A crack appears a few months after you move in. A roller shutter jams. The boiler fails in its second winter. Who pays, and how long do you have to act? French law answers with three consecutive warranties: one year for anything reported (garantie de parfait achèvement), two years for removable equipment (garantie biennale) and ten years for serious structural defects (garantie décennale). Knowing which one applies is what decides whether a claim succeeds.
All three clocks start on the same day: the date of acceptance of the works (réception), when you sign the handover report, with or without reservations. Miss a deadline, or rely on the wrong warranty, and you can lose a claim you were entitled to make.
The three warranties side by side
| Completion warranty (1 year) | Biennial warranty (2 years) | Ten-year warranty (10 years) | |
|---|---|---|---|
| French Civil Code | Article 1792-6 | Article 1792-3 | Blog 1792 and 1792-2 |
| What it covers | Every defect reported to the contractor, whatever its seriousness | Removable equipment: shutters, taps, radiators, boiler, interior doors | Defects that threaten the structure or make the property unfit to live in |
| Who is liable | The contractor who did the work | The builders involved (contractors, architect) | The builders, and the seller if you bought off plan (VEFA) |
| What you do | Notify by registered letter, then formal notice | Formal notice, then legal action if needed | Claim under dommages-ouvrage insurance, or sue the builder |
Completion warranty: one year to get everything fixed
This is the widest warranty and the shortest. For one year after acceptance, the contractor must put right every defect you report, minor or not. That includes the items listed as reservations on the handover report, and anything that shows up afterwards, provided you notify it by registered letter with acknowledgement of receipt before the year is up.
If the contractor drags their feet, send a formal notice. If that gets no response, you can have the work done by someone else and recover the cost from the contractor. Normal wear and tear, and damage caused by misuse, are not covered.
The rule to remember: put everything in writing. A word to the site foreman means nothing. For how to draft reservations on the day, see our guide to VEFA handover and the reservations that protect your rights.
Biennial warranty: two years for removable equipment
This one covers equipment that can be taken out or replaced without damaging the structure: water heaters, radiators, taps, roller shutters, interior doors, ventilation units. For two years, any malfunction engages the builders’ liability, even if nothing structural is at stake.
The sticking point is classification. A radiator is removable; a pipe buried in the wall is not. That distinction decides which warranty applies and therefore how long you have, and courts look at each case on its facts. An independent expert’s opinion carries real weight at this stage.
Ten-year warranty: ten years for serious defects
This is the heavyweight. It covers damage that compromises the structure or makes the property unfit for its purpose: structural cracks, major water ingress, foundation defects, a sagging floor. Equipment built into the structure is covered too when its failure makes the property unusable.
Every builder must carry insurance for this, and anyone who has a home built must take out dommages-ouvrage insurance, which pays for the repair first and sorts out who is to blame afterwards. Our article on dommages-ouvrage claim deadlines and procedure explains the steps, and this one deals with cracks caused by clay soil.
Four mistakes that cost people their claim
- Not writing it down. Warranties are proved on paper: registered letters, dated photographs, measurements. Without them it is your word against the contractor’s.
- Waiting too long. A defect reported at month 11 is covered by the completion warranty; at month 13 it no longer is. The biennial or ten-year warranty may still apply, but the rules and the evidence you need are different.
- Relying on the wrong warranty. A shutter that stops working falls under the biennial warranty, not the ten-year one. A structural crack falls under the ten-year warranty, not the completion warranty once the first year has passed.
- Repairing before the cause is recorded. Once the defect is fixed, the evidence goes with it. Have the cause documented first.
Bought off plan?
If you bought off plan (VEFA), the seller owes you the same warranties. Apparent defects and non-conformities must be reported within one month of taking possession. That is far shorter than any of the three warranties above, which is why the reservations you note on handover day are so important.
When to call an expert
As soon as the cause of a defect is unclear, or the contractor denies responsibility. An independent building expert establishes the origin of the problem, which warranty applies, who is liable and what the repair will cost, in a way the other side can challenge and answer. That report is the foundation of any claim. See our building second-opinion service (Alpes-Maritimes and Var, in French) or get in touch for a free quote within 24 hours.
Frequently asked questions
When do the warranties start?
On the date the works are accepted, meaning the day the handover report is signed, with or without reservations. For an off-plan purchase, that is when you accept the finished property.
Is a defect lost if it appears after a year?
No. The completion warranty ends, but the biennial warranty (removable equipment, two years) or the ten-year warranty (serious defects) may take over, depending on the defect.
Do I need a lawyer to send the formal notice?
No. A registered letter with acknowledgement of receipt is enough to start. A lawyer becomes useful if the contractor refuses or disputes the claim, or if a lot of money is at stake.
What if the contractor has gone out of business?
The ten-year warranty can still be claimed through the contractor’s insurer. If you took out dommages-ouvrage insurance, it pays for the repair without waiting.
This article is general information, not advice on your particular case.
Survey carried out by Frédéric Faucouneau, independent building expert – Antibes, Alpes-Maritimes (06), Var (83), Bouches-du-Rhône (13). Find out more
📅 Last updated 06/11/2026 - Cassini Expertise, independent building expert – departments 06, 83 and 13.