5. Appointing an Architect

5.1. Obligatory Use of Architect

Architects are one of the ‘regulated’ professions in France, with access restricted to those with an appropriate qualification.

So, if you want to engage a bona fide architect, make sure they are a member of the l’Ordre des architects.

The quality of French architects is generally very high, but their services come at a price, and there is no easy formula to ensuring your appointment is a successful one.

Many have a rather high opinion of themselves, like many professionals in France!

If you do not comply with this rule your planning application will be determined as inadmissible.

Below 170m2 you can use someone who may not be qualified as an architect, such as a maitre d’oeuvre (contracts manager) but you need to be careful about selection and professional competence.

At a minimum, the architect will need to provide you with floor, site and elevation plans.

Once planning permission has been obtained you will then need to decide if you also want production drawings, for all architectural, structural, civil engineering, electrical and plumbing work. The cost of second stage architectural drawings will be high, and you need to consider if it is really worthwhile.

5.2 Finding an Architect

As a general rule, the use of an architect who lives locally or who is familiar with the area is to be preferred.

Their good contacts with the local mayor and the Direction Départementale d’équipment - DDE (county planning and highways department) are going to be important in obtaining planning consent and their knowledge of local builders will also reduce the risk of a poor performing building contract.

As always, it pays to take your time. Do not appoint the first architect you come across. Invite at least three to discuss the project with you, examine recent projects they have carried out in the area and speak to some of their clients. These exploratory meetings are also a useful form of free advice!

If you lack an appreciation of plans and building terminology in the English language, then learn about them, as you are likely to be otherwise swamped trying to understand the terms in a foreign language.

You can find architects in your nearest town by clicking on the link below and typing in name of town or city: Architects

Alternatively, consult our Commercial Services pages, where you will find a number of architects listed.

Those architects who specialise in the restoration of listed buildings or older property of character are collectively referred to as les architectes du patrimoine.

Whether or not you choose to use an architect to assist you in the selection of a builder and to then to supervise the works is a matter for you. There is no legal obligation to do so.

Clearly, however, on a large project, and with so much at stake, you would be well advised to ensure you have professional expertise on board.

As an alternative to retaining your architect,you can go back into the market place and appoint a contracts manager (maitre d’oeuvre) to oversee the building works. The maitre d’oeuvre may not actually be an architect but there are many architects who also perform this role.

5.3 Architect Contracts

You would be well advised to enter into a formal written contract with the architect and/or maitre d’oeuvre.

There are standard forms of contrat maitre d’oeuvre or contrat d’architecte that are available and you should ask your architect to provide you with the one they propose in order that you can study it.

Alternatively, you may be better advised to visit the web site of the professional body of architects, the Ordre des Architectes, where you will find the standard form of contract (many in English) for an architect engaged in a new build projects, amongst other types of contracts and architectural studies.

Their web site can be found by visiting Standard Contracts

These contracts are not regulated in any particular way so, if you do not like some aspect of the standard contract, you can discuss it with the architect.

An architect should hold professional indemnity insurance and, before you engage them, you should ask to see their current insurance certificate.

They also hold financial guarantees, which enables them to hold client funds payable to the builder.

An architect is obliged to guarantee their work for ten years against major defects assurance decennial.We say more about this issue in later pages.

You can read more about the ten year building guarantee that operates in France in our pages on Property Renovation.

Architects are obliged by their professional code to offer clear and impartial advice at all times and ensure client is aware of difficulties and all other aspects of project

Neither must they incur unnecessary expense and must respect the contract price.

An architect is liable in law if they do not give proper advice, if the works are badly executed, or if they do not control the building site or undertake proper control of the client account.

So, in theory at least, there is a high level of consumer protection. We would be interested to hear of your actual experiences.

Engaging an architect to undertake supervision of the building works as maitre d’ouvre, following design and planning consent, can be an expensive business.

So you need to consider whether the works justify the costs.

In doing so you should consider, not only the architectural fees, but the savings an architect should be able to obtain on building prices. If the architect lacks a commercial orientation, then maybe you should look for a different architect!

5.4. Fees

The fees payable are freely negotiable, normally based on a percentage of works. There may also be a tariff for specific tasks, or a fee based on a daily rate.

You should expect to pay at least 3% of the building cost for plans to planning consent and a further 5% to 10% for supervision of the construction works.

This may seem a lot of money but do not be tempted by false economies – a good architect should be able to recover a fair proportion of their fees in the negotiation of the building contract and will also be able to give greater piece of mind in the execution of the works.

Broadly speaking, based on a total fee of 10% of building cost, you might expect to pay 30% of this sum to planning consent; 35% for preparation of the works specification and tender process; 30% for supervision of works; and 5% at handover.

Next: Building Estimates