Everything You Need to Know About Real Estate Inspections
In real estate, the question of inspections is crucial for both property owners, tenants, and buyers alike.
Often perceived as a burden due to their cost and limited validity period, these documents nevertheless play a fundamental role in securing transactions.
They ensure that the property complies with safety and health standards, thus protecting the interests of all parties involved.
Context
Real estate inspections have become mandatory in France with the objective of information and transparency.
For any sale or lease, several reports must be carried out by certified professionals.
The most well-known, the Energy Performance Certificate (DPE), is now essential: it provides information about the property's energy consumption and its environmental impact.
Which inspections are mandatory?
For a sale:
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Energy Performance Certificate (DPE)
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Lead Risk Assessment Report (CREP)
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Asbestos inspection
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Risk and Pollution Assessment (ERP)
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Termite inspection (if the area is subject to a prefectural order)
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Carrez Law Measurement (for condominium units)
For a lease:
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Energy Performance Certificate (DPE)
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Lead Risk Assessment Report (CREP)
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Asbestos inspection (if building built before 1997)
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Risk and Pollution Assessment (ERP)
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Boutin Law Measurement
Depending on the year of construction and location, certain inspections are not required (e.g., lead, asbestos, termites).
Learn more about measurement inspections.
A legal subtlety to know about
Paradoxically, inspections are not a condition for validity of a sale: in other words, you can technically sign a deed without a complete inspection report.
But in practice, notaries refuse to sign until the file is complete, because their absence can:
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prevent the triggering of the SRU withdrawal period (if the ERP is missing),
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engage the seller's liability,
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or lead to a price reduction (e.g., Carrez area incorrectly measured by more than 5%).
Inspections are therefore essential, even if they do not automatically nullify the sale.
A worker wearing a yellow safety helmet and blue work uniform writes on a clipboard outside, near an air conditioning or ventilation unit mounted on a wall.
⚖️ To Know: Independence of Inspectors
Since Decree No. 2010-1200 of October 11, 2010, codified in Article R.271-3 of the Construction and Housing Code, it is formally prohibited for a real estate inspector to grant, directly or indirectly, any remuneration or benefit to a professional involved in the sale or lease (real estate agent, notary, representative…).
This rule guarantees the independence of the inspector and the impartiality of the reports they deliver.
You can therefore confidently contact a certified professional who is completely neutral.
❌ False Beliefs About Inspections
Be careful! A real estate inspection, whether carried out for a sale or a lease, is nothing "degrading." The inspector will not dismantle outlets, will not open walls, and will not start up the boiler to test its consumption or efficiency.
Their role is to establish an objective assessment, to observe, and to report any reservations.
It's up to you, the buyer, to go further! Supported by your preferred real estate agent, you can ask the right questions, test the equipment, and clarify with the seller the points that concern you.
👷 What about my renovation work?
Few people know this, but before starting work, a pre-work inspection is mandatory - for both professionals and individuals alike.
The inspector intervenes to analyze the composition of suspect materials: tile adhesives, window joint sealants, old paints… They check that they do not contain asbestos, lead, or other dangerous substances.
In the absence of an inspection, the Labor Inspection can stop the work site. And in the event of a health problem related to exposure, your criminal liability could even be engaged. It's best to plan ahead!
Of course, this inspection is much more expensive and lesser-known than traditional real estate inspections!
A worker in full protective clothing, including a white suit, respirator mask, and blue gloves, takes a material sample from a damaged wall in an interior room.
The Alpaca Immobilier Tip 🦙
Call upon a trusted inspector who will take the time to examine every detail of the property.
A complete and thorough inspection = a smooth and secure sale.
👉 Note: In Montpellier, the wastewater/rainwater inspection will become mandatory as of January 1, 2026.
If you have an agreement in progress, plan your appointments in advance!
