Buying on plan: the 5 pitfalls that nobody tells you (and how to avoid them)

In 2025, buying an off-plan apartment (VEFA) remains an attractive option: modern housing and solid guarantees. But this promise can hide unpleasant surprises. To help you secure your project, here are 5 common mistakes to avoid.

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1. Check the developer's reliability

Buying off-plan means trusting a developer to build your future home... which you won't see for several months. That's why the choice of developer is crucial. A well-known name or an attractive brochure is not enough to guarantee a purchase without unpleasant surprises.

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Knowing their history is essential

Before signing anything, search for the developer's name online. Type their name followed by keywords like “delay,” “dispute,” “reviews.” Some forums, customer review sites (Immodvisor, Trustpilot), or Facebook groups for co-owners share their experiences.

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👉 Example: a developer might have completed all their projects several months late or delivered homes with repeated defects. These are signals not to ignore.

Don't hesitate to ask for the list of their most recently completed projects. If you have the opportunity, visit the site in person. A poorly finished, dirty, or already degraded residence can speak volumes about the builder's professionalism.

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Request written proof of the Financial Guarantee of Completion (GFA)

The GFA is a mandatory document for any off-plan purchase. It guarantees that even if the developer goes bankrupt, the construction will be completed. A bank or insurer commits to financing the completion of the project.

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Warning: some developers may mention this guarantee without actually providing it to you. Always request a copy, to keep with your reservation contract.

💡 Without a GFA, you run a huge risk: if construction stops, you could have paid without ever receiving a home.

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Check for labels and certifications

Good developers obtain quality labels. The most common is the NF Habitat, which guarantees higher standards for insulation, acoustics, ventilation, and safety.

The RE2020 standard is now mandatory, but some developers go further by offering homes with BBC or E+C- (Energy + Carbon -) labels. These labels are also a mark of quality.

💬 Tip: check if the program mentions these certifications in the brochure, on the website, or in the contract. Their presence shows that the developer is committed to upholding a high level of quality.

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2. Carefully read the reservation contract

Buying off-plan often begins with a document that many sign a little too quickly: the reservation contract. This contract seems simple, but it already commits thousands of euros. It lays the groundwork for your future home and governs the rest of the process. Reading it carefully is the best way to avoid unpleasant surprises.

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Carefully analyze the reservation deposit

Upon signing, you will be asked to pay a reservation deposit, generally between 5% and 10% of the property's price. This amount is held in a specific account, often with a notary, until the final signing of the deed of sale.

For example, for an apartment costing €250,000, this represents between €12,500 and €25,000. This is not an insignificant amount.

Ensure this deposit is not directly collected by the developer. It must be held in escrow (in a secure account), and you need to know under what conditions it can be refunded if the sale doesn't go through (loan refusal, change of plans, etc.).

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Be vigilant about the conditional clauses

In the contract, certain conditions protect you if something doesn't go as planned. This is the case for the loan contingency clause. It is essential.

If your bank refuses to grant you the loan, you can cancel the sale without losing your deposit. But be careful: this clause must be well-drafted, with realistic amounts, durations, and rates. Otherwise, it can be challenged.

Another point to note: after signing the notarial deed (which follows the reservation contract), you have 10 days to withdraw no questions asked and no fees. This is your legal right. Take advantage of it to calmly review all documents and seek advice if needed.

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Don't overlook the specifications

This document is often perceived as technical... and therefore skipped. A serious mistake. The specifications, attached to the contract, describes in detail what you will receive : materials, equipment, finishes, connections, and services (home automation, intercom, etc.).

For example:

• Type of flooring in the rooms (tiles, parquet, etc.)
• Window quality (PVC, aluminum, etc.)
• Presence or absence of roller shutters
• Type of heating (gas, electricity, heat pump)

This document is the authoritative reference in case of a dispute upon delivery. If it's unclear, too vague, or if important elements are missing (such as the brand of equipment or the precise living area), ask for clarification before signing.

💬 Tip: list the elements essential to you (balcony size, outdoor faucet, RJ45 socket in each room, etc.) and ensure they are included in the specifications. If it's not written in black and white, it's not guaranteed.

