1) In France planning permission (Certificate d'urbanism) is needed for any work that will change the exterior look of your property or its use. You must be in possession of a Certificate d'urbanism (CU) before you can apply for the Permis de construire (full planning permission) which will more than likely be required before you can actually make a start on the building work. This will definitely be the case if the restoration work is extensive. For minimal work – less than 20 square metres – where there is no change to the property's exterior or use, your notaire should be able to arrange suitable permission at the time of purchase. Also, you will not need a CU for open air swimming pools.

2) Before you buy a property that needs extensive work doing to it you should ensure that you have the appropriate get out clauses (conditions suspensives) inserted into your purchasing contract (Compromis de Vente). This will make the purchase of the property reliant on you being awarded the relevant planning permission.

3) Make sure it is clear exactly who is requesting the initial planning permission for you and that they are 100 per cent sure what it is you are looking for. While most notaries will carry out this task, it should not merely be assumed that this is definitely the case. Applications for a CU can also be made by land surveyors (Geometre).

4) The Notarie or Geometre will lodge your application at the local Town Hall (Mairie) for consideration by the mayor and the town council. Providing your property is not 'protected' or located in a 'protected village', and will not affect other properties close to yours – for example, by blocking the amount of sunlight in their garden – then your application should meet with the mayor's approval. There can be further complications, though, if your property is located close to a listed historical monument.

5) Once the mayor has approved the application he or she will need to pass the application on to the departmental planning office (Direction Departmentale de l'Equpement) for further approval. Once this is gained the Certificate d'urbanism can be granted to you.

6) The CU is valid for one year from the date of issue, but can easily be renewed for a further year providing you apply in advance of its expiry. Should you require a Permis de construire to continue with work then you will need to apply for this within 24 months of the certificate's date of issue.

7) When you apply for a Permis de construire will need to submit complete drawings of the work you wish to carry out. For building work which covers a surface area of over 170 square metres a professional architect will need to provide these blueprints for you. If your work covers an area less than 170 square metres then you will be able to submit the drawings yourself, although unless you are totally sure about what you are doing it is recommended that you do use a professional.

8) Once these plans are ready you must lodge them with the marie once again and should ensure you receive written confirmation of reception. The application will take at least three months to go through.

9) Providing you gain approval you will usually have two years to carry out any work that you have been granted permission to do. Should, for whatever reason, your building work overrun then it is possible to obtain an extension for the work, normally for up to 12 months.

10) With planning permission sorted, sit back, pour yourself a glass of wine, and relax while the builders get on with their work!

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The process of buying a property in France
Poitou Charentes: not only for the rich
Buying a vineyard can offer fiscal benefits

Article first published in May 2006