Diagnostic surveys & certifications

Whether selling or letting your property, or having works done, in particular demolition works, the number of diagnostic surveys varies depending on a number of parameters. However, they are all put together in a condition report file (French acronym: DDT Dossier de Diagnostic Technique).

Here is a breakdown of the mandatory diagnostic surveys depending on your particular situation:

I
selling
selling
renting
demolishing or remodeling
a
single-family house
single-family house
condominium
commercial premises
that dates
from
before 1947
before 1947
between 1947 and July , 1997
after July 1, 1997
de moins de 15 ans

LOI BOUTIN measurement

  • Type de bien & conditions

    Empty lets and property for use as a main residence
  • Durée de validité

    Unlimited, except in the case of renovation works (for lets only)

Square metres, LOI CARREZ

  • Type de bien & conditions

    Any property in joint ownership (except cellars, garages and units measuring less than 8m2)
  • Durée de validité

    Unlimited, except in the case of renovation works (for sale only)

Amiante DAAP

  • Type de bien & conditions

    Property for which the planning permission dates from prior to 1 July 1997
  • Durée de validité

    SALE:
    • If the report dates from before April 2013 : it needs to be renewed.
    • If the report dates from after April 2013 : unlimited validity.
    LET: Unlimited if there is no asbestos

Amiante CAAV

  • Type de bien & conditions

    Property for which the planning permission dates from prior to 1 July 1997
  • Durée de validité

    SALE:
    • If the report dates from before April 2013 : it needs to be renewed.
    • If the report dates from after April 2013 : unlimited validity.
    LET: Unlimited if there is no asbestos

ERP

  • Informations

    ERP: (French acronym) Risks and pollution report (formerly called “ESRIS”)
  • Type de bien & conditions

    Property in a risk zone as defined by order
  • Durée de validité

    6 months

TERMITE report

  • Type de bien & conditions

    Property in an infested zone as defined by order
  • Durée de validité

    6 months (for sale only)

Gas

  • Type de bien & conditions

    Properly for which fixed gas installations over 15 years old
  • Durée de validité

    SALE: 3 years LET: 6 years

Elec

  • Type de bien & conditions

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  • Durée de validité

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EPC

  • Informations

    EPC: Energy Performance Certificate (French acronym: DPE)
  • Type de bien & conditions

    Any constructed real estate if it has a means of heating
  • Durée de validité

    10 years except in the event of works which may have an impact on the property’s energy performance

Plomb

  • Type de bien & conditions

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  • Durée de validité

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Mathieu Gaurin and the entire Enlighten Real Estate team carry out some or all of the diagnostic surveys and inspections required of you when selling or letting your property, or carrying out works on it. They are certified diagnostic surveyors, independent experts and reliable professionals at your service in particular in Pays Genevois, Annecy, Saint Julien en Genevois, Gex, Pays de Gex, Haut Bugey, Oyonnax, Bellegarde-sur-Valserine and Valserhone.

Saint Julien en Genevois,
Gex,
Pays de Gex,
Haut Bugey,
Oyonnax,
Bellegarde-sur-Valserine
and Valserhone.

History & Philosophy

Buying a property is one of the most important commitments you make in your life. You may think that clients spend a lot of time on it. In reality, however, the decision is made in just a few minutes after visiting the chosen property just twice, on average. While the budget, location, view, aspect, arrangement of rooms, number of square metres and apparent condition of the property may be considered long and hard, the technical assessment of the property is often completely overlooked as people do not know enough about the regulations and the state of the art to properly appraise the real condition of the property. But who wants to find out too late that their wonderful house with a view over a lake or the sea is in fact contaminated with asbestos?

But who wants to find out too late that their wonderful house with a view over a lake or the sea is in fact contaminated with asbestos?

