Buying Abroad: Practical Checklist for Buying a Holiday Home in France

Buying Abroad: Practical Checklist for Buying a Holiday Home in France (2026)

Hook: You want a French holiday home — the dream of weekends in Provence, the Dordogne or on the Atlantic coast — but you’re unsure about legal traps, tax bills, cross-border mortgages and how to manage renovations from the UK. This guide cuts through the jargon with a step‑by‑step checklist built for UK buyers in 2026.

Why this checklist matters now (short answer)

Since late 2024 and through 2025 the French market settled after pandemic demand, interest rates started to ease in late 2025 and new rental and energy rules tightened in many communes. For UK buyers in 2026 that means: prices and borrowing conditions are changing, rules on letting energy‑inefficient homes are stricter, and exchange‑rate swings still affect your buying power. The checklist below prioritises legal checks, tax clarity, financing strategy, local representation and renovation planning so you avoid costly mistakes.

Quick overview — the 12-step checklist (inverted pyramid)

1. Confirm your budget & financing route
2. Pick location and check local taxes & rules
3. Engage a trusted local agent (and translator)
4. Book viewings and technical surveys
5. Do the legal and planning checks with a notaire
6. Make offer, sign promesse/compromis & pay deposit
7. Complete mortgage and exchange‑rate planning
8. Final due diligence and sign acte authentique
9. Register, pay taxes and set up management
10. Plan renovations, permits and contractor procurement
11. Insure the property and consider lettings rules
12. Exit planning: capital gains and succession basics

Step 1 — Confirm your budget & financing route

Start with a realistic all‑in budget: purchase price + notaire fees + property tax + renovation contingency + mortgage costs + currency buffer. For resale homes, plan for notaire fees and transfer taxes amounting to roughly 7–8% of price; for new builds expect closer to 2–3% (estimate). Add a minimum renovation contingency of 10–20% if the property is older.

Mortgage options in 2026 for UK buyers:

• French bank mortgage (common for non‑residents) — can offer competitive rates; typical LTVs for non‑residents range 60–80% depending on profile.
• UK lender cross‑border products — fewer since Brexit; specialist brokers can locate options.
• Cash purchase — gives negotiation leverage and quicker completion.

Actionable: get mortgage pre‑approval from a French bank or specialist broker before serious viewings. Collect Payslips, UK tax returns, bank statements and proof of deposit early.

Step 2 — Choose location and check local taxes & rules

Location influences not just lifestyle but costs. Check these local items early:

• Taxe foncière (annual property tax) and any local surtaxes for second homes — some coastal and Alpine communes add extra charges for non‑resident second homes.
• Taxe d’habitation — largely abolished for primary residences, but still relevant for second homes in some areas.
• Local rental rules — many tourist towns introduced short‑let registration or caps after 2023–25; a permit or registration (déclaration préalable or change‑of‑use) may be required.
• Energy regulations — recent French policy (2024–2026) tightened requirements for renting energy‑inefficient properties; check the DPE rating and expected upgrade costs.

Actionable: contact the mairie (town hall) to confirm any local second‑home surcharges or rental restrictions before you make an offer.

Step 3 — Engage a trusted local agent (and translator)

A good local agent (or a buyer’s chasseur immobilier) saves huge time. Look for:

• Carte professionnelle displayed (the agent’s licence) and professional indemnity insurance.
• Proven local track record and reviews — ask for recent buyer references.
• Bilingual skills or arrange a translator — legal nuances in documents must be fully understood.
• Clear fee structure and a written mandate (mandat de recherche or mandat de vente).

Actionable: hire a buyer’s agent (chasseur) if you’re not in France full‑time — they can shortlist, view and negotiate for you.

Step 4 — Viewings and technical surveys

Viewings are about more than aesthetics. Ask about roof age, damp, insulation, sewage (tout à l’égout), recent surveys and heating system service history. For apartments, check building condition, syndic minutes and maintenance reserves.

Commission a technical survey (expertise or diagnostic approfondi) if the property is older or you plan big renovation. Key statutory diagnostics (documents sold with the property) include:

• DPE — energy performance diagnosis
• Lead (plomb) for pre‑1949 buildings
• Asbestos (amiante) for certain older properties
• Termites in designated zones
• Electrical and gas installations older than defined thresholds
• Etat des risques — natural, mining, pollution and seismic risk disclosure

Actionable: if DPE is F/G, get contractor quotes for insulation/heating upgrades and include them in your walk‑away price calculation.

