Have you had your roof replaced five years ago, installed a new boiler last year, or extended your home eight years ago? If you're now preparing to sell, you may be wondering which renovation invoices you actually need to provide to the buyer. The answer is important, as it helps ensure the legal security of the transaction while also protecting you in the event of a dispute after the sale.
In this article, we explain the seller's legal obligations regarding renovation invoices, the warranties associated with building work (ten-year warranty, two-year warranty and structural damage insurance), and the risks of failing to provide the required documents. Before putting your property on the market, consider obtaining an online property valuation to understand its market value while preparing your renovation documentation.
Summary
- There is no single legal obligation requiring sellers to provide every renovation invoice, but sellers do have a duty to inform the buyer.
- Structural work, roofing, load-bearing elements and extensions are covered by the ten-year structural warranty. The invoice and the contractor's insurance certificate are essential.
- Structural damage insurance (dommages-ouvrage) is attached to the property and must be transferred to the buyer for the ten years following completion of the works.
- Without invoices or insurance certificates, the seller may face claims for latent defects, potentially leading to the cancellation of the sale.
- Keep invoices relating to structural work for at least 10 years, and retain invoices for improvement works for as long as you own the property, as they may be useful when calculating capital gains tax upon resale.
What does the law say about providing renovation documents?
French law does not require sellers to provide one specific, exhaustive list of renovation invoices to the buyer. However, sellers are bound by duties of good faith and disclosure (Articles 1602 and 1641 of the French Civil Code). They must provide sufficient information for the buyer to understand the property's true condition and benefit from any warranties covering completed works.
Three main legal warranties underpin these obligations:
- The ten-year warranty (garantie décennale) covers, for ten years following completion of the works, any defects affecting the structural integrity of the building or making it unfit for its intended purpose. This warranty is attached to the building itself—not to the seller—and therefore automatically benefits future owners.
- The two-year warranty (garantie biennale) covers detachable equipment such as shutters, boilers, taps and similar installations for two years after completion.
- Structural damage insurance (assurance dommages-ouvrage) is compulsory for anyone commissioning construction work. It is attached to the property and protects successive owners during the ten years following completion of the works. The insurance certificate must therefore be transferred to the buyer.
Important: If you failed to take out structural damage insurance for work completed less than ten years ago, you must explicitly inform the buyer. Remaining silent on this point may expose you to liability even after the sale.
Which types of work require invoices or certificates?
Not all renovation work carries the same legal implications. The following categories should be distinguished.
Structural work, foundations, roof structure and roofing
These works are covered by the ten-year warranty. The contractor's invoice and proof of ten-year insurance are essential so the buyer can make a claim if defects arise.
Extensions, additional floors, swimming pools and waterproof façade renovations
These projects are treated as construction work and are therefore subject to the same requirements, including the ten-year warranty and structural damage insurance.
Electrical, heating, plumbing and lifts
These installations generally fall under the two-year warranty, provided they are detachable from the building.
The principle is straightforward: the buyer must be able to identify the contractor who carried out the work and their insurer in order to pursue a claim should defects appear after the purchase.
Legal risks if invoices are missing
If a defect is discovered after completion of the sale and the buyer cannot identify the contractor or insurer because invoices or insurance certificates are missing, they may bring an action for latent defects under Article 1641 of the French Civil Code. Such claims may be brought within two years of discovering the defect, provided no more than five years have passed since the sale.
Two outcomes are possible:
- Rescission of the sale, resulting in cancellation of the transaction and repayment of the purchase price.
- Reduction of the purchase price, reflecting the property's diminished value.
If the seller acted in bad faith—for example by concealing defects or carrying out non-compliant works—the consequences may be more severe, including damages and the invalidation of any clause excluding liability for latent defects. Recent case law continues to strengthen protection for private buyers where defects could not reasonably have been identified during viewings.
The role of the notary and the property surveyor
The notary has a legal duty to advise the parties. They must collect all mandatory property diagnostics and verify the consistency of the documentation provided, including renovation invoices and warranty certificates. Their liability may arise if they fail to fulfil these obligations.
The property surveyor, by contrast, assesses the technical condition of the property (asbestos, lead, electrical installations, energy performance, etc.) but does not verify renovation invoices. Their respective roles are therefore complementary.
How to organise your renovation file before selling
- Organise documents by type of work (roofing, electrical, heating, extension, etc.) to make them easy for the notary or buyer to review.
- Digitise invoices and insurance certificates to avoid losing important documents.
- Keep invoices relating to structural works and ten-year warranties for at least 10 years.
- Retain invoices for improvement works (such as insulation or extensions) for as long as you own the property, as they may reduce taxable capital gains when you sell.
- Check that all structural works completed within the past ten years are supported by both ten-year insurance certificates and structural damage insurance documentation.
Contact your local Optimhome real estate advisor
Preparing a complete and secure sales file requires a good understanding of both legal obligations and buyers' expectations. To help you gather the necessary documentation and secure your transaction, contact your local Optimhome real estate advisor. They can guide you towards the appropriate professionals—including notaries and surveyors—and help you highlight the value of the renovation work completed on your property.
FAQ
Do I need to provide every renovation invoice to the buyer?
Answer: No. There is no obligation to provide every invoice, but you should supply those required for the buyer to benefit from legal warranties, particularly for structural work, roofing and extensions.
What if I have lost an important renovation invoice?
Answer: Losing an invoice does not prevent the sale, but it may deprive the buyer of the ability to claim against the contractor and could expose you to liability for latent defects. If possible, request a duplicate from the contractor or their insurer.
How long should I keep renovation invoices?
Answer: At least 10 years for work covered by the ten-year warranty. Improvement works should be retained for as long as you own the property, as the invoices may be useful when calculating capital gains tax upon resale.
Does the ten-year warranty transfer to the new buyer?
Answer: Yes. The ten-year warranty is attached to the building itself rather than to the person who commissioned the work. It therefore automatically benefits the new owner for the remainder of the ten-year warranty period.
Author :
Fabrice DOBROWOLSKI - Optimhome Network Development Director
Optimhome offers you personalized support for your real estate project. Benefit from all my advice, based on several years of experience, to ensure the success of your project.
