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 behind this promise there may be unpleasant surprises. To help you secure your project, here are 5 common mistakes to be avoided.

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🚧 1. Verify the seriousness of the promoter

Buying on plan means trusting a developer to build your future home... which you will only see several months later. That's why the choice of the promoter is crucial. A well-known name or a nice brochure are not enough to guarantee a purchase without unpleasant surprises.

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Knowing your history is essential

Before signing anything, look up the name of the promoter on the internet. Type their name followed by keywords like “delay”, “dispute”, “notice”. Some forums, customer review sites (Immodvisor, Trustpilot) or Facebook groups of co-owners share feedback.

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👉 Example: a developer may have completed all his projects several months late or delivered homes with repeated poor workmanship. These are Signs that should not be ignored.

Do not hesitate to ask for the List of his last programs delivered. Go and see on site if you have the opportunity. A poorly finished, dirty or already degraded home can say a lot about the seriousness of the builder.

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Request written proof of the Financial Completion Guarantee (GFA)

The GFA is a mandatory document in any purchase on a plan. It ensures that even if the promoter goes bankrupt, the construction will be finished. It is a bank or an insurance company that undertakes to finance the end of the project.

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Attention: some promoters may tell you about this guarantee without providing it to you. Always ask for a copy, to be kept with your reservation contract.

💡 Without GFA, you are taking a huge risk: if the construction site stops, you could have paid and never received housing.

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Check the labels and certifications

Good promoters get quality labels. The most common is the NF Habitat, which guarantees higher requirements in terms of insulation, acoustics, ventilation or safety.

La RE2020 standard is now mandatory, but some developers go further by offering housing labeled BBC or E+C‑ (Energy + Carbon —). These labels are also a guarantee of seriousness.

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

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🧾 2. Read the reservation contract carefully

Buying on plan often starts with a document that many sign a little too quickly: the reservation contract. This contract seems simple, but it is already binding Thousands of euros. It sets the foundations of your future home and guides the rest of the process. Reading it carefully is The best way to avoid unpleasant surprises.

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Analyze the security deposit carefully

When signing, you will be asked to pay a security deposit, generally between 5% and 10% of the price of the property. This amount is blocked on a specific account, often with a notary, until the final signature of the bill of sale.

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

Verify that this deposit is not cashed directly by the promoter. It must be placed in receivership (on a secure account) and you need to know in What conditions can it be refunded if the sale does not take place (refusal of loan, change of project...).

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Be careful about suspensive clauses

In the contract, there are conditions that protect you if something does not go as planned. This is the case of clause suspensive for obtaining a mortgage. It is essential.

If your bank refuses to give you credit, you can cancel the sale without losing your deposit. But be careful: this clause must be well written, with realistic amounts, terms and rates. If not, it may be contested.

Another point to know: after signing the notarial act (which follows the reservation contract), you have 10 days to withdraw without justification or costs. It is a legal right. Take the opportunity to calmly review all the documents and ask for advice if necessary.

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Do not overlook the descriptive notice

This document is often perceived as technical... and therefore overlooked. Serious mistake. La descriptive notice, annexed to the contract, Describe in detail what you are going to receive : materials, equipment, finishes, connections, services (home automation, intercom, etc.).

For example:

• Type of floor in the rooms (tiling, parquet...)
• Quality of windows (PVC, aluminum...)
• Presence or not of roller shutters
• Type of heating (gas, electricity, heat pump)

It is this document that is authentic in the event of a dispute upon delivery. If it is not clear, too vague, or if important elements are missing (such as the brand of equipment or the precise living area), ask for details before signing.

💬 Tip: list the elements that are essential to you (size of the balcony, outdoor faucet, RJ45 socket in each room...) and check that they are included in the instructions. If it's not written in black and white, It is not guaranteed.

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Learn more about the steps involved in buying a new apartment.

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🕒 3. Predicting construction delays

When you buy an apartment off plan, the developer usually gives you a estimated delivery date. But in reality, This schedule is rarely respected to the day. A construction site is a complex project, subject to numerous hazards. You must therefore prepare yourself mentally and financially for it.

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Understanding possible delays

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

• The weather : a harsh winter or prolonged rains can block some work, especially the foundations or the roof.
• Third-party remedies : sometimes, a neighbor or an association can challenge the building permit, which can put the construction site on hold for several weeks or months.
• Shortages of materials Or the failure of a subcontractor can also slow down the entire construction site. Since the health crisis, many developers have been facing extended procurement deadlines.

💬 Example: a program in Bordeaux announced for the end of 2025 can finally be delivered in early 2026, simply because the roof could not be installed on time in the fall.

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Carefully check the tolerance clauses in the contract

In your sales contract (VEFA), the delivery date is not a firm promise. It is often announced in the form of “Q4 2025” or “end of 2025”. But there is generally a tolerance clause a few months during which the promoter can deliver without compensation.

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

💡 Check this black and white clause in your act. If nothing is specified, or if the delay is too vague, Ask to frame it more precisely with the help of a notary.

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Ask for regular updates

To avoid uncertainty, keep contact with the promoter throughout the construction site. Most have a customer relationship service or an online space dedicated to purchasers. Request a progress point every 3 or 4 months.

👉 Legally, if the delivery exceeds the expected deadlines, the promoter must inform you as soon as late first quarter. You can then, if this is provided for in the contract Claim late payment, which are generally fixed to 1/3000th of the price per day late.

Example:

For an apartment purchased €300,000, a delay of 30 days entitles you to around €3,000 in compensation if the clause has been activated. But be careful: these penalties must be provided in writing in the bill of sale.