Yet this is what almost happened to the family of Enlighten Real Estate’s founder, Mathieu Gaurin! After homing in on a 175 m² house with a breathtaking view over Lake Annecy, a magnificent fireplace and all the criteria they could wish for, he made an offer which was accepted by the vendor. However, during the three visits, and despite his requests, the estate agent never handed over the technical diagnostics file (also called the “DDT” Dossier de Diagnostic Technique). He had, however, pointed out here and there, “a few fibre-cement pipes in good condition”, “which could possibly contain asbestos in an inert form” and therefore “posed no danger” to his family. The asbestos report was, apparently, “being written”. However, being more preoccupied by the layout of the living space, the phasing of the renovation works to be carried out and the financing plan, he paid no more attention than that to this technical “detail” which, to him, seemed minor.

48 hours before signature of the sale agreement, Mathieu Gaurin finally received the famous DDT and when he was about to sign it, he was shocked to discover that the coatings on all the internal walls contained asbestos. In other words, this meant that putting even the smallest nail in the wall to hang a picture would endanger him and his family. So much for his plans to tear down some of the internal walls… After quickly consulting some specialist contractors, it turned out that getting rid of the asbestos would involve an additional cost of around 10% of the value of the property. This made this real-estate investment prohibitively expensive for the Gaurin family, who decided not to pursue the purchase.

Against the backdrop of this experience, in January 2021, Mathieu Gaurin decided to launch his diagnostic survey business as a franchisee of the Dekra Diagnostic Immobilier network. His objective is to allow everyone to:

  • Make an informed decision when buying or leasing a property;
  • Operate in a healthy and safe property market;
  • Guarantee excellent health conditions;
  • Manage costs and safety conditions during renovations.

To this end, Mathieu Gaurin and the members of the Enlighten Real Estate team are all holders of the certifications required to conduct a detailed, precise and rigorous inspection of your property. They undergo regular training to ensure that they are always up to date with regulatory changes and the latest techniques. They commit to being responsive, friendly, thorough and honest in the performance of their work. Their expertise is insured by a professional liability policy from MMA. Like the Dekra group, of which they are franchisees, they have the following values:

  • Impartiality, transparency & integrity
  • Efficiency, discretion & courtesy
  • Commitment, rigour & proximity

The DEKRA group’s profile:

92 years old

Turnover of 3.2 billion

42,000 employees

Present in over 50 countries

on 5 continents

The DEKRA group is the European leader in the inspection, certification, services and management of claims in the areas of vehicles, transport and industry. It is 100% owned by a professional association. This is your guarantee of independence from the financial market.

The company’s commitments & social responsibility

We like chocolate. A lot. And because our planet is the only one where there’s chocolate, we have decided to protect it by what we do day to day and by our major annual commitments. We base our actions on the three pillars of sustainable development: the environment, society and the economy.

Here, then, are our top 8 commitments:

1.

Social

social

Enlighten Real Estate SAS, franchisee of the Dekra Diagnostic Immobilier network, is a benefit corporation in the meaning of the PACTE Law [PACTE – Action Plan for Business Growth and Transformation).

2.

Environment

environnement

Enlighten Real Estate is a member of 1% FOR THE PLANET. This means that every year, we pay 1% of our pre-tax turnover to associations tasked with environmental awareness-raising, preservation and protection. The associations we have elected to support are Mountain Riders and the Trail Runner Foundation.

3.

Environment

environnement

Our website is eco-designed to limit its environmental footprint as far as possible. It therefore contains just XXX kb of data, which represents XXX of CO2.

4.

Local economy

local

To support the development of our local economy, we select our suppliers as far as possible from within a radius of 100 km maximum.

5.

Environment

environnement

Wherever possible, we travel by bicycle or bus. Where this isn’t possible, we have intentionally chosen a small lightweight vehicle to limit our environmental impact.

6.

Environment

environnement

We have adopted a “paperless” approach to limit the use of paper and prevent the production of more waste.

7.

Social

social

To support the action of our local network of associations, we are members of the Rezo des Fondus, the leading professional social network in Haute-Savoie, and Ambassadeurs Savoie Mont-Blanc to help expand the reach of our territory.

8.

Environment

environnement

8. We apply a strict waste management and limitation policy to reduce our environmental impact: selective waste sorting, limiting our digital footprint by destroying emails no longer needed, limiting the burden of attachments to emails, etc.

