A clayey plot that swells after each rain episode, a descriptive notice where the connections are nowhere to be found, a building permit submitted under a version of the RE2020 that has changed in the meantime: on the ground, a construction project rarely unfolds where one expects it to. Before discussing planning or architect choices, it’s wise to save time by identifying the concrete friction points that derail budgets and timelines.
CCMI or VEFA: the contract that conditions the entire construction project
When comparing two “land + house” offers, we often look at the overall price. The first reflex should be to check what type of contract governs the operation. A purchase in VEFA (sale in the future state of completion) and a CCMI (individual house construction contract) do not operate in the same way at all.
In VEFA, you buy a dwelling from a developer who delivers a finished product. In CCMI, you build on your own land with a builder. The guarantees, payment schedule, and acceptance procedure differ radically between these two arrangements.
The CCMI provides for a fixed price, a contractual deadline, and a capped payment schedule according to the progress of the site. It also includes a delivery guarantee at the agreed price and deadlines. Before signing, we check that the guarantee certificate corresponds to the project and that the guaranteeing organization is clearly identified in the contract.
This initial sorting avoids comparing offers that have nothing to do with each other, and especially discovering too late that we do not have the same recourse in case of problems. To learn more about Bien Construire! and delve into the differences between contractual formulas, the approach is worth it from the reflection phase.
Descriptive notice of the CCMI: the works at your expense that inflate the budget
We sign a CCMI at a price that seems controlled, then the costs accumulate. The descriptive notice, attached to the contract, details what the builder covers, but also, implicitly, the works left to the responsibility of the project owner.
These “off-contract” items can weigh heavily:
- Some connections to networks (water, electricity, sanitation) are not always included, and their cost varies according to the distance to the network and the municipality.
- Outdoor developments (fences, access, additional earthworks) often remain to be financed separately, with significant price differences depending on the topography of the land.
- Interior finishes (floor coverings, painting, sanitary equipment beyond the standard) may be optional or completely absent from the description.
Estimating these items before signing the contract allows for knowing the actual cost of the project. We ask the builder to explicitly list what is excluded, then we have quotes prepared by craftsmen for each missing lot. A construction budget that does not cover these elements is not a true budget.
RE2020 Regulation: anticipating adjustments during the project
The RE2020 sets the environmental requirements for new buildings. The point that many project holders underestimate is that this regulation can evolve during the preparation of the file. The official guide from Cerema, the reference document for the application of RE2020, is subject to regular updates.
In practice, a building permit submitted on a given date will be processed according to the requirements in force at that time. If the regulation tightens between the design and the submission, some technical choices (insulation, heating system, bio-sourced materials) may need to be revised.
To limit this risk, we align the project schedule with two simple benchmarks: the expected date of permit submission and the version of RE2020 in force on that date. The architect or thermal study office must confirm that the chosen solutions comply with the thresholds applicable at the time of submission, not those that were in place six months earlier.
Check compliance with the project manager
The project manager (architect, study office) is responsible for the technical design. We ask for a certificate of consideration of RE2020 from the pre-project phase. This document is not a formality: it engages their responsibility for the compliance of construction choices.
If the project is in CCMI, the builder normally incorporates RE2020 into their offer. We still check that the descriptive notice explicitly mentions the targeted energy performances and the materials planned to achieve them.
Site and construction monitoring: the checks that protect the project owner
Once the work has started, the temptation is to trust and wait for delivery. On the ground, the projects that go best are those where the project owner follows the progress in a structured way.
Regular site visits are not optional. They allow for checking the compliance of the work with the plans, spotting discrepancies before they are covered by the subsequent structural work, and validating each step before the next payment.
In CCMI, payment requests are regulated: each payment corresponds to a specific stage of progress (foundations, walls, waterproofing, air-tightness, completion). We do not pay for a stage until it is completed in accordance with the contract.
Acceptance of the work: the decisive moment
Acceptance is the act by which the project owner accepts the work, with or without reservations. Documenting each defect in the acceptance report triggers the builder’s obligation to correct defects within a reasonable time. An acceptance without reservations makes any subsequent claims about apparent defects much more difficult.
We prepare for this visit with a checklist of points to verify, room by room: operation of openings, condition of coverings, compliance of installed equipment. Having an independent professional accompany us during the acceptance remains the most effective precaution to ensure nothing is overlooked.
The success of a construction project relies less on a universal method than on the ability to ask the right questions at the right time. Identifying the appropriate contract, estimating real costs before signing, aligning the design with the applicable regulations, and rigorously monitoring the site: these four points cover the majority of situations where projects go off track.
