Planning certificate
A planning certificate is an administrative document issued by the town hall that sets out the planning rules applicable to a parcel, limitations on ownership rights, applicable taxes, and the status of public utilities. Two types exist: an informational certificate (CUa) and an operational certificate (CUb), the latter indicating whether a specific project can be carried out on the land.
Key points
- The CUa (informational) lists PLU rules, public utility easements, and applicable taxes; it is valid for 18 months.
- The CUb (operational) confirms or denies the feasibility of a specific project described in the application; also valid for 18 months.
- Obtaining a CUb before signing the preliminary agreement 'freezes' the applicable planning rules for 18 months.
- The application is free and the processing time is 1 month (CUa) or 2 months (CUb).
- A negative certificate does not mean the land is unbuildable, only that the described project is not feasible as submitted.
Frequently asked questions
Why request an operational planning certificate before signing a preliminary sale agreement?
A CUb freezes building rights for 18 months, even if the PLU is revised between the application and the deed. It also confirms that the land is served by the necessary public utilities (water, electricity, road access). For a building plot, the bank may require the CUb before granting financing, as it reduces the risk of unbuildability.
How does a planning certificate differ from a building permit?
The planning certificate is a pre-application feasibility document; it does not create a right to build. The building permit is the actual administrative authorization granted after review of a specific architectural project; it authorizes the works. The typical sequence is: obtain the certificate first (to verify feasibility), then apply for the permit (to authorize the works).
What happens if the planning certificate expires before construction is finished?
The planning certificate does not authorize works — the building permit does. Its expiry therefore has no impact on an ongoing construction site if the permit was obtained while the certificate was still valid. However, if the permit has not yet been applied for, a new certificate will be needed and the project may be subject to changed planning rules.
In practice
A buyer wants to purchase a plot to build a house. The broker recommends making the preliminary agreement conditional on obtaining a favorable CUb. The town hall issues a positive certificate, confirming that the land is buildable in zone U and connectable to public utilities. The bank agrees to finance both the land purchase and the construction works on the basis of this document.
Official sources
- Urban planning certificate (CU) · Service-Public.gouv.fr
- Sale agreement and loan condition precedent · Service-Public.gouv.fr
- Housing and financing information · ANIL