# Carrez Surface Smaller Than VEFA Plan in Antibes: What to Do? > Surface Carrez inférieure au plan VEFA à Antibes : comment vérifier l'écart, faire constater le manquement et obtenir réparation du promoteur. - URL : https://cassini-expertise.fr/en/carrez-surface-smaller-than-vefa-plan-antibes/ - Langue : en-US - Mis à jour : 2026-11-06 - Site : Cassini Expertise (https://cassini-expertise.fr/) EXPERTISE – VEFA (Sale of Future Completion) You have just received the keys to your new apartment in [Antibes](https://cassini-expertise.fr/antibes-secheresse-argile-fissures-donnees-officielles/), in the La Braque district. The VEFA plan promised a Carrez surface area of 65.3 m². You measure with a laser meter: 61.8 m². That is 3.5 m² less, a difference of 5.4%. The [Carrez law](https://www.legifrance.gouv.fr/loda/article_lc/LEGIARTI000006472157) tolerates 5%. You are just above. But the developer tells you it is within the margin of error. Really? ## What You See – and What It Really Hides ![carrez surface smaller than vefa plan antibes - Cassini Expertise](https://cassini-expertise.fr/wp-content/uploads/2026/09/vefa-antibes.webp) *Cassini Expertise – expertise bâtiment indépendante* You measured room by room, deducting walls and partitions. But did you account for door reveals? Built-in closets? Sloped ceiling areas? The Carrez law requires measuring under a ceiling height of at least 1.80 m. For an apartment on a standard floor in Antibes, it is simple. But in a duplex with a mezzanine, it gets complicated. What we often observe: VEFA plans are optimistic. Dimensions are rounded, wall thicknesses are underestimated. On a case in Antibes last year, I measured a difference of 2.8 m² on a three-room apartment. The developer had forgotten to deduct the roller shutter box. A 0.8 m² error. The rest came from a partition thickness shown as 15 cm instead of the actual 20 cm. ## The Calculations That Change Everything – the 5% Tolerance Is Not a Margin of Error The Carrez law (Article 46) provides that if the actual surface area is more than 5% smaller than that stated in the deed, the buyer can request a proportional price reduction. The 5% tolerance is not a measurement margin of error: it is a legal threshold. Below it, no recourse. Above it, the developer must compensate. Take your case: announced surface 65.3 m², measured 61.8 m². Difference: (65.3 – 61.8) / 65.3 = 5.36%. Above 5%. The reduction calculation: price per m² = €350,000 / 65.3 = €5,359/m². Missing surface = 3.5 m². Reduction = 3.5 × €5,359 = €18,756. That is not negligible. But be careful: the measurement must be adversarial. The developer can contest your measurement. You need a surveyor or building expert. In Antibes, I systematically perform a survey with a Leica laser distance meter, with a measurement report. I also check the plans: scale 1/50, actual dimensions, deductions for walls and partitions. Often, the VEFA plan omits deductions: openings, stairwells, technical shafts. The Carrez measuring rules (Decree No. 97-532 of 23 May 1997) specify: surface between finished walls, deduction of walls, partitions, steps and areas under 1.80 m. ## What Happens If You Do Nothing – the Financial Loss Worsens If you accept delivery without reservation, you lose all recourse regarding the surface. The deadline to act is 5 years from the signing of the notarial deed. But the longer you wait, the harder the proof becomes. VEFA plans can be lost, interior modifications can be made. Practically, a difference of 3.5 m² on a three-room apartment in Antibes means one less bedroom. Resale will be affected: a property of 61.8 m² will sell for less than a 65 m² one. The loss can reach €20,000 upon resale. And if you took out a loan, the bank may require a reassessment. ## Recourse and Guarantees: What You Can Demand The surface guarantee is provided by the Carrez law (Article 46). You must send a registered letter with acknowledgement of receipt to the developer, presenting the adversarial measurement and requesting a price reduction. If the developer refuses, you can take the matter to the [Grasse](https://cassini-expertise.fr/grasse-secheresse-argile-fissures-donnees-officielles/) judicial court. In practice, I recommend hiring an independent expert for the adversarial measurement. The expertise allows you to secure evidence and negotiate from a position of strength. In Antibes, I have obtained reductions of €10,000 to €25,000 for my clients. Do not let a 5.36% difference slide. ## Frequently asked questions ### What should you do if the Carrez area is smaller than the VEFA (off-plan) plan in Antibes? If the Carrez area is more than 5% smaller than on the VEFA (off-plan) plan, you can bring an action for a reduction in the sale price (Article L. 721-2 of the Construction and Housing Code). Instruct a chartered land surveyor (géomètre-expert) to carry out an adversarial measurement and send the seller or developer a formal notice (mise en demeure). If that fails, apply to the judicial court (tribunal judiciaire) within 5 years of signing the authentic deed. ### What is the time limit for seeking a price reduction for Carrez area in Antibes? The time limit is 5 years from signing the authentic deed of sale. After that, you lose the right to claim a price reduction. It is advisable to act quickly, as the steps (measurement, negotiation, proceedings) take time. ### How do you calculate the Carrez area and compare it with the VEFA (off-plan) plan? The Carrez area is calculated by measuring the floor area of enclosed, covered spaces, excluding walls, partitions, door and window recesses, and any parts with a ceiling height below 1.80 m. To compare it with the VEFA (off-plan) plan, have a certified professional carry out a measurement and request the detailed VEFA plan. Any difference of more than 5% gives rise to an action for a price reduction. **See also:** [Carrez Surface Smaller Than the VEFA Plan: What to Do in Antibes](https://cassini-expertise.fr/en/carrez-surface-shortfall-vefa-antibes/) · [Carrez Surface Below VEFA Plans in Antibes: A Contradictory Survey](https://cassini-expertise.fr/en/vefa-carrez-surface-shortfall-antibes/) · [Non-Compliant Ceiling Height in Cannes: VEFA Recourse and Calculations](https://cassini-expertise.fr/en/ceiling-height-noncompliant-cannes-vefa/) --- Source : https://cassini-expertise.fr/en/carrez-surface-smaller-than-vefa-plan-antibes/