New-build constructor guarantees in VEFA: décennale, biennale and parfait achèvement (2026)

Buying a new property at VEFA (sale in the future state of completion, VEFA), means buying off-plan, before the building has even risen from the ground. Reassuring on paper, this way of buying raises a legitimate question in 2026: what happens if a defect appears after handover? The good news is that new-build property is among the most protective there are. Three major guarantees frame your acquisition and hold the developer to account over time.

At JL HOME, our new-build property advisers support first-time buyers and investors so that every stage, from selecting the programme to handover, is understood and under control. Here is an educational explanation of these protections.

Why the VEFA is a highly protective framework

The VEFA is strictly governed by the Construction and Housing Code. You do not simply become the owner of a property: you benefit from a set of legal obligations borne by the developer and the firms working on the site.

In practice, your purchase is marked by protections: a financial completion guarantee, regulated staged payments according to progress, then, after handover of the keys, three guarantees running for different periods. These are what we are concerned with here.

Another structural advantage of new-build property: reduced notary fees, generally 2 to 3 % for new-build compared with 7,5 to 8,5 % for older property. A strong argument for first-time buyers and investors alike.

The perfect-completion guarantee: the first year

What it covers

The perfect-completion guarantee lasts one year from the reception of the works. It obliges the firm to repair all reported defects, whether recorded in the handover report (the so-called reservations) or appearing during that first year.

Painting applied poorly, a door that does not close properly, a faulty seal, damaged flooring: any defect reported in writing must be put right. This is the broadest guarantee by nature, as it does not distinguish between the seriousness of the problem.

How to activate it

The key is to put everything in writing. At handover, inspect each room carefully and record every reservation on the handover report. If a defect appears later, report it by registered letter. Our advisers JL HOME can help you prepare for this handover stage, which buyers often underestimate.

The two-year guarantee: two years on equipment

The items concerned

The two-year guarantee, also known as the guarantee of good working order, runs for two years from acceptance. It covers so-called separable equipment: items that can be removed or replaced without damaging the main structure.

Practical examples: roller shutters, taps, radiators, intercom, water heater, internal doors, boiler. If any of these items stops working properly within two years, the builder must repair or replace it.

The boundary with the ten-year guarantee

Equipment built inseparably into the structure falls under the ten-year guarantee instead. This technical distinction is sometimes a source of dispute. If in doubt, a professional can help you classify the defect and invoke the right guarantee.

The ten-year guarantee: ten years on the main structure

The longest protection

The ten-year guarantee is the best known and most powerful. For ten years it covers damage that compromises the structural soundness of the building or renders it unfit for its purpose, that is, uninhabitable or unusable for its intended use.

This includes: significant structural cracks, foundation problems, major water ingress through the roof or façade, and a waterproofing defect that makes a dwelling unsanitary. These are serious claims, those affecting the long-term durability of the building.

Building damage insurance, your ally

To speed up compensation, the developer takes out building damage insurance before work starts. Its role is to pre-finance repairs falling under the ten-year guarantee without waiting for a court to name a liable party. Keep the certificate issued at handover safely: it stays with you should the property be resold within ten years.

Summary table of the three guarantees

A practical example to make it clear

Take Camille, a first-time buyer, who takes over her new flat at the start of 2026. At handover she notes on the report that the front door rubs: the final completion guarantee applies. Eighteen months later her electric roller shutter breaks down: the two-year guarantee takes over. Finally, if a structural crack appeared in the fifth year, the ten-year guarantee, together with building damage insurance, would apply.

One home, three layers of protection that overlap over time. That is the real advantage of buying new.

What these guarantees mean for an investor

For an investor in LMNP or in long-term letting, these guarantees greatly limit unexpected works during the first years. Fewer budget surprises, a property that remains attractive to tenants, and a peace of mind that matters when managing a wealth-building project. Please note, however: these guarantees protect the building; they are not a promise of rental performance. No yield is guaranteed, and any projection should rest on your own circumstances.

JL HOME support at every stage

Understanding these guarantees is one thing. Invoking them at the right moment is better still. Our new-build property advisers help you select sound programmes, compare homes, prepare your handover and know whom to turn to if a defect arises. The aim: a clear purchase, from the plan through to the handing over of the keys.

Considering a purchase in VEFA in 2026? If you are a first-time buyer, also plan ahead for your financing: the PTZ may help your main residence project, depending on your area and situation. Estimate your borrowing capacity and book an appointment with a JL HOME adviser to build a tailored project.

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