The Carrez Law: What Is It, and How Is Private Living Area Measured?
Our real estate agency in Paris's 16th arrondissement, our CENTURY 21 Auteuil Immobilier and Auteuil Seine offices will explain the Carrez Law to you—a key consideration whenever you’re buying or selling a property in condominium.
What is the Carrez Law?
Law No. 96-1107 of December 18, 1996, known as the Carrez Law, established a precise definition of the “private area” of condominium units. Its purpose is to protect buyers from exaggerated or imprecise area measurements listed in deeds of sale.
Specifically, the Carrez area must be indicated in all sales documents (preliminary sales agreement, compromise, notarized document) and corresponds to the floor area of enclosed and covered spaces, after deducting walls, partitions, steps, utility shafts, stairwells, and door and window openings.
Which properties are subject to the Carrez Law?
The Carrez Law applies only to condominium units of at least 8 m²:
- Apartments in multi-unit buildings (high-rises);
- Homes located in a housing development or a condominium complex;
- Premises for residential, commercial, or mixed-use purposes.
However, the following are not covered: single-family homes that are not part of a condominium, lots smaller than 8 m², basements, parking spaces, garages, barns, or building lots. Off-plan sales (VEFA) are subject to a different set of rules.
How do you calculate the Carrez area?
The Carrez calculation involves measuring the floor area of enclosed, covered private rooms with a ceiling height of at least 1.80 m. The following are excluded:
- Walls and partitions;
- Steps, stairwells, shafts;
- Door and window openings.
The following are also excluded:
- Areas with a height of less than 1.80 m;
- Lots or portions of lots smaller than 8 m²;
- Basements, garages, parking lots, gardens, open patios, and balconies.
In practice, each room is measured on the floor, and then adjustments are made to determine the private area to be listed in the deed of sale.
What is the difference between living area and Carrez area?
The living area (Boutin law) and the Carrez area are similar, but do not cover exactly the same elements. The Carrez area includes the following, provided they are at least 1.80 m high:
- Converted and unconverted attics;
- Basements (excluding cellars, garages, and parking garages);
- Attics, sheds, storage rooms;
- Private verandas and loggias.
The living space, which is used primarily for rentals, excludes these ancillary areas. It is therefore generally smaller than the Carrez area. For sales, the Carrez area is used; for rentals, the Boutin law applies.
When should a Carrez Act assessment be conducted, and who can perform it?
The Carrez measurement must be completed before the property is put up for sale, so that the floor area can be included in the preliminary sales agreement and, ideally, in the real estate listing. In theory, the seller can perform the measurement themselves. However, the method is technical, especially when there are attic rooms or complex floor plans.
In practice, it is strongly recommended to hire a real estate inspector or a licensed surveyor. This professional takes measurements in accordance with regulations, verifies the condominium documents, and issues a Carrez Law area certification under their civil liability.
How much does a Carrez Act assessment cost, and how long is it valid?
The cost of a Carrez Act appraisal varies depending on the size and type of property: as a general guide, expect to pay between €80 and €150 for an apartment, and between €160 and €200 for a condominium. Package deals that combine several diagnostics (asbestos, DPE, electricity, etc.) often help lower the total bill.
Good to Know : The Carrez certificate has no expiration date. It remains valid as long as the private area remains unchanged. In the event of renovations that affect the floor area (such as removing or adding partitions, installing a staircase, expanding the space, or enclosing a loggia), a new measurement is required.
