Carrez law (private floor area measurement)
The law of 18 December 1996 requiring the private floor area to be stated in any sale deed for a co-ownership lot. The Carrez measurement excludes surfaces under 1.80 m headroom and certain spaces (cellars, garages, balconies). An error exceeding 5% entitles the buyer to a proportional price reduction. The broker uses it to compute the cost per square metre.
Key points
- Applies only to co-ownership lots, not to individual houses.
- Excludes surfaces under 1.80 m headroom, cellars, garages, and balconies.
- An error exceeding 5% entitles the buyer to a proportional price reduction.
- The broker uses it to compute cost per m² and compare properties.
Frequently asked questions
How can a buyer assert their rights if the Carrez measurement is incorrect?
The buyer has one year from the authentic deed signature to commission a counter-measurement by a licensed surveyor. If the discrepancy exceeds 5% of the stated surface, they may bring a court claim for a proportional price reduction. Conversely, if the actual surface is larger than stated, no additional payment is due.
Why does the Carrez law not apply to individual houses?
The Carrez law specifically targets co-ownership lots, whose private areas must be clearly delineated from common areas. An individual house is not subject to co-ownership rules; its owner controls the entire plot and building. A house's habitable area may nonetheless be stated for information purposes under the Boutin law standard.
What is the difference between Carrez floor area and Boutin habitable area?
The Carrez area measures a co-ownership lot's private surface for sale purposes; it includes some areas like converted attic space below 1.80 m that Boutin excludes. The Boutin habitable area is used in rental contracts and excludes surfaces taken up by walls, partitions, steps and stairwells, ducts, and door and window reveals. The two measurements can therefore differ for the same property.
In practice
A sale deed states 62 m² Carrez for a flat. After signing, the new buyer commissions a re-measurement showing 58 m². The 4 m² discrepancy represents 6.5%, exceeding the 5% threshold, so they obtain a proportional price reduction from the seller.
Official sources
- Sale of a condominium dwelling (Carrez area) · Service-Public.gouv.fr
- Sale agreement and loan condition precedent · Service-Public.gouv.fr
- Housing and financing information · ANIL