Work is under way, the contractor is still on site, and the quality is poor — what should you do?
This is the most delicate situation in construction: the project isn’t finished, you’ve already paid the bulk of the invoice, the contractor disputes the quality of their work, and you need to decide quickly whether to withhold the balance, send a formal notice, or bring in a third party.
Every week, property owners across the Alpes-Maritimes and the Var contact us in exactly this situation. The answer depends on a single factor: can you prove the defects exist, with evidence that will hold up?
Why your word isn’t enough
Without a written, documented record, you’re in a case of your word against the contractor’s. The site manager or project supervisor, if not neutral, won’t resolve anything. Only an independent expert report — with dated photographs, instrument-based measurements and references to French DTU building standards — turns your impression into evidence that holds up.
What the independent expert does before handover
Site inspection (2 to 3 hours). Every defect is recorded, photographed and dated: workmanship defects, non-compliance with DTU standards, degraded finishes, flatness defects, cracks, deteriorated joints, insufficiently prepared surfaces.
Instrument-based measurements. A crack gauge for crack widths, a laser level for sagging, a moisture meter for suspect walls. Measurements are recorded and compared against regulatory tolerances.
Written report within 48 to 72 hours. A prioritised document: confirmed defects (with DTU reference), finishing faults, points to check after further work. Each finding is matched to its corresponding photograph.
Recommended strategy. Based on the report: withholding the balance, a formal notice letter with the report’s findings attached, a bailiff’s record to preserve evidence, or legal action if negotiation fails. The report gives you the choice of strategy — not the contractor.
The most common defects in renovation work
- Poorly fitted windows and doors: frames out of plumb, misaligned handles, deteriorated seals, insufficient weatherproofing
- Suspended ceilings and partitions: out of level, cracked, insufficiently fixed, missing expansion joints
- Tiling and wall tiles: uneven grout lines, hollow spots, detachment, silicone missing or poorly applied at critical points
- Paintwork: a single coat instead of two, unprepared surfaces, pre-existing cracks reappearing after application
- Hidden plumbing and drainage: suspected lack of fall/slope, non-compliant connections, missing inspection chamber — visible only to an expert with the right equipment
The trap of implicit handover acceptance
If you accept handover of the work without recording written reservations, you implicitly accept the site’s condition as is. Once handover is accepted without reservations, only the statutory guarantees (two-year and ten-year) remain enforceable — and you then have to prove the defect appeared after handover, which is far harder.
This is why bringing in an expert before handover is a strategic move: the report documents the actual condition and forms the basis for reservations, withholding the balance, or a formal notice.
What the pre-handover expert assessment covers
Recording of workmanship defects
Photographic record and measurement of every defect: flatness, plumb, level, finish, compliance with the plans and the works specification. Reference to the applicable DTU standards.
Assessment of non-compliant work
Prioritisation: confirmed defects (to be redone), finishing faults (to be corrected), points to monitor. Each defect is matched with a corrective action.
Advice on payments
Analysis of actual progress versus amounts invoiced, identification of work not covered by the contract, advice on withholding the balance and payment schedules.
Preparing for handover
If handover is imminent: list of reservations to record in the handover report, priority inspection points, and guidance on which guarantees become enforceable after handover.
Coverage area
Alpes-Maritimes (06): Nice, Antibes, Cannes, Mandelieu, Mougins, Grasse, Menton, Cagnes-sur-Mer and all surrounding towns. Var (83): Toulon, Fréjus, Saint-Raphaël, Draguignan, Sainte-Maxime and all surrounding towns. Bouches-du-Rhône (13): Marseille, Aix-en-Provence, Aubagne, La Ciotat. Monaco on request.
Frequently asked questions
Do I have to pay the balance if the work is poorly done?
No. Withhold the balance until the defects are corrected. The contractor cannot demand final payment if the work does not comply with the contract. The expert report documents the faults and justifies withholding payment.
What if the contractor refuses to come back and finish the work?
Send a formal notice letter with the expert report attached, giving a firm 15-day deadline, then terminate the contract and hire another contractor at the first contractor’s expense. The report serves as evidence in the proceedings.
Are photos enough as evidence?
No. Photos without measurements or standard references can be disputed. The expert report links each photo to a measurement record, a DTU reference and a classification of the defect — that’s what makes the document admissible.
Contact the independent expert
Phone: 04 22 46 06 04
Email: [email protected]
Office: 22 rue Vauban, 06600 Antibes
Related reading
- Defects with the contractor still on site
- Off-plan (VEFA) property expert assessment 06-83
- Independent building expert
- English-speaking building expert
Cassini Expertise
Expert du bâtiment indépendant — Antibes (06·83·13·40)
📅 Mis à jour le 25/09/2026 — Cassini Expertise, expert bâtiment indépendant (06·83·13·40).