FAQ

1.

What is a diagnostic survey?

A diagnostic survey consists of conducting a technical inspection of a property which will be assessed on the basis of various set criteria:

  • presence or absence of asbestos;
  • energy performance (French acronym: DPE );
  • risk of lead exposure;
  • condition of the electrical installation if more than 15 years old;
  • condition of the gas installation if more than 15 years old;
  • status with regard to natural and technological risks.

Where a property is to be sold, the survey must also include an assessment of:

  • the condition of on-site sewage systems for one-family houses;
  • the presence or absence of termites;
  • noise for property located in zones close to an airport. These zones are defined by the Noise Exposure Plan for airports (French acronym: PEB) stipulated in article L.112-6 of the Urban Development Code.
2.

What happens in a diagnostic survey?

After assessing requirements with the client, the surveyor makes an appointment. Once on site, the surveyor checks that these requirements are in line with the reality there. This assessment of the situation will be used to select the surveys to be carried out on the property. An instruction will be signed if a quotation has not already been approved by the client before the assignment.

The on-site technical inspection of the property is generally conducted in the presence of the owner or their representative. It starts with an initial tour around the premises to identify the rooms. A comprehensive collection of data is then carried out, followed by an analysis of information for each type of diagnostic survey, room by room.

The reports are written and sent to the client by email within a few days.

The presentation and content of these reports must comply with applicable standards.

The reports remain the property of the surveyor and cannot be used until the invoice has been paid in full.

3.

What are the objectives of a diagnostic survey?

Mandatory diagnostic surveys were introduced to meet a number of objectives:

  • To protect the health of occupants and the local population,
  • To ensure the safety of people and property,
  • To act in favour of sustainable development and particularly environmental protection,
  • To guarantee the transparency and objectivity of information in transactions,
  • To help fully inform the buyer or tenant,
  • To relieve the vendor of their responsibilities with regard to hidden defects.

Diagnostic surveys have thus become an additional element used to assess the purchase price or rent.

4.

What can a diagnostic surveyor do?

Since 1 November 2007, diagnostic surveys have had to be carried out by a trained and certified surveyor, except for the ERNMT survey (ERNMT – Natural, Mining and Technological Risks Survey) which can be carried out directly by the owner online on specialist websites. The certification obtained by the surveyor guarantees that they have the necessary skills to carry out the regulatory diagnostic surveys. It currently covers six mandatory diagnostic surveys for the sale or letting of real estate: asbestos, lead, EPC (energy performance), termites, gas and electricity.

There are two stages to the certification process: a theoretical examination to allow an assessment of the theoretical knowledge required for each diagnostic survey and a practical examination which consists of a virtual simulation to assess the candidate’s ability to carry out the survey. It is valid for 7 years from 1 January 2020.The owner of the property is responsible for having the diagnostic surveys carried out.

They must be carried out by certified technicians, as each diagnostic survey has its own certification. It is essential to ensure that the company you choose has professional liability insurance and that the technicians are certified for all diagnostic surveys as, in the event of any dispute, the transaction can be implicated. The production of these diagnostic reports exempts the vendor from the hidden defects guarantee, on condition that the inspections are carried out correctly.

5.

How much does a diagnostic survey cost?

Surveyors are free to set prices. However, the cost of diagnostic surveys varies depending on the number to be carried out and on the area of the premises.

6.

What are the different types of diagnostic survey?

There are 6 mandatory surveys:

  • Lead exposure risk survey: The lead exposure risk survey (French acronym: CREP) is a document which provides information about the presence of lead in a home. It concerns solely homes built before 1949. Lead is generally found in old paintwork in these homes.
  • Asbestos report: The asbestos report is a diagnostic investigation which allows the presence or absence of materials or substances containing asbestos in the premises to be identified. Before carrying out works exposing workers on the site to risks of asbestos exposure, the locations of the asbestos need to be identified by a surveyor. This asbestos location identification must meet certain technical conditions.
7.

When do I need a diagnostic survey?

