Housing and property · VIR · clauses and guarantees
French property renovation sales: the VIR contract
A French property-renovation sale combines an existing building, works promised by the seller and payments before their delivery within the statutory scope. The authentic deed, specification, price, period and completion guarantee are essential. Advertising renovation does not classify every project as VIR. Also distinguish works acceptance, delivery to the owner and insurance documents.
- Official texts cited
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- Drafted with AI assistance, our method
General legal information with official references and dated checks. It is not personalised advice: for a decision that commits you, have your situation checked by a qualified professional.
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Is every sale with works a VIR?
Buying with seller-promised works? Let’s check deed, timetable and completion security.
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Which transactions fall under VIR?
The regime concerns existing residential or mixed property, seller works within a contractual period and money received before delivery. Extension or complete restructuring equivalent to reconstruction is excluded.
Related step: Housing and property
What must the authentic deed contain?
The statute requires notably property identification, works characteristics, price, period, completion guarantee and relevant insurance evidence. Compare technical specifications and condominium documents with the actual contract.
Related step: French off-plan handover: record defects
What does the governing text say about clauses and guarantees?
Tout contrat mentionné au premier alinéa de l'article L. 262-1 doit, à peine de nullité, être conclu par acte authentique.
In plain English: The regime concerns existing residential or mixed property, seller works within a contractual period and money received before delivery. Extension or complete restructuring equivalent to reconstruction is excluded.
Does decennial insurance replace completion security?
No. Completion security takes the statutory form of a joint-and-several guarantee from a qualifying institution or insurer. Check guarantor identity and document; a brochure or decennial certificate is not that guarantee.
Related step: French CCMI acceptance: record defects
Why distinguish acceptance from delivery?
The seller remains construction client until acceptance, performed once for all works. That acceptance may trigger relevant warranties. Delivery to the purchaser is a separate stage requiring evidence.
Which documents belong together?
| Point | Check |
|---|---|
| Scope | Existing building, works and payments |
| Deed | Specification, price and period |
| Guarantees | Separate completion and insurance |
Code de la construction et de l’habitation, article L262-1Code de la construction et de l’habitation, article L262-2
How can the draft VIR contract be annotated?
Fictional example: roof and utilities promised before delivery; request specification and security without relying only on the word renovation.
Fictional example · Your preparation worksheet
The worksheet annotates the contract against VIR conditions. It does not automatically classify reconstruction or approve any payment request.
Draft for review · starts with a fictional example
Specification to compare
Renovate roof and utilities before delivery
Completion
Locate the guarantor document, distinct from decennial insurance
Payment schedule
Deed and actual progress; do not import VEFA percentages
Check existing building, use, seller works and payment before delivery.
Match authentic deed, specification, price, period, completion guarantee and insurance.
Separate the seller’s acceptance of works from delivery to the buyer; retain records of both.
These annotations are not a sale deed. Works equivalent to reconstruction are excluded from VIR scope.
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How should payments and a defective deed be reviewed?
Payment follows progress within the applicable regime: do not import VEFA percentages. L262-4 reserves its specified nullity to the purchaser before delivery; it is not automatic cancellation for every later dispute.
Code de la construction et de l’habitation, article L262-1Code de la construction et de l’habitation, article L262-4
What else should you know about clauses and guarantees?
Is every sale with works a VIR?
No. Check transaction conditions and excluded works.
Is the seller construction client until acceptance?
Yes, within the regime in L262-2.
Does existing title transfer only at the end?
The regime separates existing-property transfer from progressive ownership of works.
Does annotation approve a payment call?
No. Check deed, regime and evidenced progress.
Which sources explain clauses and guarantees?
- Code de la construction et de l’habitation, article L262-1Légifrance / DILA
- Code de la construction et de l’habitation, article L262-2Légifrance / DILA
- Code de la construction et de l’habitation, article L262-4Légifrance / DILA
- Code de la construction et de l’habitation, article L262-7Légifrance / DILA
Texts cited last checked: 20 October 2026