6. Building Estimate

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6.1. Getting a Building Estimate

Like most other countries it seems, France suffers from a shortage of skilled building professionals, so just obtaining an estimate (le devis) may well be a feat in itself, let alone three competitive ones!

Nevertheless, unless you are proposing to do your own renovation, it is a process you will need to go through.

In the experience of this author many later disputes between client and builder arise because a detailed estimate has not been obtained and there is too much ‘wriggle room’ for the builder.

This may either be because some aspects of the project have been omitted or because the specification of materials and fittings does not meet expectations.

French builders are obliged by the law to offer a detailed estimate for any work costing more than €150, but the precise requirements of the law are rarely respected and, if you insist, then you may well find the builder will walk away.

Nevertheless, it is worth noting your legal rights concerning estimates.

Thus, the law specifies that the estimate should detail each element to be provided, the quantities involved and the unit price, as well as the total price of each element. It should also state the basis on which each unit price has been calculated eg linear metre, labour rate.

Accordingly, the estimate does not have to separately state the labour charge (although most will do so), but you are entitled to ask for information on the labour rate, how long the work will take and how this has been calculated.

The estimate must also state for how long it is valid, the payment schedule and include any VAT (and the rate) that is payable.

Even if you get all this information on your estimate, you need to fully understand what it does not say, as much as you do of what is actually written down. In particular, the interplay between labour and material prices, work methods, start date and completion, standards and exclusions.

The best way of reducing the risk is the preparation of a detailed specification by your architect or maitre d’ouvre , against which several builders offer a price.

A clear reference to the use of appropriate building standards is essential and, more information on this topic is included in later pages.

You will find that French building standards are not as comprehensive or as tough as those in the UK or some other European countries and monitoring controls over maintenance of these standards is noticeably weaker.

So do not rely on a building control officer to keep an eye on the builder because you are unlikely to see one!

If you are able to get competing estimates, do not necessarily select the lowest one, but select your preferred builder and negotiate on the price – a task an architect should be able to help you achieve.

Ask to see samples of some of the proposed materials and fittings so that you can be satisfied they meet your requirements.

If you are unable to finalise on the choice of fittings or other materials to be included in the property then the builder will need to include a provisional sum for each item not finally specified.

As part of the discussions about the estimate you should also consider the techniques and working methods to be used by the builder.

You should also discuss the payment terms at the time you request an estimate. Although there is no legal obligation to put down a deposit, it is not unusual for a client to be asked for 20%-30% payment before works commence. Clearly, you should resist if you can but, with an increase in the bargaining strength of builders, it is not always easy to do so. You may then be asked to make stage payments as the job progresses, but, once again, try and hold off until the end of the job.

Unless you get a clear building estimate, you substantially increase the risk of price overruns and materials or workmanship of an inferior quality to that which you seek.

Once you have approved the 'devis' you will normally be asked to sign and date it as approved (‘Devis reçu avant l’exécution des travaux. Bons pour travaux’) and it then becomes a contractual document between you (provided it also contains the signature of the builder). Make sure you retain a copy of the signed estimate.

6.2. English or French Builder?

The large presence of expats in many areas of France has created a an substantial resource of experienced UK and other foreign building professionals.

Moreover, the demand for building professionals is outstripping supply, so you may have little choice about the nationality of your builder, particularly if you are in a hurry.

If you have the choice, how do you choose as between a local French builder or one from abroad based in France?

If language is THE major issue for you, then clearly it may pay you to restrict yourself to English speaking builder, of whatever nationality!

However, beyond the question of language there is no easy answer, and it would be unwise to choose on the basis of language alone. After all, there is generally someone around who should be able to help with the translation.

The French have a strong tradition of the 'artisan' so you can expect to find that the skills of most French tradesmen are high, and superior to those of many professionals from elsewhere.

If a knowledge of building regulations is important then, clearly, you can expect French tradesmen to have a better understanding of the relevant standards and methods.

They can also be expected to know their way around French building materials, structures and work practices and, therefore, be more efficient on site.

Whilst a UK tradesman may be well qualified and experienced in the UK, do not underestimate the learning curve they will need to go through in France.

If you have a mix of both French and English speaking builders on site, you need to consider how they are going to be able to coordinate their activities and, if neither can understand the other, you may have a problem!

Nevertheless, there are no univeral truths in the building trade. Whilst we think you would well-served by using a good local French artisan, we are reluctant to generalise completely in favour of the French builder.

There are 'cowboy' building professionals of all nationalities.

There are also a large number of very good expat building professionals who have been established in the France for many years, and whose own knowledge, competence and level of efficiency is as high as those of many French. Those from the UK have a tradition of working under the external monitoring of the building control officer, often to a higher specification than is the case in France.

So, perhaps of greater importance than nationality, is the track record of the builder in France.

Accordingly, make a point of speaking to those who have used the builder to find out the level of their satisaction. If you select on the basis of individual trades, rather than a single company, make sure they can work with one another and that they are capable of dovetailing on programme dates.

Finally, if you are not familiar with either building renovation or the French language, then take some responsibility yourself to learn a bit about both. Renovating a property abroad is no small affair, and a fool and their money are soon parted if you put blind faith in your architect and/or builder.

We would be interested to hear your feedback on the use of foreign building professionals over the locals and of your experiences of renovating a property in France.

6.3. Pricing and Costing Information

The costs of property renovation cannot be easily estimated in advance and experience suggests that both builders and owners alike get it wrong most of the time!

Clearly, the best way to find out is to prepare a detailed specification and get three builders to quote against it.

In the last few years prices have been increasing at 10%–15% per year, in the main due to the increasing cost of labour.

If you want to get access to a price book used by building professionals then you can do so on a subscription basis.

The price figures are on the site of Batitel, which you can access by clicking on the following link: Price Book

Subscription is on an annual basis, or there is more limited access for specific enquiries.

The rates for both are reasonable, but to obtain any real benefit from the site you also need a basic understanding of building apart from also being able to understand French!

Next: Building Standards