How to Renovate an Old House?

Old buildings have a soul that attracts many people who want to undertake renovations to create their own home. Before starting the renovation of an old house, it is important to know whether the building you are interested in is considered a ruin or an existing renovation. This will affect your work.

house to renovate in ruins or existing construction?

Whether it is a century-old barn, an old house, or an old farm, any renovation project for such a building begins with identifying the type of property. Thus, according to the law:

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“A construction consisting solely of a wall and foundations, which is scattered in the land registry and is not taxed under property tax or apartment tax should be considered a ruin and not a construction.”

In order to restore a ruin, certain conditions must be met:

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Most load-bearing walls must still be present.
The planning department must give its written consent.
The ruin must have a particular architectural charm. This must be respected through restoration work.
The ruin must be connected to water and electricity.

The rights of the municipality

If a building is considered to be in ruins, the municipality has the right to:

evict anyone living there;
decide on the complete destruction of the building (especially if a destroyed building poses a risk of break-in into public space).

The definition of a ruin

A destroyed building refers to a building degraded by time or deliberately destroyed. In both cases, it is a ruin only if traces of the building are preserved.

In rural areas, old farms, agricultural buildings, and old barns are often considered ruins. If this is the case, you must comply with the applicable laws and regulations.

Steps to renovate a destroyed house

Renovating an old house represents a certain budget, but above all, time and energy. To start your renovation work with peace of mind, before purchasing an old building, you must complete the following steps:

Step 1: Consult the land registry and the local urban planning document;
Step 2: Visit the ruins with the architect;
Step 3: Check the maintenance of the site.

Step 1: Consult the land registry and the local urban planning document

Before that, you can visit the destroyed house you want to buy. EDF’s IZI recommends visiting the EDF online land registry website www.cadastre.gouv.fr to check if the plot appears there.

Secondly, you can also consult the community map or the local urban planning plan (PLU). A planning certificate can be provided free of charge by the town hall upon request. This document is important for understanding the rules that apply to your area. It allows you to assess the feasibility of your renovation project.

Also check:

that the land is buildable (otherwise, you cannot rehabilitate the ruins);
that the redesign of the building’s target is possible (for example, in a commercial building that you want to convert into an apartment, for example).

Be aware that your project, if your area is located in the ABF zone, will be presented to the architects of the buildings of France. You will be given certain restrictions to respect the architecture of the surrounding area.

Step 2: Visit the ruins with the architect

Even if you have a favorite for a destroyed house, always visit with a construction specialist. Ideally, contact an architect to fully determine the feasibility of the project.

The architect’s task is to check the condition of the framework, ensure that your building is sound, etc. The architect assesses the weaknesses and strengths of the ruins. Thus, he checks the age of the roof and asks you to replace it if it is over 50 years old. He ensures that it is not in a termite risk area, etc. He notes issues such as rising damp, large cracks, etc.

Following your visit to the ruins, the architect will provide you with a technical diagnosis of the building and its surroundings. This is important to help you:

better define your budget
and negotiate the purchase price better with the seller.

If you actually decide to purchase the property, the architect will also help you create your restoration project.

Step 3: Check the maintenance of the site

When visiting the ruins with the architect, he will mainly check the site. To be repaired, a package must be connected:

sewage;
water; electricity;
and possibly gas.

A ruin without services can be purchased, of course. Just remember to budget for the maintenance of the land. This criterion can be used in negotiating the purchase of the land.

The budget for the service of a land depends from one ruin to another. It depends on the type of land but also on the distance of connection to be planned.

In rural areas, autonomous sanitation, such as a septic tank, can be an alternative.

Include suspensive clauses in the preliminary agreement

When purchasing a ruined house, EDF’s IZI recommends including suspensive clauses in the preliminary contract. This allows you to sign quickly, while later you have time to check everything before the final signature.

You protect the suspensive clauses of the preliminary contract. In the case of a promise of sale or a sales contract, the suspensive clauses may provide for:

Obtaining a bank loan
and obtaining a permit for establishment and/or demolition from the town hall.

If these two conditions are not met, you have the option to terminate the contract.

If you buy a ruin, do not sign anything until you have the opinion of your notary. It is important that this is a notary other than the seller’s, so that he defends your own interests.

Define your project

Renovating an old building is the best time to venture into an atypical project. With the help of an architect or alone, you must also define what you will do with these ruins. Consider your needs and lifestyle to design a home that reflects you.

Open kitchen? Fewer divided rooms to enjoy the volume of the house? An awning between the kitchen and the dining room to enjoy the light and keep the partitions? A porch? A playroom with a loft for the kids? An office for remote work?

Whatever your wishes, an architect creates plans that respect your desires and the feasibility of your project study. To renovate a destroyed house, you have the option to respect the authenticity of the house while adapting it to a contemporary lifestyle.

Think about energy efficiency

Today, when renovating a destroyed house, it is important to think about the energy efficiency of the building. To combine charm and comfort, create a home that consumes little energy and is more environmentally friendly. When renovating the entire house, it is possible to apply insulation to minimize CO2 emissions as much as possible.

By following the principles of passive houses and bioclimatism, you can renovate your home so that it consumes as little as possible. To do this, follow these recommendations:

choose a south-facing orientation for your house to enjoy the sun all year round and benefit from the energy provided

take advantage of natural ventilation

plan a Canadian well;
invest in renewable energy (photovoltaic panels, solar thermal panels, heat pumps, etc.);
pay attention to your insulation work and avoid thermal bridges (floor insulation, wall insulation, attic and roof insulation, window and glazing insulation, etc.).

Entrust professionals with renovations

If you can carry out part of the renovation work yourself as part of a ruin rehabilitation project, you will certainly need the help of craftsmen for certain tasks. Trust the professionals from the IZI by EDF network to best support you in your project.

Whether it’s an electrician, a plumber, or a mason, you will find local craftsmen who will be involved in the renovation of your house through IZI by EDF. All the craftsmen in our network are duly insured (professional indemnity insurance, 10-year guarantee insurance, etc.).

You will be able to create the house of your dreams with beautiful openings and excellent insulation. First, pay attention to the framework and the roof to protect your future home from the elements as soon as possible.