Renovation in France - Barn Conversions

One of the advantages of buying properties in France is that, generally speaking, you get much more for your money – or, as the Americans colloquially say: ‘more bangs for your bucks!’ This is especially so in the case of French country properties, which often come with a lot of land.

In addition, there are frequently barns (granges) and outbuildings (dépendances) on the land. This poses the question of what to do with them. That largely depends on their structural state and condition. There are some British firms who actually buy barns – especially the distinctive half-timbered (colombage) barns in Normandy. They will pay good money, and come and dismantle them and take them away as part of the deal. Local French farmers may also be interested.

Apart from selling barns and outbuildings, you may be interested in renovating them to provide additional accommodation for family or guests – paying and non-paying. Or for use as offices, studios or other purposes. In deciding whether or not to develop them, there are a number of practical considerations to take into account before making any final decisions. Here are a few.

Surveys and permits
As already mentioned, you would need to check the condition; it’s advisable to have a structural survey. There are a number of British surveyors, for example, who offer such services in France, some of whom advertise in FPN. A good local French builder, who specialises in such renovation projects, will also be able to inspect the barn or outbuilding and advise on whether or not a renovation is feasible and worthwhile. It is more than their reputations are worth to give you other than disinterested advice!

Generally speaking, if the walls and roof are sound, then the project, in principle, is feasible. In fact, it may be noted en passant that, in Continental Europe, surveys are not that common: the received wisdom being that if an old property is still standing, it is sound!

Once, you know, in principle, whether the renovation project is doable, you will need to find out if planning consent is required – it usually is, if external changes or a change of use are foreseen – and, if so, the likelihood of obtaining the necessary consent.

Again, a local builder can advise on this, particularly after a friendly chat with the mayor (maire) of the village, through whose office (mairie) the planning application will be processed. If the mayor likes the project, in practice, you are more than half way there.

Adding value
Leaving planning consents aside, but by no means underestimating their importance, there are other practical issues closer to home that need to be addressed.

For example, if the outbuilding or barn is going to be converted into another house, questions of privacy and access will arise. Also, whether the development will spoil views or take value off the main house. As to the latter point, a local qualified (agrée) estate agent (agent immobilier) should be consulted and a valuation obtained.

If a barn which is to be developed as a house abuts the roadside, especially a D (departmental) road, it will be difficult, if not impossible, to obtain planning consent to put in windows on the end wall. In that case, the property may well be dark; this may be a determining factor in whether or not to proceed. It will certainly affect the value and saleability of the new property.

Also, if the barn or outbuilding is going to be extended, the effect of this on your existing garden area will need to be considered. This again may affect the enjoyment of and take value off the main house.

These are all matters that need to be discussed with the estate agent and weighed in the balance as to whether the planned development would represent a good investment and add value to the whole property, when you come to sell.

If you are planning to use a barn or outbuilding for housing animals, especially horses, you will need to take into account how near the property is to your neighbours and whether they might object to such use – they will certainly be consulted as part of the planning process.
Another matter to be considered is whether there is already electricity in the barn or outbuilding. Attention must also be paid to connecting water, if not already available. Both of these utilities are expensive to install and connect, where they are not available on site.

Ball park figure
Finally, you should get a rough estimate from your local builder as to what the costs of the renovation project are likely to be, before proceeding any further and incurring any initial expenses, such as applying for planning consent, which should be done professionally.
You should also get an idea of the likely increase in the local property taxes you will have to pay as a result of the development – taxe foncière and taxe d’habitation – especially if your project is an ambitious and fanciful one, or as the French might say: une folie des grands jeux!

Ian Blackshaw is an international lawyer Email: cblackshawg@aol.com

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