# Carrez Surface Below VEFA Plans in Antibes: A Contradictory Survey > Your new-build apartment's Carrez surface falls short of the VEFA plan in Antibes? Get an independent contradictory survey. Call 04 22 46 06 04. - URL : https://cassini-expertise.fr/en/vefa-carrez-surface-shortfall-antibes/ - Langue : en-US - Mis à jour : 2026-11-06 - Site : Cassini Expertise (https://cassini-expertise.fr/) EXPERTISE – VEFA You’ve just taken delivery of your new-build apartment in [Antibes](https://cassini-expertise.fr/antibes-secheresse-argile-fissures-donnees-officielles/). You pull out a tape measure and go room by room. The total comes to 68.5 m². You check the VEFA plan you signed two years ago: 71 m². 2.5 m² missing – that’s the size of a walk-in closet. What nobody tells you: in 40% of VEFA disputes, the discrepancy exceeds the legal tolerance. ## What you see – and what it’s really hiding ![Carrez surface below VEFA plans in Antibes - Cassini Expertise](https://cassini-expertise.fr/wp-content/uploads/2026/09/vefa-antibes.webp) *Cassini Expertise – independent building expert* You compare your measurements to the plan’s dimensions with a straightedge. Frankly, it looks consistent at a glance. But Carrez surface isn’t the sum of the rooms. What I often see in this situation in Antibes: owners measure the interior walls. The [Carrez law](https://www.legifrance.gouv.fr/loda/article_lc/LEGIARTI000006472157), however, requires measuring the clear floor area – that is, inside the load-bearing walls. Partition thickness, service ducts: all of it must be deducted. One owner measured 72 m². My topographic survey with a Leica TS total station revealed 69.8 m². The discrepancy came from a 25 cm-thick service duct running the full length of the living room, never deducted on the original plan. Main room Secondary room Load-bearing wall (20 cm) Carrez boundary Carrez boundary Apparent boundary (partitions) Surface lost in the wall ## The calculation that reveals the real discrepancy Take a concrete case in Antibes. VEFA plan: stated Carrez surface S_plan = 71.0 m². You measure with a laser: apparent length L_app = 10.50 m, apparent width l_app = 6.80 m. Apparent surface S_app = L_app × l_app = 10.50 × 6.80 = 71.40 m². Paradox? No. The real Carrez surface formula is: S_Carrez = (L_app + Σe_walls/2) × (l_app + Σe_walls/2) – ΣS_ducts. Here, the load-bearing walls have a thickness e = 0.20 m on each side. The service ducts account for S_ducts = 0.85 m². So: S_Carrez = (10.50 + 0.20) × (6.80 + 0.20) – 0.85 = 10.70 × 7.00 – 0.85 = 74.90 – 0.85 = 74.05 m² (error – see below). Common mistake: I added the thickness of both walls. In reality, Carrez surface is measured from inside the perimeter load-bearing walls. If the 20 cm wall is shared with another unit, only half of it counts. Let’s redo this with a perimeter load-bearing wall 0.20 m thick on two sides only: S_Carrez = (10.50 + 0.10) × (6.80 + 0.10) – 0.85 = 10.60 × 6.90 – 0.85 = 73.14 – 0.85 = 72.29 m². Comparison: discrepancy Δ = |S_plan – S_Carrez| = |71.0 – 72.29| = 1.29 m². The Carrez Law (Art. 46-1) allows a tolerance of 5% of the stated surface, i.e. 71.0 × 0.05 = 3.55 m². Here, 1.29 m² < 3.55 m²: technically within tolerance. But a professional Carrez measurement requires millimetre-level precision on linear dimensions. If the dimensional error exceeds 1%, the surface can fall outside tolerance. What this means in practice: a 5 cm error over a 5 m length is enough to invalidate the plan. ## If you do nothing, here’s what happens In 6 months, you’ll have settled into the space. But your property’s value has already been cut. In Antibes, the price per m² averages around €7,500. That missing 2.5 m² is nearly €19,000 wiped off the resale value. No one will reimburse you for it. Over 5 years, the problems compound. A miscalculated surface often masks design flaws. In Antibes it’s not uncommon to find homes where the surface shortfall was hiding a ceiling-height issue that didn’t comply with the co-ownership regulations. Secondary pathologies then appear: abnormal condensation because the air volume is reduced, degraded acoustics because the partitions are thinner than planned. The cost of correction then exceeds €15,000. ## Remedies and guarantees: what you’re entitled to demand The Carrez Law (Art. 46-2) applies: where the discrepancy exceeds 5%, you’re entitled to a proportional price reduction. For a 2.5 m² shortfall on 71 m² (i.e. 3.5%), the 5% threshold is not reached: a price reduction is not automatic, unless a contradictory Carrez survey reveals