A diagnostic survey is an inspection of premises (residential, agricultural or professional) carried out by a professional surveyor before the property is sold, let or demolished, or works are carried out in it, etc. These surveys are all put together in a Technical Diagnostics File (French acronym: DDT Dossier de Diagnostic Technique). This file must be presented no later than the day of signing the deeds of sale in the event of a sale, or signature of the lease in the event of a let. Except for the energy performance certificate which, for its part, must be carried out when the property is first put on the market.

8.

For how long are the various diagnostic surveys valid?

The validity of the diagnostic surveys varies depending on whether the property is to be sold or let:

Sale Let
Lead 1 year 6 years Unlimited if none
Asbestos 3 years 3 years Unlimited if none
Termites 6 months Not applicable
Gas[1] 3 years 6 years
Energy[2] 10 years 10 years
Electricity[3] 3 years 6 years

[1] If the installation has been modified and formed the subject of a conformity certificate, it serves as the gas installation report if it dates from less than 3 years (Sale) or 6 years (Let) ago on the date on which it is required. To be valid, the certificate must come from an organisation approved by the Ministry for Energy. https://www.service-public.fr/particuliers/vosdroits/F17337

[2] Regulatory changes in progress which will impact the period of validity of EPC’s (Energy Performance Certificate) (French acronym: DPE Diagnostic de Performance Enérgétique) carried out before 1 July 2021.

[3] A conformity certificate from the French national committee for electricity user safety (Consuel) can replace the internal electricity installation report if the certification was issued less than 3 years (Sale) or 6 years (Let) ago https://www.service-public.fr/particuliers/vosdroits/F18692

9.

As a purchaser or tenant of a property, when should I receive the diagnostic reports?

Only the energy performance certificate (DPE) must be carried out before the property is advertised for sale or lease. The other diagnostic surveys must be presented by no later than the signing of the deeds of sale or lease.

However, it is possible and preferable to have all the surveys carried out before the property is advertised.

10.

What should I do if I suspect that there is asbestos in my home?

If you suspect or detect asbestos, above all don’t touch it! Don’t move materials containing asbestos as this exposes you and your family to a greater health risk. Contact a surveyor who can confirm whether asbestos is actually present.

If there is no doubt about it, contact a specialist asbestos-disposal contractor to get rid of it before starting any works.

11.

How do I prepare my property to get the best results for my diagnostic survey?

To facilitate your surveyor’s work, save time and optimise the results of your diagnostic surveys, here are a few measures you can take before their visit:

  • Prepare all the necessary documents: energy consumption bills (electricity, wood, oil, gas), the floor plans of the property and, as applicable, previous diagnostic reports.
  • Ensure that the spaces are clear so that the surveyor can take accurate measurements and move easily without injury and without damaging anything, as the surveyor must be able to access each room unimpeded. If the surveyor is unable to access an area, you cannot hold them liable if the buyer takes recourse against you later in the event of a hidden defect. You will therefore be fully liable.
  • Check that it is possible to turn off the electricity for a few minutes without risking any injury to people or damage to goods in the premises.
  • Know how to stop and start the boiler, if there is one.
  • Confirm that the flexible pipes have not reached the end of their service life. If they have, they need to be changed before the surveyor’s visit.
  • Put a plug on all shut-off valves without an appliance connected.
  • Ensure all electrical sockets are mounted on the walls.
12.

What documents should be appended to the deeds of sale?

Diagnostic surveys should be appended to the deeds of sale of real estate. Their number can vary depending on different parameters, but they are all put together to form a Technical Diagnostics File (French acronym: DDT). It should comprise:

  • An asbestos report  for homes from before 1 July 1997;
  • An energy performance certificate (DPE) less than 10 years old;
  • termite report in areas subject to a specific prefectoral order;
  • An electricity report if the installation is more than fifteen years old;
  • gas report if the installation is more than fifteen years old;
  • lead report (CREP) for pre-1949 buildings;
  • A risk and pollution report (French acronym: ERP) (formerly called ESRIS and ERNMT);
  • certificate of the dimensions of the private area  (Carrez Law) for co-ownership units.