When Buying or Selling, Keep the DDT and DPE in Mind

By Jay Corless, Edited by Adrian Leeds

If buying or selling property in France is on your radar for the coming year, here’s some key advice: don’t overlook the Dossier de Diagnostic Technique (DDT). This bundle of diagnostic reports isn’t just another layer of French bureaucracy—it’s a legal requirement by the seller, and an essential tool for ensuring a smooth transaction. The DDT provides buyers with comprehensive information about the property’s condition and potential risks, empowering them to make informed decisions.

For sellers, it’s a way to demonstrate transparency and build trust, potentially making their property more attractive to buyers. Depending on your property, the DDT can include up to nine mandatory reports covering everything from energy efficiency (the DPE) to lead, asbestos, termites, gas, electricity, and even natural risks like flooding. Whether you’re a buyer seeking transparency or a seller wanting to close the deal without complications, the DDT is your passport to a hassle-free property journey. It replaces an “inspection” normally done when buying U.S. real estate.

The Dossier de Diagnostic Technique (DDT) is a comprehensive portfolio of property diagnostics that sellers must provide buyers. The companies that perform the diagnostics must be licensed. It is the property’s “medical record,” detailing its condition and potential risks. From energy performance to hidden dangers like asbestos or termites, the DDT equips buyers with all the information they need and for the sellers, it’s a way to show transparency and build trust—a crucial factor in today’s competitive real estate market.

One of the standout reports in the DDT is the Diagnostic de Performance Énergétique (DPE). This energy performance certificate rates the property’s energy efficiency from “A” to “G.” With energy costs and eco-consciousness on everyone’s mind, a good DPE score can make your property more attractive to buyers and even fetch a higher price. Conversely, a poor score could raise questions and trigger negotiations. The DDT also includes other diagnostics like lead and asbestos reports for older properties, termite inspections in certain regions, and flood risk evaluations.

This is important for buyers because it’s about avoiding nasty surprises after signing on the dotted line. No one wants to move in and discover lurking issues that could cost a fortune to fix. For sellers, it’s about meeting legal obligations and avoiding potential disputes. The DDT ensures fairness and transparency, protecting both parties, and ensures the transaction complies with French property laws.

The seller is responsible for paying for the diagnostics—it’s simply part of putting a property on the market in France. Depending on the size and age of the property and the required diagnostics, costs typically range between €100 and €500 per report. Sellers must bundle these reports into a complete DDT and present it to the buyer before signing the Compromis or Promesse de Vente (the preliminary sales agreement). This is normally done via the agent or Notaire.

French law prioritizes protecting the buyer and ensuring complete transparency before committing to a purchase. Imagine buying a property only to discover termites or lead paint after the fact—not a situation anyone wants! By requiring sellers to provide the DDT, the law ensures that buyers can make informed decisions without hidden risks. Failure to meet the DDT requirements can lead to legal disputes, financial losses, and even the cancellation of the sale, underscoring the importance of compliance.

What’s mandatory depends on the property’s age, location, and type. For example, the DPE is required for all properties, while termite inspections are mandatory in certain regions prone to infestations. Older properties may also need lead and asbestos diagnostics, while flood risk reports are required in designated zones. The DDT must be up-to-date—some diagnostics, like the termites report, are only valid for six months, while others, like the DPE, last up to 10 years. Sellers check expiration dates to avoid unnecessary delays or extra costs.

As of 2025, properties with a “G” energy rating will no longer be rentable in France. This is part of the government’s commitment to reducing energy waste and encouraging eco-friendly living. If your property is rated “G,” you must upgrade it to at least an “F” rating to comply with the new rules. These changes don’t just apply to landlords. Buyers should also be aware that a low DPE rating could affect their future rental prospects or lead to significant renovation costs. If you don’t plan to rent your property, then a low rating only affects your own quality and cost of living in the property. This is important to understand as you may be willing to purchase a property with a low rating and benefit from the lower cost of the property.

By 2028, “F”-rated properties will also be banned from the rental market, and by 2034, only properties rated “D” or better will qualify. The bar is rising steadily, so now is the time to invest in upgrades like better insulation, modern heating systems, and energy-efficient windows. These changes are designed to align France’s property market with its environmental goals, but they also directly impact the value and appeal of your property. Understanding these evolving standards is essential to staying competitive and compliant, whether buying, selling, or renting.

Part of the diagnostic report includes recommendations on ways of improving the energy rating, so when in the process of purchasing a property with a less-than-favorable rating, be sure to note what improvements can be made, as you might find they are not expensive to achieve, or can easily be done in the process of renovation.

Navigating the French property market can be like stepping into a maze. Still, with the correct information and preparation, it doesn’t have to be complicated. The DDT is one tool for a secure and transparent transaction. It helps you avoid unexpected pitfalls and ensures you meet all legal requirements. While it may seem like a lot of paperwork, these diagnostics are a small price for the peace of mind they offer and the legal protections they provide.

As we approach 2025, understanding the evolving energy efficiency requirements is more critical than ever. Whether buying a charming countryside cottage, selling a Parisian apartment, or preparing a rental for the future, these regulations will directly impact your property’s marketability. Being well-informed and prepared is key to navigating these changes, so take advantage of the new year to ensure your property is up to snuff.

Here’s wishing you a prosperous year filled with smooth transactions, positive investments, and a brighter, more energy-efficient future!

Happy New Year and à bientôt,