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EXPERTISE – VEFA (Sale of Future Completion)
On delivery day, you take out the laser measure. The VEFA plan states 120 cm width for the living room window. You measure 116 cm. A 4 cm difference. The developer says, “It’s within tolerances.” But 4 cm is 3.3% less. And the NF EN 14351-1 standard tolerates a maximum of 0.5% for overall dimensions. In Nice, I’ve seen discrepancies of up to 7 cm in the same development. Here’s what it really means.
What You See – and What It Really Hides
The window looks smaller. The day you install the roller shutters, they rub. The weather seal is abnormally compressed. You wonder: is it a positioning defect or an undersized window?
What no one says: Article 6 of the CCTP (Special Technical Clauses) imposes precise dimensions, with a tolerance of ±5 mm on height and width. But the developer often uses a “site” tolerance of 2 cm. That’s not the same thing. On a case in Nice last year, I measured 114 cm instead of 120. The layout plan required 120 cm to meet the daylight ratio of the Nice Local Urban Plan (PLU) (1/10 of the living area). Result: the living room lost 0.36 m² of daylight. The developer had to replace 12 windows.
The Calculations That Change Everything: 4 cm Gap = Non-Compliance
The NF EN 14351-1 standard, paragraph 4.2.1, sets the tolerance for overall dimensions at ±0.5% of the nominal dimension. For a width of 1200 mm: tolerance = 1200 × 0.005 = ±6 mm. Your measurement of 1160 mm gives a deviation of 40 mm, i.e., 3.33%. That’s 6.7 times the allowed tolerance. In concrete terms, it’s non-compliant.
What does that mean in practice? The thermal transmittance coefficient Uw of the window is calculated for a given area. If the area is reduced by 3.3%, the actual Uw can drift by +0.05 W/(m²·K). For a 2 m² window, this represents an extra consumption of 10 kWh/year. But more importantly, the air tightness (infiltrometry test) can drop from class 4 to class 2 if the seals are poorly adjusted. In Nice, with the sea wind, that guarantees drafts and condensation.
What Happens If You Do Nothing: Accelerated Deterioration
Within 6 months, the weather seals deform. The gap between the sash and frame increases. Rainwater seeps in by capillarity. At 2 years, mould spots appear on interior sills. PVC or aluminium frames expand differently from concrete walls, creating cracks in the plaster. The cost of replacing a standard window in Nice: €800 to €1,200 including installation. If the developer doesn’t react, you lose 5% of your property’s value for a simple dimensional non-compliance.
Honestly, I saw an apartment in Nice West where the windows were 5 cm too small. The owner waited 3 years. The frame detached from the wall. Replacement cost €4,800 for three windows. The developer finally reimbursed under threat of a court-ordered expert assessment.
Recourse and Guarantees: What You Can Demand
The one-year completion warranty (art. 1642-1 of the French Civil Code) covers defects of conformity. Article 6 of the CCTP and the NF EN 14351-1 standard are your weapons. Send a registered letter with acknowledgement of receipt to the developer, citing precisely the measured deviation and paragraph 4.2.1 of the standard. Demand replacement of the non-compliant windows. If the developer refuses, refer the matter to the judicial court of Nice. A contradictory expert appraisal (your expert + theirs) will decide. In the meantime, do not sign the delivery report without reservations.
Frequently asked questions
What are the actual dimensions of windows in a VEFA with a CCTP (technical specification) in Nice?
The actual dimensions must match the plans and the CCTP exactly. If they are smaller, that is a non-compliance. You can ask an expert to take measurements to record the discrepancy.
What should you do if the windows are smaller than specified in a VEFA purchase?
You must notify the developer in writing (registered letter with acknowledgement of receipt) and ask for the work to be brought into compliance. If the developer refuses, you can bring the matter before the tribunal judiciaire or call on a court-appointed expert.
What remedies are there for windows that do not comply with the VEFA plans in Nice?
You have a remedy under the conformity guarantee for 1 year, and under the ten-year warranty for latent defects. Consult a lawyer who specialises in property law to act quickly.
See also: Non-Compliant VEFA Windows in Nice: Actual Dimensions · Non-Conforming Windows in VEFA at Nice: Actual Dimensions vs. Plans
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Read more: Article 1641 of the Civil Code and the latent defects warranty, explained.
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.