The completion of technical diagnostics is a mandatory step for any property owner looking to sell. In 2024, the strengthening of obligations related to energy performance, effective since July 2021 with the new DPE, continues. Additional requirements for diagnostician certification and better consideration for small spaces have also been introduced. Consultants Immobilier, experts in premium real estate transactions in Paris and internationally, sheds light on the key points of the technical diagnostic file (DDT) now required to complete your sale with peace of mind.
The systematically required diagnostics
Three documents are required in all sales cases:
Energy Performance Diagnostic (DPE)
Valid for 10 years, it assesses the property’s energy consumption and carbon impact on a scale from A to G. Since 2021, F and G ratings, synonymous with energy-inefficient properties, are subject to specific measures (mandatory energy audit, gradual rental restrictions). The new DPE, effective since July 2024, refines these provisions for properties under 40 m², better accounting for their specific consumption characteristics (hot water, compactness).
Risk and Pollution Report (ERP)
It provides information on the property’s exposure to natural risks (flooding, landslides), technological, seismic risks, as well as radon and soil pollution. Valid for six months, it is mandatory if the property is located in an area covered by a risk prevention plan.
Non-collective sanitation inspection report
Less than three years old, this diagnostic is required for properties not connected to the public sewer system. In 2024, nearly 5 million properties, often in rural areas popular with second-home owners, are concerned by this type of autonomous sanitation that requires regular checks.
Diagnostics based on the age of the building
Four assessments depend on the property’s age and its installations:
Asbestos Diagnostic
An asbestos diagnostic detects the presence of this carcinogenic material in properties with a building permit issued before July 1, 1997. If no asbestos is detected, the report has unlimited validity. Starting in 2024, diagnosticians must hold a certification with mention to establish this essential technical document, including for sale.
Lead Exposure Risk Report (CREP)
For properties built before 1949, this diagnostic identifies deteriorated coatings containing lead, which is highly toxic, especially for young children. Valid for one year if lead is found, this diagnostic becomes void after that. In risk areas, vigilance on this point is crucial.
Electrical and gas installation inspection
These two inspections are required for installations over 15 years old. Valid for three years for sales, they assess the risks of electric shock or carbon monoxide poisoning and recommend any necessary compliance work, to be anticipated in the sale price.
A special case: Carrez law measurement
Often included in the technical diagnostic file, the Carrez law diagnostic is specific to condominiums. It certifies the private area of the lot being sold, accurate within 5%. Its absence can allow the buyer to request a proportional reduction in price or even cancel the sale. This is a major issue for Parisian apartments, which are at the heart of our portfolio of exceptional properties.
Regionally mandatory diagnostics
Prefectural decrees make certain inspections mandatory on a more local basis:
Parasite inspection
In designated areas, it confirms the presence or absence of termites and other wood-destroying insects. Valid for six months, it binds the seller to disclosure. In the luxury market, this diagnostic reassures the most discerning buyers about the structural quality of older properties.
Merule diagnostic
This detects the presence of this wood-destroying fungus in infested areas. No validity period has been assigned to it for now. However, it is strongly recommended for chateaux and historic homes in wooded areas.
Noise pollution information (noted in the ERP)
This pertains to areas affected by airport noise. It is a sensitive factor in the 30% of real estate listings in Paris.
Variable costs and penalties
The cost of real estate diagnostics, not regulated by law, depends on multiple criteria: property size and location, age, included services. For a 50 m² apartment in Paris, expect around €600; more than double for an older house in the provinces.
Some packages may include the diagnostician’s travel, high-definition photography or laser surveying measurements, valuable for enhancing a unique property.
Except for Carrez measurement and the parasite inspection, the absence of mandatory diagnostics does not prevent signing the authentic deed but exposes the seller to a fine of €1,500 to €3,000. A hidden defect claim may also be invoked. Only the absence of a DPE is more severely sanctioned: the notary cannot proceed with the sale, blocking the transaction.
A DDT to anticipate within a real estate valuation
Issued by certified professionals increasingly in demand due to new energy standards, the technical diagnostic file is considered a differentiating asset in premium real estate listings.
It is therefore worth considering in advance of the sale and factoring into the overall property valuation. With Consultants Immobilier, entrust the completion of this strategic document to a single point of contact who will select the best experts for reliable and secure diagnostics.
