A couple finds the perfect property, signs the preliminary agreement, and then discovers that the bank refuses financing because the energy performance certificate (DPE) of the property is rated F and the renovation budget has not been included in the financing plan. This common scenario illustrates a sequencing problem: visits occur before securing the financial and regulatory framework.
DPE and energy audit: the filter to apply before any visit
Most guides start with defining the project or calculating borrowing capacity. We prefer to begin with a parameter that many potential buyers discover too late: energy performance determines financing and the actual cost of the property.
For the sale of a house or building owned by a single owner rated E, F, or G, an energy audit is mandatory. This audit details the renovation scenarios and their estimated costs. Reading this document before making an offer allows for estimating the renovation and integrating it into the financial setup.
A property rated F or G is not automatically excluded from mortgage credit. The bank examines the consistency between the property price, the renovation budget, and the repayment capacity. Some banks differentiate their conditions based on energy performance, without a general rule imposing a specific rate. In practice, one can buy an energy sieve, provided that the additional cost has been anticipated.
When starting to prepare their real estate project, this verification of the DPE should be among the first reflexes, alongside calculating borrowing capacity.
Borrowing capacity and aids: simulate a complete financing plan
Borrowing capacity is the maximum amount the bank agrees to lend based on income, expenses, and debt ratio. It is calculated by subtracting fixed expenses from net income, then applying the debt ceiling set by the lending institution.
Integrate the zero-interest loan from the start of the simulation
The PTZ can now finance the purchase or construction of a new home (apartment or individual house) across the entire territory, subject to income conditions and for a primary residence. This extension changes the game for first-time buyers who were looking outside the old eligible areas.
Simulating the PTZ before contacting the bank alters the actual budget available. An amount of PTZ reduces the portion borrowed at market rate, thus lowering the total cost of credit. Ignoring it means underestimating purchasing capacity or, conversely, overestimating the amount of monthly payments.
Financing energy renovation without increasing the rate
The eco-PTZ allows for financing energy renovation without income conditions, provided that the property is more than two years old and the work is carried out by RGE-certified companies.
On the ground, feedback varies on the ease of obtaining it depending on the banks, but the eco-PTZ remains a concrete lever to absorb the cost of renovations without affecting the rate of the main mortgage.
- Check eligibility for the PTZ based on geographical area and household income before searching for property.
- Estimate the renovation budget based on the energy audit for properties rated E, F, or G, then integrate it into the loan application.
- Request a simulation of the eco-PTZ alongside the main mortgage to obtain a comprehensive view of the monthly payments.
Preparing the bank file: what the bank really looks at
It is often thought that the bank file consists solely of pay slips and account statements. In reality, the bank evaluates financial stability over the last three to six months, not just the level of income.
A regular overdraft, even modest, weighs more heavily than a high salary. The absence of residual savings after personal contribution raises more concerns than a low contribution compensated by impeccable management.
Elements that make a difference in a mortgage application
- Bank statements without incidents over the last three months (no rejected direct debits, no unauthorized overdrafts).
- A personal contribution covering at least the notary fees and guarantee fees, so that the loan does not exceed the value of the property.
- A residual savings after the operation, even modest, which proves the ability to absorb an unexpected expense without resorting to consumer credit.
- A borrower insurance contract compared among several offers, as the cost of insurance can represent a significant part of the total cost of credit.
Preliminary sales agreement and notarial deed: the pitfalls of the timeline
The preliminary agreement (or promise of sale) triggers a ten-day withdrawal period for the buyer. After this period, one enters a phase where every week counts.
The suspensive condition of obtaining the loan protects the buyer, but it imposes a tight schedule. If financing is not secured within the timeframe specified in the preliminary agreement (often between one and two months), the seller can withdraw. Preparing the bank file before signing the preliminary agreement, and not after, avoids this race against time.
The notary checks the mortgage status of the property, the absence of undeclared easements, and the compliance of the title deed. These verifications take time. A notarial deed signed in haste exposes one to costly surprises (voted co-ownership works, municipal preemption rights not cleared).
The cost of the notary itself is often poorly estimated. It is not limited to fees: transfer taxes, publication fees, and disbursements add to the displayed amount. For a purchase in the old market, these fees represent a significant part of the total budget and should be included in the financing plan from the first simulation.
Preparing a real estate project is like assembling a puzzle where each piece (DPE, borrowing capacity, aids, bank file, notarial timeline) depends on the others. Placing the pieces in the right order is what separates a smooth purchase from a journey filled with obstacles.