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🧱 4. Check delivery and report reservations

Handing over the keys is an important moment that is often eagerly awaited. But be careful not to get carried away by the emotion: you have to be vigilant. This is your only chance to report what is wrong before you take full ownership of the property.

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Do a thorough check

During the delivery visit, you enter your finished home for the first time. You must then check, piece by piece, that everything is in accordance with the plans and the descriptive instructions that you signed at the beginning.

Review each item:

• Les walls : no cracks, uniform paint, right angles.
• Les soils : well-laid tile, scratch-free parquet, no bumps.
• Les gates and Windows : they must be opened and closed without forcing.
• Les taps and washrooms : no leaks, functional hot water.
• Les outlets and switches : check that they all work, test the lights.

💬 Tip: Bring a phone charger to test the sockets, a bubble level, and write down anything you see.

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Write a precise report

Anything you identify as a defect should be noted in a delivery report. It is an official document that you sign with the promoter's representative. The more specific you are the better. Do not settle for “problem on the door”: indicate “door to bedroom 2 poorly adjusted, rubbed on the floor.”

These minutes serve as a basis for the future. If it is empty, the promoter may consider that everything has been validated even if you discover a defect afterwards.

💡 Good to know: you still have 30 days after delivery to file an additional complaint by registered mail if you spot a problem that went unnoticed.

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Use an expert if needed

You don't have to come alone. You can be accompanied by an independent expert, like an architect or a diagnosticist. He will be able to identify construction or finishing defects that you may not be aware of.

This is particularly useful for first-time buyers or people who are not familiar with the building. This support represents a small cost (around 250 to 400€), but can avoid you repairs at your expense later.

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Follow the lifting of reservations

Once the reservations have been noted, the promoter generally has 30 to 60 days to correct them. He can intervene directly or mandate a company. You will then have to check that the work has been done correctly.

At this stage, you still benefit from several guarantees:

• La guarantee of perfect completion (1 year) covers all defects reported during the year following delivery.
• La biennial guarantee (2 years) covers equipment such as roller shutters, hot water tank, etc.
• La 10-year warranty (10 years) protects against defects that compromise the solidity or security of the home (e.g.: water infiltration, subsidence).

👉 If a serious defect occurs after delivery, you can still be covered provided you have kept a written record of your procedures.

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💸 5. Anticipate hidden costs

When you read the price of a new apartment in a brochure, it's not Never the final amount you're actually going to spend. Several fees are added before and after delivery. If you don't anticipate them, you risk going over your budget... sometimes by a lot. Here's what you need to keep a close eye on.

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Upgrading housing is often an option

In the majority of VEFA programs, what you see on the plans or visits to model housing is not exactly what you will have in your apartment, unless you pay supplements.

For example, the equipped kitchen is rarely included. The promoter will sometimes offer you a “basic” kitchen (a simple sink), but to have custom cupboards, appliances or worktops, you will have to go through a kitchen designer or accept an optional offer.

The same goes for floor coverings, the sliding doors, or The additional sockets. All of these elements are the subject of TMA (Purchaser Modifying Works), often invoiced several thousand euros.

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

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Condo fees can be high

A new home is often located in a modern, well-equipped residence, sometimes with an elevator, parking, bike room, green spaces, or even a gym. This equipment is practical... but it costs money.

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

💡 Count often 2 to 4 €/m² per month, or 100 to 200€ monthly for a T3 of 60 m², depending on the services.

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Interests during construction

When you borrow to buy an off-plan property, you don't start repaying the principal right away. But be careful: you're not paying “nothing” either.

During the construction phase, your bank unlocks the loan In installments, as the construction site progresses (foundations, structural work, roof, etc.). For each amount paid, you pay intercalary interests, calculated on the basis of the unlocked amount.

It's a bit like if you were paying a Small rent at your bank while waiting to really start your credit.

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Example:

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

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Local taxes and taxation

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

Once passed, you must pay Full property tax, the amount of which varies greatly from one city to another. And in 2025, property tax increases are recurrent in many municipalities.

💬 Example: in Toulouse or Montpellier, the property tax for a T3 can easily reach €1,000 to €1,500 per year. It sometimes increases by 5 to 10% per year, according to local decisions.

💡 Before signing, consult The property tax rate in your municipality (site of the town hall or service-public.fr) to know what to expect once installed.

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✅ Conclusion

Buying off-plan can be a great decision, as long as you master all the steps. This type of purchase offers you modern, efficient housing that complies with the latest standards, with solid guarantees to protect your investment. But be careful: this apparent comfort sometimes hides pitfalls that are better to anticipate.

Take the time to check the reputation of the promoter, of read the reservation contract carefully, ofanticipate possible delays, of rigorously control the delivery, and especially of Plan for all hidden costs : TMA, interim interests, condominium fees or local taxation.

If you are feeling lost, you are not alone. Chez MeCaza, we support buyers every day in their Looking for new housing everywhere in France. Thanks to our Pierre Invest partner, a recognized specialist in new construction, we have access to All current programs, all promoters combined.

🎯 Our mission: to help you find your ideal property in less than 3 weeks, while saving you time, clarity and peace of mind.
And above all: our services are 100% free for you, since we are paid by the promoter you choose.

👉 Call on MeCaza to be well accompanied, from the first plan to the delivery of the keys. Discover our service here.

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❓ FAQ

Can we resell a VEFA home before delivery?‍

Yes, via a contract transfer: the act is transferred to a third party, but this may generate transfer fees.

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Can you change the plans of an apartment on plan?‍

Yes, before the project is finalized. These are the famous “TMAs” (purchaser modification works), which are often chargeable and subject to deadlines.

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What to do if the developer goes bankrupt during construction?‍

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