In France, new or­ders, si­gni­fi­cant impacts

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In 2016 , all new buil­dings must be built to high ener­gy per­for­mance stan­dards ( ­Buil­ding low consump­tion­BBC , RT2012 ther­mal re­gu­la­tions; 2020 HQU ­High qua­li­ty en­vi­ron­men­tal­) . For al­most 10 years, the real es­tate mar­ket has chan­ged. To­day, when buying or sel­ling real property (house or apart­ment) no ques­tion to for­get the ener­ge­tic qua­li­ty of the buil­ding. In a recent stu­dy, no­ta­ries have al­so re­por­ted a price dif­fe­ren­tial of 25% bet­ween two buil­dings ba­sed on its ener­gy qua­li­ty (1).

A real es­tate mar­ket for 10 years to­tal­ly re­de­si­gned by the stan­dards of ener­gy per­for­mance.

The ow­ner will al­ways in­cur more work to main­tain the property va­lue of the buil­ding. Fai­ling to conform to com­pul­so­ry stan­dard , a ca­pi­tal loss is cer­tain (INSEE, Q1 2010).

In­deed , the in­dex of hou­sing prices seems to have fal­len by 10% bet­ween 2011 and 2016 , but in rea­li­ty , the qua­li­ty re­qui­re­ments have great­ly in­crea­sed bet­ween these two dates, the ow­ner will have to in­cur ve­ry hea­vy work to main­tain its buil­ding at the re­qui­red stan­dards. Fai­ling to have achie­ved these man­da­to­ry spen­ding , lo­wer property prices ex­ceeds 10% .

Ener­gy ob­so­les­cence of exis­ting homes will ac­ce­le­rate in the co­ming years . In­deed, beyond the ve­ry next RT 2020 will be nee­ded for new construc­tion from 2020 ( ge­ne­ra­li­za­tion of buil­dings pas­sive or po­si­tive ener­gy ) (3) , two de­crees confir­ming the ac­ce­le­ra­tion of ob­so­les­cence of buil­dings ener­gy come to be pu­bli­shed in the Of­fi­cial jour­nal.

The obli­ga­tion to in­su­la­tion work when fa­ce­lift or roof re­pairs are in­cu­red.

This de­cree (4) sim­ply pro­vides for the obli­ga­tion to mark in­su­la­tion works:

­A fa­ce­lift (the re­ha­bi­li­ta­tion of the exis­ting coa­ting, the re­pla­ce­ment of an exis­ting fa­cing or the es­ta­blish­ment of a new fa­cing, for at least 50% of a buil­ding's fa­cade, ex­clu­ding ope­nings);

­Roof re­pairs (re­pla­cing or co­ve­ring at least 50% of all co­ve­rage, ex­clu­ding ope­nings).

This work obli­ga­tions are ap­pli­cable from 01.01.2017 to re­si­den­tial buil­dings, of­fice, trade, edu­ca­tion and ho­tels. Real es­tate of­fices and shops are al­so in­vol­ved ­Ma­na­gers of SCPI will have to for­see these de­po­sits, a ve­ry hea­vy work in their ma­na­ge­ment.

There is no doubt that this work obli­ga­tions will re­sult in ac­ce­le­ra­ting the ob­so­les­cence ener­gy buil­dings (ac­ce­le­ra­ted re­no­va­tion of the hou­sing stock in­creases the ave­rage qua­li­ty of the buil­ding mar­ket de­pre­ciates buil­dings which didn’t start re­no­va­tion).

The property ow­ners will in­cur hea­vy work to main­tain the property va­lue (and these jobs are not coun­ted in the evo­lu­tion of property prices). There are ex­cep­tions to avoid this obli­ga­tion to work (let see the boxd ar­ticle)

there are ex­cep­tions to evade this obli­ga­tion to work

­There is a frame of pa­tho­lo­gy risk as­so­cia­ted with any type of in­su­la­tion. The pro­ject ma­na­ger jus­ti­fies the tech­ni­cal risk in pro­du­cing a well­ar­gued pa­per writ­ten by a righ­thand man;

­In­su­la­tion work is not stan­dard with ea­se­ments or the le­gis­la­tive pro­vi­sions and re­gu­la­to­ry concer­ning the property law or the ap­pea­rance of fa­cades and their im­ple­men­ta­tion;

­ In­su­la­tion work lead to the ap­pea­rance of changes in construc­tion in conflict with the re­qui­re­ments pro­vi­ded for the pre­ser­va­tion areas, the ar­chi­tec­tu­ral de­ve­lop­ment areas and he­ri­tage, the sur­roun­ding his­to­ric mo­nu­ments, lis­ted sites and clas­si­fied, or with the rules and re­qui­re­ments de­fi­ned in ac­cor­dance with Ar­ticles L. 151­18 and L. 151­19 of the Town plan­ning code;

­There is a clear dis­pro­por­tion bet­ween the be­ne­fits of in­su­la­tion and di­sad­van­tages of tech­ni­cal, eco­no­mic or ar­chi­tec­tu­ral, the im­pro­ve­ments made by this in­su­la­tion ha­ving an ex­ces­sive ne­ga­tive im­pact on qua­li­ty of the use and ex­ploi­ta­tion of buil­ding the ap­pea­rance of change out­side the buil­ding in terms of its ar­chi­tec­tu­ral qua­li­ty or cost.

