Heat, new mortgage caps and flood tools: what France property buyers must act on now

Second, flood risk remains acute: about 18 million people live in areas exposed to flood risk. The key public planning document is the plan de prévention des risques d'inondation (PPRI), which maps flood-risk areas and can impose building, renovation and demolition restrictions.

How buyers should use the tools

• Before making an offer, check Le littoral de ma commune for coastal properties, and use GéoRisques and the local mairie for PPRI and flood history.
• Ask the seller for any risk-related documents and whether the property is in a mapped PPRI or a protected zone. A notaire must disclose certain risks; however, buyers should not rely solely on notarial checks.
• Include a risk-related clause in the promesse de vente (sales agreement) allowing you to withdraw or renegotiate if a significant, undisclosed risk emerges.
• Assess insurance availability and exclusions: some flood or coastal retreat scenarios may be partially or fully excluded by insurers, and premiums can rise quickly after a claim in the commune.

From our experience, buyers who skip these checks expose themselves to planning constraints and future losses that are hard to reverse. When a property sits in a high-risk zone, the purchase should be treated as a long-term risk decision, not just a price negotiation.

Renovation grants, wills and other fiscal updates that affect home ownership

MaPrimeRénov’

Government support for home energy renovation via MaPrimeRénov’ is shifting focus. The programme will prioritise larger, comprehensive energy renovation projects over single-measure works. Typical single interventions likely to lose standalone eligibility include:

• Attic insulation
• Window replacement
• Ventilation system installation
• Solar water heaters
• Some wood or pellet stoves

These measures may remain eligible if bundled into a larger, multi-measure project. For homeowners planning works:

• Check the current official eligibility list before signing any contract or quote.
• If your project is a single intervention, ask contractors whether combining measures will retain grant eligibility.
• Document the scope of works and grant conditions carefully; approvals can influence contractors’ scheduling.

Wills and succession for British owners

There is clarity for British owners with English-law wills. The French justice ministry told the European Commission that wills governed by English law do not require French notaires to apply the compensatory levy mechanism linked to France’s forced-heirship rules. In short, English-law wills are treated differently because France considers English law to provide protection for children; consequences may differ for US-law wills.

Advice:

• If you are a British owner of French property, review your estate plan with a specialist adviser familiar with cross-border succession.
• Be cautious: differences remain for non-UK wills and for properties held through different ownership structures.

Other updates relevant to owners

• France suspends the €2 charge on low-value non-EU parcels from 1 July, which affects buyers ordering goods from outside the EU.
• The government extended the summer sales for one week, to 28 July, after heat kept shoppers away.
• The Ministry of the Interior clarified that third-country nationals teleworking for a foreign employer may be considered "non-active" on a visitor visa, but tax residency rules still apply for long stays; seek immigration and tax advice before relocating on a visitor visa.

Practical checklist for buyers and second-home owners (what to do this month)

• Verify your biens immobiliers declaration now; avoid the €150 fine and keep proof of submission.
• If you are in the middle of a purchase, ask your lender to quote the full APR and confirm the loan fits within the taux d'usure thresholds effective 1 July.
• For coastal or riverside properties, consult Le littoral de ma commune and GéoRisques, request PPRI maps from the mairie, and add a risk clause to the promesse de vente.
• If you plan energy works, review the new MaPrimeRénov' eligibility and consider bundling measures into a comprehensive renovation.
• Photograph and document any storm or wildfire damage and contact insurers promptly.
• Review your estate planning if you hold property as a non-French national; English-law wills have specific treatment but seek specialist advice for gaps.

Risks and red flags to watch

• A mortgage offer that appears affordable on headline rate can breach the taux d'usure once insurance and fees are included. Always check APR.
• A seller omitting flood or erosion history is a red flag. Use public tools and verify with the mairie and notaire.
• Grants and subsidies change quickly. If you budget based on an assumed MaPrimeRénov’ contribution, confirm official approval before committing.
• Remote-working arrangements on a visitor visa are legally gray for long stays and raise tax-residency traps. Do not assume this is a safe long-term strategy without expert advice.

Frequently Asked Questions

Q: What is the taux d'usure and why should I care?
A: The taux d'usure is the legal cap on the all-in APR a lender may charge. It includes interest, compulsory insurance and certain fees. Lenders cannot approve a mortgage if the APR exceeds the cap, so it affects loan availability and the structure of offers.

Q: I own a second home—do I have to update my biens immobiliers declaration?
A: Yes, if the use or occupancy of the property has changed (for example the main home became a second home, or it became vacant). The deadline for updates was 30 June, and an omission can lead to a €150 fine per property.

Q: How do I check flood risk for a property I want to buy?
A: Use the official GéoRisques site and ask the local mairie for PPRI maps. For coastal properties, consult Le littoral de ma commune for erosion projections and shoreline retreat data.

Q: Will MaPrimeRénov’ still fund small single jobs like window replacement?
A: The programme is shifting towards funding more comprehensive projects. Single-measure works may lose standalone eligibility but can be eligible when part of a larger renovation bundle. Check the official guidance before signing contracts.

Final practical takeaway

If you own or are buying property in France this summer, treat administrative checks, mortgage APR calculation and climate-risk verification as front-line due diligence: confirm your biens immobiliers declaration, get a full APR quote that fits within the taux d'usure thresholds effective 1 July, and run PPRI and coastal erosion searches early in the process to avoid later surprises.