Asbestos ? Who is checking ?

Potential buyers often tell me they feel pressurised to commit to a purchase. Even in a sluggish market a property could attract 2 investors at the same time but this should not distract you from taking the time to run all that ought to be checked.

Walking away is preferable to signing into a bad deal so here are the few points to check out and why.

In the last few weeks the local press documented a case in which a new property owner expressed deceit after investing in a building that contained asbestos.

This case highlighted 2 local shortfalls:

• The general lack of information about potentially dangerous substances and materials inside the buildings. In France, if unreachable and untouched, asbestos is not an impediment to selling a property. So no need to run a mile as soon as you hear the word, instead investigate further ….

• Before placing a property on the market, there is no obligation on the part of the seller to organise a technical survey of the building as you may have seen it in other countries and right across the border in France.

In order to assess the viability of a property, especially if it is an older building, there is a need to reconstitute its history.

It is easy enough if the property is located in a block of apartments managed by a property management company: the latter maintains the history of the building and of its renovation work via the General Assembly minutes and the bills for completed works.

However if you are looking to buy a independent building, a house, the exercise is a little more challenging.

Here is what I suggest you do :

• When visiting a property for the 1st and 2nd times, question everything you see. Buildings are built differently from one country to another, the wet climate also affects buildings in a way that is unseen in hot countries but this should not stand as an excuse for not asking all the questions you may have about a building. It is essential to understand everything you see.

  • Can the existence of visible moisture be explained ?

  • Can the dried up stains on walls and ceilings be justified ?

  • Can you see ventilation outlets in every room ?

  • Can you spot cracks or even hairline cracks ? It does not always mean something sinister as you have to allow for a building to settle over the years but it is worth checking this out.

• Question the maintenance routine, can you assess whether the building was maintained regularly ? If this is the case, the seller will be more than happy to show you the related bills.

  • Usually the heating and ventilation system are serviced yearly.

  • Outside walls are repainted once every 2 or 3 years when the building is highly insulated.

  • Are roof gutters regularly cleaned, especially if the building is located in leafy surroundings ?

  • Is the roof cleaned or is it invaded by moss? Cleaning it with high pressured water is not always possible especially if the tiles are very old.

• Has the building been enlarged ? Has an extension been added to the side or on the top level ? If so, you can ask to see the building authorisation and the drawings that were submitted with regards to this authorisation.

  • If an extension was built without proper local authorisation, you could be asked, as a new owner, to knock down something that was constructed years ago.

  • The building of side extensions can generate a crack between the 2 concrete slabs as they do not settle at the same speed in the same period of time.

    
    

Do your homework and you will be able to sleep without a worry!