A real estate construction project is not just about choosing a plot of land and a plan. Regulatory compliance, contractual arrangements, and the sequencing of technical checks are as crucial to the success of the site as the budget. Here, we detail the key points that a project owner must master before signing anything.
RE2020 Compliance: Two Certificates, Two Verification Moments
RE2020 imposes a double verification that many project holders discover late in the process. The first certificate is produced upon the submission of the building permit, based on the thermal and environmental calculations from the engineering firm. It determines the acceptability of the file at the town hall.
The second occurs upon completion of the works. It pertains to the building actually constructed, not the plans. The inspector may conduct an air tightness test and check the ventilation system according to the RE2020 Ventilation protocol: documentary checks, functional verifications, and, depending on the case, measurements at the outlets.
A ventilation system that is simply installed but poorly connected or poorly adjusted is enough to block compliance. We recommend scheduling a dedicated time slot for ventilation adjustments before the end-of-site visit, rather than treating this item as a last-minute formality.
Builders who compile these resources on Faire Construire enable project owners to gauge the extent of these requirements before the first shovel hits the ground.
Delivery Guarantee in CCMI: What the System Actually Covers
The individual house construction contract (CCMI) remains the most protective contractual framework for an individual. Its centerpiece is the guarantee of delivery at the agreed price and deadlines, which is mandatory and backed by an external guarantor (usually a financial institution or an insurer).
In the event of the builder’s failure, this guarantee can cover three distinct areas:
- The completion of the works by a substitute company, so that the project does not remain unfinished.
- The additional costs necessary to complete the property, within the limits of the initial contract.
- Late penalties when the delay exceeds thirty calendar days from the contractual date.
The guarantee does not cover delays attributable to the project owner themselves (late payment of a funding request, late modification of plans). This distinction is often a source of disputes. We observe that project owners who maintain a written record of every exchange with the builder (registered letters, dated emails) have a decisive proof lever in case of litigation.
Outside CCMI: A Very Different Level of Protection
A project managed under separate project management (architect plus contractors in separate lots) does not benefit from this delivery guarantee. The project owner directly assumes the risk of failure of each company. The choice of contractual framework determines the financial risk level of the project, not just its apparent cost.
Soil Study and Land Choice: The Underestimated Technical Item
The G2 AVP geotechnical study (pre-project phase) is the document that determines the type of foundations needed. On clayey land subject to shrink-swell, the foundations can represent a significant portion of the total construction budget, well beyond what a standard quote provides.
Three parameters deserve particular attention before signing a sales agreement:
- The exposure of the land to shrink-swell clay risk, which can be checked on the Géorisques website.
- The presence of a high water table, which requires appropriate waterproofing or a suitable crawl space.
- The natural slope of the land, which affects earthworks and the cost of connecting to utilities.
Buying cheaper land in a clay area without factoring in the additional cost of suitable foundations is the most common budgeting error. We recommend systematically conditioning the sales agreement to the completion of the G2 study, via a suspensive clause drafted by the notary.
Ventilation and Thermal Performance: A Project Within a Project
Ventilation is no longer just a comfort accessory. With RE2020, the ventilation system is an operational control point at acceptance. The protocol imposes functional checks that go beyond simple startup: flow rates at outlets, duct connections, network tightness.
In terms of thermal bridges, regulations have tightened the thresholds. Wall-floor, wall-joinery, and wall-roof connections must be treated with thermal breaks or added insulation solutions. A failure to treat these junctions may not be visible to the naked eye but can be measured in the air tightness test, and may compromise the certificate of completion.
In practical terms, this means that the choice of insulation materials and the ventilation system must be finalized at the design phase, not adjusted during construction. Modifying a dual-flow ventilation network after drywall installation incurs costly rework and additional delays.
A well-prepared real estate construction project is determined before the first earthworks. The contractual framework, soil study, and regulatory compliance form an inseparable triptych that the budget alone cannot manage. Checking these three pillars in advance remains the most reliable method to avoid additional costs and administrative blockages at the end of the project.