Step 5 — Legal and planning checks with the notaire

The notaire is a public official who conducts critical legal searches. Typical checks performed by the notaire include:

• Title search and verification of ownership
• Outstanding mortgages or hypothecary charges on the property
• Servitudes and easements (rights of way, views, pipeline rights etc.)
• Copropriété documents for flats — règlement de copropriété, procès‑verbaux and charges
• Permis de construire and any retrospective planning breaches

Actionable: instruct the notaire early to spot legal encumbrances that could abort the purchase or add cost. Store and manage key documents securely — teams working with cross‑border evidence sometimes adopt secure document workflows for title deeds and lender packs.

Step 6 — Offer, promesse or compromis & deposit

Once you agree a price, you’ll usually sign either a promesse unilatérale de vente (seller gives buyer the exclusive option) or a compromis de vente (bilateral preliminary contract). Key facts:

• Deposit: typically 5–10% (commonly 10%) paid into the agent’s or notaire’s escrow account.
• Cooling‑off period: buyers have a 10‑day withdrawal window after signing the compromis.
• Conditions suspensives: common ones include mortgage approval and satisfactory survey results — use these to protect yourself.

Actionable: always include a mortgage condition (clause suspensive) and a survey condition where relevant.

Step 7 — Complete mortgage and exchange‑rate planning

After the compromis you’ll finalise the mortgage. Allow 6–8 weeks for a French mortgage to progress (longer if you need special approvals). For exchange rates in 2026:

• GBP/EUR volatility still matters — many buyers lost or saved tens of thousands by timing transfers.
• Use currency specialists for forward contracts, limit orders or staged exchanges to reduce risk.
• Compare transfer fees and mid‑market rates; banks are often more expensive than brokers.

Actionable: lock a forward contract for your deposit and a second one for completion funds if you want certainty on exchange costs.

Step 8 — Final checks and signing the acte authentique

The final deed (acte authentique) is signed in front of the notaire. Practical points:

• Bring identification and any required powers of attorney if you can’t attend.
• Balance of purchase funds is paid to the notaire before signing.
• Notaire registers the sale and publishes the change of ownership on the French land registry (bureau des hypothèques).

Typical timeline: 2–3 months between compromis and acte for straightforward sales, but can extend if complex searches or permits are needed.

Step 9 — Post‑purchase: taxes, registrations & ongoing costs

Immediately after completion you’ll need to set up or expect:

• Payment of taxe foncière (annual) — invoice usually arrives in the autumn or the following year.
• Registration of utilities and water; check connection fees where applicable.
• Consider local property management or cleaning if you’ll let the house out — many buyers compare local managers with market reviews and even vendor tech reviews when choosing services for check‑ins and bookings.

Tax points for UK buyers:

• Rental income from French property is taxable in France; you may also need to declare in the UK but double taxation treaty relief applies — get specialist tax advice.
• Capital gains on sale of French property are generally taxable in France for non‑residents; the UK‑France double taxation treaty affects how gains are taxed in both countries.
• IFI (French property wealth tax) applies to real estate assets in France over the threshold (the threshold has been 1.3M EUR in recent years) — consult a tax adviser if you approach that level.

Actionable: appoint a bilingual accountant who understands cross‑border rules and register for French tax ID (numéro fiscal) if required.

Step 10 — Renovation planning, permits and budgeting

Renovations in France require planning discipline. Common rules and tips:

• Architect required for extensions over 150m² (rule still relevant in 2026).
• Small exterior changes may need a déclaration préalable; structural changes or extensions require a permis de construire.
• Check whether the property is in a protected zone (Monuments Historiques or secteur sauvegardé) — consent is stricter and costs rise.
• Use RGE‑qualified contractors for energy works — this is often required for grants and ensures better workmanship.

Pricing and procurement:

• Obtain at least three detailed quotes and check insurer requirements.
• Ask for a clear payment schedule and lien protections — withhold final payments until sign‑off.
• Plan for VAT differences (works can be subject to different VAT rates depending on status and property use) — ask your accountant.

