If you follow the A Change of Lifestyle 3Rs, then you know that purchasing a property in France isn’t an immediate decision.  We suggest that you RESEARCH and RECONNITER before you RELOCATE.  

After you have found an area that “calls” to you, look in the windows of the local real estate agents.  Almost all have flyers announcing their offerings and most speak English.  Just know that in France, unlike the U.S., realtors do not share their listings with other agencies.  You will have to shop “door-to-door” when looking for a property in France.  It is wise to use a realtor because they understand the particulars of renting or buying property locally.

LEASE FIRST!
Renting a property in France requires you to know their local laws.  Here are some questions to ask prior to signing any legal document to lease a property:

What does your rent include?  Are any utilities part of the rental package, and if not, what are you responsible for turning on or off?  Also ask what the average cost is for each utility before deciding on a particular property.  If you are renting a stone house in a village, heating in the winter is through the electric company, and that can be expensive -- IF the house even has electric heaters!  If not, ask what is used to heat the home in winter.  A house in the country may be heated by fireplaces.  Ask where the wood comes from and how much it costs!  Think “outside the box” and you will cover most items.

Be sure you know WHO is to receive your monthly rent and in what form – cash (be sure to get a receipt), check or bank debit.  Is there a homeowners’ association?  If so, who pays the monthly fee, to whom, and how much is it?

Is your property furnished?  If so, do an exact inventory.  A digital camera will come in handy here and gives you the condition of the furnishings at the time you begin your rental term.

What appliances does your rental include?  Do not assume that ANY appliances are included.

Be sure the term of your rental is solid -- that the owner cannot sell the property out from under you and demand that you leave before your lease is over.

A deposit of one month's rent will also be required at signing.

Prepare to market yourself as a worthy renter.  Have your bank letters, references, and any other document ready to attest to your character.  This will enhance your chances of securing the property you want.

Tenants are required by law to have a comprehensive household insurance certificate (rates depend on the size of the property). Proof of insurance must be shown to the landlord when the lease is signed.

If the property you are renting has an operating fireplace, the owner is responsible for showing a certificate of safety from a chimney cleaning organization (a Certificat de Rammonage). This must be renewed annually by the tenant and may be requested by the insurer and owner.

You will be served with a tax bill (taxe d’habitation) in October for payment by January 1.  It is the tenant’s responsibility to pay the tax, which provides for local services (street cleaning, rubbish removal, lighting, etc.) The amount due depends on the size and locality of the property. Ask the landlord to approximate the size of the tax bill prior to signing a lease. Various exemptions can be applied to this tax bill if you are over 60 years of age.  Speak with your “notaire” regarding this exemption. 

At the end of your lease period and after you have returned the keys to your landlord, the landlord has up to two months to return your deposit.  Any money needed for repairs to the property will be deducted from the deposit. It is illegal to hold back the last months’ rent in lieu of the deposit.

If neither the landlord nor the tenant has formally renewed the lease, it is considered tacit agreement for the continuation of the lease.  This can continue for up to two additional years, making a lease good for three years.

Obtain the services of a “notaire” to go over all your documentation prior to signing.

PURCHASING PROPERTY
Only think about buying property if you are SURE this is the move you want to make.  Leasing allows you flexibility, and in France, you are secure in your lease for at least three years.

Once you are determined to purchase property, a realtor is your safest guide along this road.  When prices are quoted, be sure they include the agent’s fee (FAI).  Ask what fees will be charged, and know that you will be paying a VAT tax of about 20% on fees.

The only professional permitted to transfer property ownership in France is a “notaire”.  They will prepare the purchase offer and agreement (Compromis de Vente) and the final papers (Acte Authentique.) The “notaire” fee runs up to 8% of the sale price.  Some real estate agents include a “notaire fee”, others don’t, so ask.

If your “notaire” does not speak your native language you should employ a translator.  Be sure you understand the exact meaning of any contract you sign.

There is a seven-day right of rescission for property buyers under French law, meaning you have the right to terminate any real estate contract within seven days of signing, without a penalty.  The seller does not have this right.  After the period has passed, the offer to purchase becomes binding.

The entire process of purchasing a property in France may take up to four months. 

When you sign the final papers, be sure a nice cool glass of French champagne is waiting for you in celebration of this important occasion and that you toast with a hearty
                                
                                  “à votre santé.”