1. An ex­te­rior in­su­la­tion si­gni­fi­cant­ly de­grade the ar­chi­tec­tu­ral qua­li­ty. The client war­rants of he­ri­tage or ar­chi­tec­tu­ral va­lue of the fa­cade and of the po­ten­tial da­mage, pro­du­cing a rea­so­ned note writ­ten by a pro­fes­sio­nal men­tio­ned in Ar­ticle 2 of Law No. 77­2 of 3 Ja­nua­ry 1977 on 'architecture

2. The time of re­turn on in­vest­ment of the ex­cess cost of ad­ding in­su­la­tion, net pu­blic fi­nan­cial as­sis­tance, ex­ceeds ten years.

A change in the de­fi­ni­tion of decent hou­sing with the in­ser­tion of condi­tions re­la­ting to the ener­gy per­for­mance of the buil­ding.

This se­cond de­cree (5), which is cur­rent­ly a draft de­cree, less es­sen­tial, is the si­gna­ture of a fun­da­men­tal shift in fa­vor of ever bet­ter ener­gy per­for­mance of buil­dings.

Hou­sing that does not meet the de­fi­ni­tion of decent hou­sing could not be ren­ted. This new de­fi­ni­tion of decent hou­sing in­tro­du­ced an ener­gy per­for­mance cri­te­ria in the de­fi­ni­tion of a hou­sing that can be ren­ted. Rest as­su­red, the cri­te­ria are low and should not be pe­na­li­zing!

Ho­we­ver, this same idea of in­tro­du­cing ener­gy ef­fi­cien­cy in the de­fi­ni­tion of de­cen­cy de­mons­trates the strength of the mo­ve­ment to­wards an in­crea­sin­gly vir­tuous hou­sing stock.

(5)Draft, de­cree amen­ding De­cree No 2002­120 of 30 Ja­nua­ry 2002 on the cha­rac­te­ris­tics of decent hou­sing ta­ken for the ap­pli­ca­tion of Ar­ticle 187 of Law No. 2000­1208 of 13 De­cem­ber 2000 re­la­ting to so­li­da­ri­ty and ur­ban re­ne­wal NOR: LHAL1602083D, Mi­nis­try of hou­sing and sus­tai­nable ha­bi­tat, http://www.le­gi­france.gouv.fr

From 2020, the hou­sing must meet at least 3 of the fol­lo­wing 6 cri­te­ria to qua­li­fy as a "decent". From 2025, the fol­lo­wing 6 cri­te­ria must be met

1 Hou­sing has a fixed heat source in good wor­king condi­tion in all main rooms wi­thin the mea­ning of the fourth pa­ra­graph of Ar­ticle R * 111­1 of the Code of Construc­tion and Hou­sing. If ne­ces­sa­ry, chim­neys must be fit­ted with traps.

2. The doors and win­dows are such that they al­low pro­per clo­sure and have seals for sea­ling the cor­rect air.

3. The gla­zing of win­dows and glass walls are present and in good condi­tion.

4. Walls and walls of the hou­sing to the out­side or on a non­hea­ted room are conti­guous and have, by their na­ture and condi­tion, tight­ness cor­rect air.

5. The doors to an un­hea­ted fa­ci­li­ty have, by their na­ture and condi­tion, tight­ness cor­rect air.

6. The hou­sing shows no ex­cess mois­ture re­la­ted struc­tu­ral condi­tions that can lead to ex­ces­sive consump­tion of ener­gy. present ven­ting de­vices are main­tai­ned in good wor­king condi­tion so as to li­mit mois­ture.

Thus, ener­gy ef­fi­cien­cy will conti­nue to re­vo­lu­tio­nize the real es­tate mar­ket for­cing still more work to main­tain the he­ri­tage va­lue of real es­tate! (Or al­ter­na­ti­ve­ly, ac­cept a cer­tain va­lue less the va­lue of their buil­ding).

Guillaume Fon­te­neau, conseiller en pa­tri­moine France www.le­blog­pa­tri­moine.com

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