Actionable: get a written brief, fixed‑price contract where possible, and retain an independent clerk of works or project manager if you’re remote. Consider options for off‑grid support and small-scale renewables — we recommend reading a portable power station guide and compact solar kit reviews when budgeting for remote properties.

Step 11 — Insurance, management & letting

Insure quickly: buildings and contents cover, liability for guests if you rent, and specialist holiday‑let cover if you plan short lets. If you intend to rent:

• Register as required for short‑term lets and declare income correctly.
• Comply with local safety requirements (smoke alarms, carbon monoxide detectors, electrical safety certificates).
• Consider a local property manager for check‑ins, cleaning, and emergency repairs — check local reviews and operational guides when picking a provider.

Actionable: compare three management providers and set a clear SLA for availability, repairs and guest handling.

Step 12 — Exit planning: capital gains, inheritance and resale

Plan for the long term. French inheritance law (forced heirship) and tax rules differ from UK rules and can affect family succession. Capital gains rules and allowances change periodically — keep records of purchase costs, improvements and notaire fees to reduce taxable gains on sale.

Actionable: ask a bilingual notaire to draft an inheritance addendum (contrat de mariage or testament) if you want to align UK and French succession plans.

Practical checklists: documents, costs and timelines

Documents to have ready

• Passport and proof of address (utility bill)
• Three months’ bank statements
• Recent UK tax return or payslips
• Proof of source of deposit (savings sale of property etc.)
• Marriage contract or divorce decree if relevant
• Power of attorney template if you cannot attend

Typical cost & timeline estimates

• Notaire fees & transfer taxes: 7–8% (resale) or 2–3% (new build) — paid on completion.
• Deposit at compromis: typically 5–10% of price.
• Time from offer to completion: usually 2–3 months, allow 4–6 months if planning consents or complex finance.
• Survey costs: from a few hundred euros to €1,000+ for detailed structural reports.
• Currency transfer fees: vary; specialist brokers often undercut banks by 0.5–1.5% of transfer amount.

Common pitfalls (and how to avoid them)

• Underestimating local taxes — check taxe foncière and possible tourist surtaxes.
• Skipping a survey because the house looks perfect — hidden structural, damp or electrical problems are common in older properties.
• Not locking an exchange rate — post‑deposit exchange swings can cost you materially.
• Assuming UK rules apply — planning, rental and energy laws differ; always confirm locally.
• Missing copropriété problems — unpaid charges and planned large works can lead to major bills for buyers; keep and organise meeting notes with a proper system such as a document lifecycle guide.

Quick tip: If DPE is F or G, get an energy‑upgrade estimate before you buy. Upgrading heating and insulation is often the largest single post‑purchase cost and essential if you plan to rent.

2026 trends to watch (late 2025 → early 2026 context)

• Mortgage market: interest rates began to ease in late 2025 after a period of higher rates — lenders remain selective for non‑resident buyers.
• Energy regulation: local enforcement on letting poor DPE‑rated properties increased during 2024–2025 — expect continuing scrutiny in 2026.
• Short‑let rules: many popular towns have retained or expanded tourist rental registration — compliance remains a must.
• Currency volatility: GBP/EUR fluctuations have driven buyers to use staged conversions and forward contracts to protect budgets.

Final actionable takeaways

• Secure mortgage pre‑approval and open lines with currency brokers before making offers.
• Engage a local buyer’s agent and instruct an experienced French notaire early.
• Insist on a full set of diagnostics and include mortgage and survey clauses in the compromis.
• Budget for notaire fees, local taxes and at least a 15% renovation contingency.
• Plan rentals and energy upgrades with local rules in mind — prioritize DPE improvements.

Next steps — your short checklist to action this week

1. Get a mortgage pre‑approval or lender discussion documented.
2. Contact a bilingual notaire and buyer’s agent for the area you like.
3. Open an account with a specialist currency broker and set alerts.
4. Request recent copropriété minutes (if apartment) and mairie confirmation of local rules.

Call to action

Ready to start? Book a free 30‑minute consultation with a UK‑France property specialist to map finance options, notaire selection and renovation costing for your specific target area. We’ll also send a downloadable, printable version of this checklist tailored to your budget and preferred French region.

Make your French holiday home purchase safe, tax‑efficient and renovation‑ready — contact us to get your personalised action plan for 2026.

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