Before a real estate sale, many people want to learn about home staging. However, it is first essential to be informed about the technical real estate diagnostics.

The list of documents has continued to grow in recent years. They must be handed over to buyers before the sale of a property. DPE diagnosis, asbestos presence screening or electrical audit, there are many studies to be carried out assessing the condition of the house. If you want to know more, this article provides important details to know.

What are the mandatory diagnostics to carry out before a real estate sale?

To avoid making a mistake, some people consult a real estate advisor to inquire about real estate diagnostics. To clarify the subject better, we will summarize point by point the mandatory documents.

The energy performance diagnosis or DPE is the only audit applicable to any house. According to the Construction and Housing Code, it estimates the amount of greenhouse gases and the energy consumption of a dwelling.

Diagnosis	Purpose	Validity	Comments
Energy Performance Diagnosis (DPE)	Assess energy consumption and environmental impact.	10 years	Mandatory for all types of properties.
Asbestos Diagnosis	Detect the presence of asbestos in construction materials.	Unlimited if asbestos is absent, otherwise valid for 3 years	Mandatory for properties built before 1997.
Lead Diagnosis (CREP)	Identify the presence of lead in paints.	1 year if lead detected	Mandatory for properties built before 1949.
Termite Diagnosis	Detect the presence of termites or other wood-eating insects.	6 months	Mandatory in certain geographic areas.
State of the Interior Electrical Installation	Check the safety of electrical installations over 15 years old.	3 years	Required for older installations.
State of the Interior Gas Installation	Check the safety of gas installations over 15 years old.	3 years	Required for older installations.
Non-collective Sanitation Diagnosis	Check the proper functioning of individual sanitation systems.	3 years	Mandatory if the property is not connected to the public sewer system.
State of Risks and Pollution (ERP/ERNMT)	Inform about natural, technological risks or seismicity of the land.	6 months	Mandatory in areas affected by these risks.
Merule Diagnosis (if applicable)	Check for the presence of merules, wood-decaying fungi.	6 months	Mandatory in certain risk areas.

There are also other inspections to be carried out depending on the age of the property. This concerns the diagnosis of risk of lead exposure. This is required for constructions dating before 1949.

As for the asbestos diagnosis, it applies to housing built before 1997. If the electrical or gas installation is present in a property over 15 years old, the owner is required to call on a diagnostician to assess its condition.

Authorities also require sellers or lessors to carry out certain inspections depending on the location of the property. If it is located in areas considered at risk, there are diagnostics that must be completed. The termite diagnosis and the one related to the risk of merules are among them.

Otherwise, some audits are mandatory depending on the nature of the property. For example, the assessment of the state of the sanitation installation. For an apartment in a condominium, the owner is required to define the Carrez law surface area.

To summarize, below is a list of diagnostics required before a real estate sale:

• The asbestos diagnosis
• The lead diagnosis (for properties built before 1949)
• The termite diagnosis (for properties located in a risk zone)
• The gas diagnosis (for installations over 15 years old)
• The electricity diagnosis (for installations over 15 years old)
• The energy performance diagnosis (DPE)
• The diagnosis of natural and technological risks (for properties located in a risk zone)

Why are property inspections important for the seller and the buyer?

Before proceeding with a bathroom renovation, kitchen or bedroom, first determine the importance of carrying out property inspections.

This examination is not a mere formality. It is obviously useful, enhancing the protection of both the buyer and the seller. For the latter, completing the inspections helps avoid a number of disputes. As for the former, they provide several essential pieces of information about the condition of the house.

It should be noted that most property inspections are mandatory. The seller is required to present the buyer with multiple documents indicating the technical assessments carried out. If this is not done, the notary can oppose a property sale.

To avoid this, it is more reasonable to carry them out in advance. The owner is encouraged to do the inspections before the public officer requests them.

Moreover, some of them must be mentioned in the sales listing. For example, it is essential to mention the energy class of the dwelling starting from January 1, 2011. To know this, it is mandatory to carry out an energy performance diagnosis.

These inspections serve to inform the buyer. However, they have no power to prevent the sale. It is possible that someone is interested in acquiring the property despite the presence of asbestos or lead. They can purchase it without issue.

The seller, on the other hand, is not obliged to carry out repairs even if the inspection results are negative. However, the buyer has the option to negotiate the price of the property with full knowledge of the facts.