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Learn more about the advantages and disadvantages of buying a new apartment.

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3. Anticipate construction delays

When you buy an off-plan apartment, the developer usually provides an estimated delivery date. But in reality, this schedule is rarely met precisely. A construction project is complex and subject to many uncertainties. You therefore need to prepare for it mentally and financially.

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Understanding potential delays

Even with a good developer, delays of a few weeks to a few months are common. Why? Several possible reasons:

• The weather : a harsh winter or prolonged rain can halt certain works, particularly foundations or roofing.
• Third-party challenges : sometimes, a neighbor or an association can challenge the building permit, which can suspend construction for several weeks or months.
• Material shortages or the failure of a subcontractor can also slow down the entire construction project. Since the health crisis, many developers have faced extended supply delays.

💬 Example: a project in Bordeaux announced for late 2025 might ultimately be delivered in early 2026, simply because the roof couldn't be installed in time in the autumn.

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Make sure to check the tolerance clauses in the contract

In your sales contract (VEFA), the delivery date is not a firm promise. It is often announced as 'Q4 2025' or 'late 2025'. However, there is usually a tolerance clause of a few months during which the developer can deliver without penalty.

This tolerance period varies from contract to contract, but it is often between 3 and 6 months. This means that if you were supposed to move in in December, you might not get your home until March... and you won't be able to claim anything.

💡 Check this clause in black and white in your deed. If nothing is specified, or if the timeframe is too vague, ask for it to be more precisely defined with the help of a notary.

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Request regular updates

To avoid uncertainty, keep in touch with the developer throughout the construction process. Most have a customer relations department or an online portal dedicated to buyers. Request a progress update every 3 or 4 months.

👉 Legally, if delivery exceeds the scheduled timeframe, the developer must inform you as soon as the first quarter of delay. If stipulated in the contract, you may then be able to claim late delivery penalties, which are typically set at 1/3000th of the price per day of delay.

Example:

For an apartment purchased for €300,000, a 30-day delay entitles you to approximately €3,000 in compensation if the clause has been activated. However, be aware: these penalties must be stipulated in writing in the deed of sale.

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4. Inspect the delivery and report any defects

The handover of keys is an important moment, often eagerly awaited. But be careful not to get carried away by emotion: you must be vigilant. This is your only chance to report anything wrong before taking full possession of the property.

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Perform a thorough check

During the delivery inspection, you enter your completed home for the first time. You must then check, room by room, that everything complies with the plans and specifications that you signed at the beginning.

Review each element:

• The walls : no cracks, uniform paint, right angles.
• The floors : tiles properly laid, scratch-free parquet, no bumps.
• The doors and windows : they should open and close smoothly.
• The Faucets and toilets : no leaks, hot water functional.
• The electrical outlets and switches : check that they all work, test the lights.

💬 Tip: bring a phone charger to test the outlets, a spirit level, and note everything you observe.

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Draft a precise handover report

Any defects you find must be noted in a handover report. This is an official document that you sign with the developer's representative. The more precise you are, the better. Don't just write "problem with the door": specify "bedroom 2 door poorly adjusted, rubs on the floor."

This report serves as the basis for what follows. If it's empty, the developer may consider everything to have been approved, even if you discover a defect later.

💡 Good to know: you still have 30 days after delivery to make an additional claim by registered mail if you spot an issue that went unnoticed.

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Consult an expert if needed

You don't have to come alone. You can be accompanied by an independent expert, such as an architect or a building surveyor. They will be able to spot construction or finishing defects that you might miss.

This is particularly useful for first-time buyers or those unfamiliar with construction. This assistance comes at a small cost (approximately €250 to €400), but it can save you from costly repairs later on.

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Monitor the resolution of defects

Once the defects have been noted, the developer generally has 30 to 60 days to rectify them. They can intervene directly or commission a company. You will then need to verify that the work has been done correctly.

At this stage, you still benefit from several guarantees:

• The warranty of perfect completion (1 year) covers all defects reported during the year following delivery.
• The two-year warranty (2 years) covers equipment such as roller shutters, water heaters, etc.
• The ten-year warranty (10 years) protects against defects that compromise the structural integrity or safety of the dwelling (e.g., water infiltration, subsidence).

