation if the property is classified E, F, or G in the DPE.
- Loan guarantee fees (mortgage or surety) and bank processing fees.
A reliable real estate budget includes all ancillary costs, not just the purchase price. Without this comprehensive view, you risk exceeding your borrowing capacity or having to forgo necessary renovations.
Sales agreement: the suspensive clauses that protect the buyer
The sales agreement is not a mere formality. It is a legal commitment that can protect you or trap you, depending on how it is drafted.
Why do suspensive clauses deserve so much attention? Because they define the conditions under which you can withdraw from the purchase without losing your deposit.
The loan acquisition clause is the most well-known, but not the only useful one. You can also negotiate a clause related to obtaining a building permit, the absence of undeclared easements, or the result of a specific technical diagnosis (asbestos, lead, pest status).
A concrete point: ensure that the loan clause specifies the borrowed amount, the duration, and the maximum accepted rate. A clause that is too vague can be contested by the seller if you invoke a financing refusal. The notary is there to draft these clauses accurately, but it is up to you to communicate your needs in advance.
Property valuation and sale price: negotiate on solid grounds
Negotiating a price without knowing the actual value of the local market is like proceeding with your eyes closed. The valuation of a property is based on measurable criteria, not intuition.
The price per square meter in the neighborhood, the general condition of the property, the quality of the co-ownership (if applicable), the proximity to transport and shops: all these elements directly influence the transaction. Comparing recent sale prices in the same area provides a more reliable benchmark than the price displayed by the seller.
An overvalued property is negotiable, an undervalued property is contested. In a stabilizing market, buyers who arrive with a documented valuation have a real negotiation lever. Asking the seller for complete real estate diagnostics before making an offer also helps identify potential work and justify a discount.
Professional support: when to call on a broker or a notary
Should you manage every step of your real estate project alone? For a first purchase, the answer is rarely yes.
The mortgage broker compares offers from several banks and negotiates the loan conditions (rate, borrower insurance, processing fees). Their intervention can significantly reduce the total cost of the loan, especially in a context where interest rates vary from one institution to another.
The notary, on the other hand, secures the transaction legally. They verify the compliance of diagnostics, the mortgage situation of the property, and the validity of the clauses in the agreement. The notary is not just a rubber stamp; they are a key player in the security of the purchase.
If you are considering a rental investment, a tax advisor can also help you choose the most suitable regime and anticipate the impact of new obligations related to the DPE on the profitability of your project.
A serene real estate project is built on verified information, not approximations. Checking the energy class before visiting, estimating all costs before signing, and surrounding yourself with the right professionals from the start: these three reflexes are enough to avoid most unpleasant surprises.