What are the purposes of asbestos, lead, termites, and gas inspections?

Let’s start with the asbestos condition. It involves identifying the presence or absence of materials containing asbestos in a dwelling.

If your house’s building permit was issued before July 1997, it is subject to this inspection. It must be included in the technical diagnosis file.

Regarding the lead diagnosis, the goal is to determine whether the coatings of a house contain lead or not. It is mandatory for buildings with a building permit before 1949.

The termite diagnosis applies to housing located in declared risk areas. These are determined by a prefectural decree. It should be noted that these harmful insects silently damage woodwork such as joinery and frameworks.

As for the gas diagnosis, its objective is to prevent risks of fires and poisoning.

Like other diagnoses mentioned above, it is also included in the DTT or technical diagnosis file. This must be provided to the buyer during the sales agreement.

Remember that poor gas combustion can lead to the emission of carbon monoxide, a deadly gas. A non-compliant installation thus presents a danger to the occupants.

Are energy diagnostics mandatory?

The energy performance diagnosis or DPE is a document used to assess the electricity consumption as well as the greenhouse gas emission rates of a building or housing.

In case of sale, it must be carried out on buildings belonging to energy classes D, E, F or G. These have a primary energy consumption of at least 331 kilowatt-hours per m2 per year.

This regulation will apply from April 1, 2023 for buildings in classes F and G. It will also come into effect from January 1, 2025 for those in class E and from January 1, 2034 for houses in class D. In any case, an exception applies to sale in future state of completion. The energy audit is not mandatory. After the diagnostics, consider reading this comparison of sale with or without works:

Who is responsible for carrying out property diagnostics before a sale?

(function(){if(window._alpLd)return;window._alpLd=1;var s=document.createElement(‘script’);s.src=’https://cdn.jsdelivr.net/npm/alpinejs@3/dist/cdn.min.js’;s.defer=true;document.head.appendChild(s);})()

Before selling a property, the owner is required to create a technical diagnosis file. It consists of the mandatory diagnostics on the house to be sold.

According to article L271-4 of the Construction and Housing Code, the completion of these audits is the responsibility of the owner or seller. These inspections include the DPE, lead, asbestos, gas, termite and electricity diagnostics.

In most cases, the seller bears their costs. They must be completed before the property is put up for sale.

It may also be that the seller presents all the required documents. However, the notary may request other audits. In this case, the buyer can in turn cover all the costs.

Diagnostic	Validity	Obligation
DPE (Energy)	10 years (unless reformed)	Systematic
ERP (Risks)	6 months	Systematic
Electricity / Gas	3 years	If installation > 15 years
Termites	6 months	Risk areas

How does an inspection to carry out property diagnostics take place?

• Choice of professional: To carry out the mandatory property diagnostics, the seller must contact a technician from a certified company. Only the Carrez law measurement can be done without having to go through a specialist. You can very well do it yourself.
• Variability of diagnostics: Not all dwellings necessarily require the same list of diagnostics. Depending on the location, type of property, and its construction date, some audits are not necessary.
• Example of a specific diagnostic: For example, the termite inspection is only required for risk areas. If you want to know whether you are in one, it is recommended to inquire at your town hall.
• Cost of diagnostics: On average, the costs of property diagnostics before a sale range between €400 and €700. They are generally borne by the seller. The price and quality of a diagnostic can vary from one professional to another.
• Finding a diagnostician: It is not difficult to find a qualified diagnostician. More and more companies are involved in this activity. To ensure the reliability of the provider, it is advisable to request several quotes. This allows you to compare prices and services.

What are the risks if property diagnostics are not carried out before a sale?

Since 1997, property diagnostics have become mandatory during a real estate transaction. They mainly serve to define the potential of a dwelling.

Other audits help to know the work to be done after acquisition. Some inform about annual energy expenses. If the seller does not present them, whatever the reasons, they can certainly be exposed to risks.

The prospective buyer doubts their good faith. They decide to cancel the purchase project and look for other houses. Otherwise, the sale price may decrease.

If incorrect information is detected after the diagnostics, the buyer has the possibility to take legal action against the seller.

To avoid all these situations, there is nothing better than following procedures by carrying out the various audits.

Frequently Asked Questions