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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
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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, mold spots appear on interior sills. PVC or aluminum 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 judicial expert appraisal.
Recourse and Guarantees: What You Can Demand
The one-year warranty for perfect completion (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 acknowledgment 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.
📅 Mis à jour le 19/07/2026 — Par Cassini Expertise, expert bâtiment indépendant 06 & 83. Devis gratuit : 04 22 46 06 04.
Questions fréquentes
Quelles sont les dimensions réelles des fenêtres dans un VEFA CCTP à Nice ?
Les dimensions réelles doivent correspondre exactement aux plans et au CCTP. Si elles sont plus petites, c'est une non-conformité. Vous pouvez demander une mesure par un expert pour constater l'écart.
Que faire si les fenêtres sont plus petites que prévu dans un VEFA ?
Vous devez notifier le promoteur par écrit (LRAR) et demander une mise en conformité. Si le promoteur refuse, vous pouvez saisir le tribunal judiciaire ou faire appel à un expert judiciaire.
Quels recours pour des fenêtres non conformes aux plans VEFA à Nice ?
Vous avez un recours en garantie de conformité pendant 1 an, et en garantie décennale pour les vices cachés. Consultez un avocat expert en droit immobilier pour agir rapidement.
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