a larger shortfall. The Carrez rules (Decree No. 97-532) require the stated surface to match the as-built reality. Procedure: send the developer a formal notice by registered letter with acknowledgement of receipt, giving 30 days to respond. If they refuse, request a contradictory expert survey. As a last resort, the [Grasse](https://cassini-expertise.fr/grasse-secheresse-argile-fissures-donnees-officielles/) judicial court. Bottom line: don’t let this slide – developers are counting on you giving up. ## Frequently Asked Questions ### How do you correctly measure Carrez surface in a new-build apartment in Antibes? Carrez surface is measured inside the load-bearing walls, excluding partitions, service ducts and non-habitable areas. Use a laser measuring tool and follow the method set out in Article 46-1 of the Carrez Law: measure the clear floor area and deduct any surfaces that don’t count. In Antibes, a 2.5 m² discrepancy from the VEFA plan justifies a contradictory survey by an expert. ### What’s the legal tolerance for the gap between actual Carrez surface and the surface stated in a VEFA contract? The Carrez Law allows a tolerance of 5% of the stated surface. For a 71 m² apartment, that margin is 3.55 m². Beyond that, the seller must reduce the price proportionally. In Antibes, where the m² sells for around €7,500, even a 1.29 m² discrepancy represents a loss of nearly €10,000. ### What should I do if my new-build apartment’s Carrez surface in Antibes is smaller than the VEFA plan? Have a contradictory survey carried out by a land or building surveying expert. If the discrepancy exceeds 5%, you can request a price reduction from the seller within one year of the deed of sale being signed. Keep all documents (VEFA plan, deed of sale). In Antibes, 40% of VEFA disputes exceed the legal tolerance. ### How much does a contradictory Carrez surface calculation cost in Antibes? A topographic survey by an expert costs between €300 and €800 depending on the surface area and complexity. In Antibes, this cost quickly pays for itself if the surface discrepancy exceeds 2 m², since the loss in value can reach €15,000. The turnaround is typically 1 to 2 weeks. ### Why does my new-build apartment in Antibes have a smaller Carrez surface than the VEFA plans? VEFA plans can contain dimension errors, undeducted service ducts, or mismeasured load-bearing walls. For example, a 25 cm-thick duct running the full length of the living room can account for a 0.85 m² loss. Total-station surveys often reveal these discrepancies, especially in recent developments in the Fontonne district. **Need an expert?** Check out our dedicated page: Boundary disputes and land survey expertise – free quote within 24h across the Alpes-Maritimes and Var. 📅 **Updated on 04/08/2026** – By **Cassini Expertise**, independent building expert covering the 06 & 83 departments. Free quote: [04 22 46 06 04](tel:+33422460604). **Related reading:** - [VEFA: no delivery, no guarantee – when statutory warranties start running](https://cassini-expertise.fr/vefa-sans-livraison-pas-de-garantie-point-de-depart-garanties/) - [Site abandonment: definition, proof and the buyer’s remedies](https://cassini-expertise.fr/abandon-de-chantier-definition-preuve-recours-acquereur/) - [Reading a VEFA plan in Nice: spotting non-conformities at handover](https://cassini-expertise.fr/lire-plan-vefa-detection-non-conformites-livraison-nice/) **Further reading:** [Undersized VEFA Parking Space in Nice: What Are Your Rights?](https://cassini-expertise.fr/en/vefa-parking-space-undersized-nice/) · [Carrez Area in VEFA Purchases: Measuring and Tolerance](https://cassini-expertise.fr/en/carrez-surface-vefa-off-plan/) · [Carrez Area in VEFA Off-Plan Sales: Calculation and Errors](https://cassini-expertise.fr/en/carrez-surface-vefa-price-reduction/) {“@context”:”https://schema.org”,”@type”:”ProfessionalService”,”name”:”Cassini Expertise – Independent Building Expert”,”telephone”:”+33422460604″,”email”:”contact@cassini-expertise.fr”,”address”:{“@type”:”PostalAddress”,”streetAddress”:”22 rue Vauban”,”addressLocality”:”Antibes”,”postalCode”:”06600″,”addressCountry”:”FR”},”areaServed”:[“Alpes-Maritimes”,”Var”,”Bouches-du-Rhône”],”description”:”Independent building expert: damp, drought-related clay shrinkage (RGA), cracks, off-plan (VEFA) defects, workmanship defects, odours, structural diagnosis. Detailed written report, no works sold, works alongside lawyers.”,”priceRange”:”Free quote”} --- Source : https://cassini-expertise.fr/en/vefa-carrez-surface-shortfall-antibes/