👉 If a serious defect appears after delivery, you may still be covered provided you have kept a written record of your actions.

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5. Anticipate hidden costs

When you read the price of a new apartment in a brochure, it's never the final amount you will actually spend. Several costs are added before and after delivery. If you don't anticipate them, you risk exceeding your budget... sometimes significantly. Here's what you need to keep a close eye on.

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Upgrading the dwelling is often optional

In most VEFA programs, what you see on the plans or during show home visits is not exactly what you will have in your apartment, unless you pay extra.

For example, the fitted kitchen is rarely included. The developer will sometimes offer a "basic" kitchen (a simple sink), but to get cupboards, appliances, or custom countertops, you'll need to use a kitchen specialist or accept an optional extra.

The same applies to flooring, the sliding doors, or additional outlets. All these items are subject to TMA (Buyer Modification Works), often billed several thousand euros.

💬 Example: A complete kitchen with appliances can cost €6,000 to €10,000, in addition to the purchase price.

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Condominium fees can be high

A new home is often located in a modern, well-equipped residence, sometimes with an elevator, parking, bike storage, green spaces, or even a gym. These amenities are convenient… but they cost money.

These condominium fees cover building maintenance, lighting for common areas, building insurance, elevator maintenance, etc. They are detailed in the co-ownership regulations, which you receive before signing with the notary.

💡 Expect often 2 to 4€/sqm per month, or 100 to 200 € per month for a 60 sqm two-bedroom apartment, depending on the services.

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Interim interest during construction

When you borrow to buy an off-plan property, you don't start repaying the principal immediately. But be aware: you're not paying "nothing" either.

During the construction phase, your bank releases the loan in installments, as the construction progresses (foundations, structural work, roofing, etc.). For each sum disbursed, you pay interim interest, calculated based on the amount disbursed.

It's a bit like paying a small rent to your bank while waiting for your loan to truly begin.

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Example:

For a €250,000 loan at a 3% interest rate, interim interest can cost between €150 and €400/month for 12 to 18 months, depending on the construction pace. It's not a huge amount, but when combined with your current rent, it weighs on the budget.

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Local taxes and taxation

Finally, an often-overlooked item: the property tax. Even if some new homes are exempt for two years (depending on the municipality), this exemption is temporary.

Once it expires, you must pay the full property tax, the amount of which varies significantly from one city to another. And in 2025, property tax increases are common in many municipalities.

💬 Example: In Toulouse or Montpellier, property tax for a two-bedroom apartment can easily reach €1,000 to €1,500 per year. It sometimes increases by 5 to 10% per year, depending on local decisions.

💡 Before signing, check your municipality's property tax rate (city hall website or service-public.fr) to know what to expect once you've moved in.

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Conclusion

Buying off-plan can be an excellent decision, provided you master all the steps. This type of purchase offers you a modern, high-performance home that complies with the latest standards, with solid guarantees to protect your investment. But beware: this apparent comfort sometimes hides pitfalls that are best anticipated.

Take the time to check the developer's reputation, to carefully read the reservation contract, toanticipate possible delays, to thoroughly inspect the delivery, and most importantly, to anticipate all hidden costs : TMA, interim interest, condominium fees, or local taxes.

If you feel lost, you're not alone. At MeCaza, we assist buyers every day in their search for new-build properties throughout France. Thanks to our partner Pierre Invest, a recognized specialist in new-builds, we have access to all available developments, from all developers.

🎯 Our mission: to help you find your ideal new apartment, all without any extra cost to you, as we are compensated by the developer.

👉 Rely on MeCaza for comprehensive support, from the initial plans to the handover of the keys. Discover our service here.

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FAQ

Can you resell an off-plan property before delivery?‍

Yes, via a contract assignment: the deed is transferred to a third party, but this may incur transfer fees.

Can you modify the plans of an off-plan apartment?‍

Yes, before construction is finalized. These are the well-known "TMA" (buyer modification works), which are often chargeable and subject to deadlines.

What happens if the developer goes bankrupt during construction?‍

The GFA covers you: another builder will take over the construction, or funds will be blocked until delivery.

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