Buying an older property in the Alpes-Maritimes or Var without a structural diagnosis means buying blind. Village houses, bastides and 1970s villas have specific pathologies that a trained eye can spot. Here are the checkpoints a building expert examines before you commit.
Foundations and ground conditions
The most serious issues originate in the ground. The expert checks for signs of settlement: staircase-pattern cracks, sunken slabs, wall separation, doors that stick. In the clay-rich soils of the hinterland (shrink-swell clay risk), they assess soil sensitivity and the adequacy of the foundations. A soil survey (boreholes) may be recommended as a follow-up.
The load-bearing structure: walls, floors, roof frame
The expert examines:
- Load-bearing walls: through-cracks, leaning, signs of repair work.
- Floors: sagging, subsidence, wood-boring insect damage on timber joists.
- Roof frame: deformation, weak points, signs of water infiltration, wood-decay fungus (dry rot) or termite damage.
- Lintels and supports: V-shaped or fan-shaped cracks above openings.
Damp: the scourge of the Mediterranean climate and old walls
Damp is the leading cause of pathologies in older buildings. The expert distinguishes between:
- Rising damp: staining at the base of walls, salt efflorescence, peeling render.
- Water infiltration: ceiling stains, faulty gutters, roof waterproofing defects.
- Condensation: mould, poor ventilation.
A moisture meter and sometimes a supplementary damp survey can quantify the issue and estimate repair costs.
Wood pests: termites and longhorn beetles
In the Var and part of the Alpes-Maritimes, a termite inspection is mandatory when selling a property (under prefectural order). The expert checks for galleries, sawdust (longhorn beetle), and termite mud tubes. An untreated infestation can compromise a roof frame’s structure within a few years. The report must be recent (less than 6 months old) to be legally valid.
Previous extensions and modifications
Repairs, extensions or wall openings carried out without a permit or proper study can weaken the whole structure. The expert identifies masonry repairs, poorly reinforced openings, and modified floors. A poorly founded extension is a classic source of differential cracking.
The inspection report: your negotiation tool
The building expert’s report costs out the necessary repair work and ranks priorities by urgency. It becomes a leverage point for price negotiation and a safeguard against hidden defects. If an undisclosed issue is discovered later, this report demonstrates your due diligence and supports a hidden-defect warranty claim (Article 1641 of the French Civil Code) against the seller.
Go further
- Damp and rising damp: diagnosis and treatment in the 06 and 83
- Roof frames and wood pests (termites, longhorn beetles): detection and treatment in the 06 and 83
- Structural or superficial cracks: how to tell them apart and when to worry
📅 Updated on 31/07/2026 — By Cassini Expertise, independent building expert for the Alpes-Maritimes & Var. Free quote: 04 22 46 06 04.
Go further:
Frequently asked questions
What are the checkpoints for a pre-purchase structural diagnosis?
Key points include inspecting the foundations, load-bearing walls, roof frame and roofing. Also check for cracks, damp, and the condition of wood or concrete elements. A professional can detect hidden issues such as structural disorders.
How can I tell if an older house has structural problems?
Common signs: cracks in walls or ceilings, doors or windows that no longer close properly, uneven floors, or signs of damp. If you notice these signs, call in a structural engineer or architect for a thorough assessment before buying.
Is a structural diagnosis mandatory before buying a property?
In France, a structural diagnosis is not mandatory for a sale, unlike other diagnostics such as asbestos or lead surveys. However, it is strongly recommended for older properties to avoid unpleasant surprises, especially in seismic risk areas or on clay soils.
Cassini Expertise
Expert du bâtiment indépendant — Antibes (06·83·13·40)
📅 Mis à jour le 25/09/2026 — Cassini Expertise, expert bâtiment indépendant (06·83·13·40).