Pitfalls to avoid when buying new in 2026

Published on October 20, 2026 · News

Panoramic view of new-build apartment blocks in a French city

Buying a new-build home appeals to many households: recent guarantees, energy performance, reduced notary fees. However, buying new follows precise rules, and a few mistakes come up often. In 2026, it is wise to know the points of caution before reserving, whether for your main residence or a rental project. Here are the main pitfalls to avoid, with practical benchmarks and the support of a new-build property adviser JL HOME.

Pitfall no. 1: neglecting to read the reservation contract

In new-build purchases, the sale is most often a vente en l'état futur d'achèvement (VEFA). You first sign a reservation contract, then the authentic deed before the notary. Many buyers skim over this first document, although it already creates binding commitments.

Systematically check:

the sale price and any conditions for its revision,
the precise description of the home and its fittings,
the expected delivery date,
the amount and conditions of the deposit.

About the deposit

The deposit is regulated by law. It must be placed in an escrow account and is returned to you if you withdraw in the cases provided for, for example if your loan is refused. Read the conditions precedent carefully: they protect your commitment.

Pitfall no. 2: underestimating delivery delays

A new home takes time to build. The delivery date stated in the contract is an estimate and may change. This delay is a problem if you must leave your current home on a fixed date, or if you were counting on rental income for an investment.

Allow a safety margin and plan a temporary housing solution. An JL HOME adviser can help you compare programmes by their stage of progress, from off-plan to near delivery.

Pitfall no. 3: confusing the advertised price with the real budget

The price of the home is not the total cost of your transaction. In new builds, notary fees are lower than for older properties, but they still exist. Expect roughly 2 to 3 % of the price for new builds, compared with 7,5 to 8,5 % for existing properties. To be checked according to your programme and your situation.

Also add:

any guarantee and arrangement fees linked to your financing,
the cost of options and personalisation,
furniture and fittings,
local taxation once delivered.

A realistic budget avoids unpleasant surprises at signing.

Pitfall no. 4: poor preparation of financing

Financing is often what stalls a project. JL HOME is neither a broker nor a credit intermediary, but directs you to frame your borrowing capacity before reserving.

Checking your borrowing capacity

The maximum debt-to-income ratio generally applied is 35 % of your income, insurance included. Before committing to a home, estimate your borrowing capacity to target realistic programmes. The JL HOME simulator gives you a first benchmark.

Do not forget housing ownership aid

If you are a first-time buyer, the zero-rate loan (PTZ) can complement your financing for a main residence. Its amount depends on your income bracket and the type of property, and the operation ceiling depends on your area and household size. Do not rely on a figure taken at random: check the page /dispositifs/ptz and the simulator /simulateurs/ptz-2026 for an estimate suited to your situation.

Other aid may be available depending on your profile, notably through Action Logement. Conditions and amounts change over time: review your position with an adviser rather than relying on out-of-date information.

Pitfall no.5: choosing the location without checking the surroundings

A programme's photo does not tell the whole story. Whether for a main residence or an investment, the location remains decisive. Before reserving, find out about:

transport and access,
shops, schools and services,
urban planning projects nearby,
the actual rental demand in the area if you are investing.

A well-located property is easier to rent out and resell. Selecting and comparing programmes, area by area, is part of the support provided by JL HOME.

Pitfall no.6: investing without framing the tax side

Buy-to-let investment in new-build property can fall under several frameworks, each with its own rules. Be wary of promises of gains: no yield is guaranteed, and everything depends on your situation.

The LMNP for furnished letting

Under non-professional furnished letting (LMNP), the micro-BIC regime provides a 50 % allowance, up to a ceiling of 83 600 € for 2026 income (77 700 € for 2025 income). The threshold beyond which the activity becomes professional is 23 000 €. The actual-expenses regime, meanwhile, allows certain costs to be deducted. Each option has its own logic: see details at /dispositifs/lmnp.

Reduced VAT, subject to conditions

In some cases the purchase may benefit from reduced VAT at 5,5 %, subject to conditions relating to the area and the nature of the project. Nothing is automatic: the criteria must be checked in advance.

The Jeanbrun scheme and the LLI

For investors, the Jeanbrun scheme (private landlord status) and intermediate rental housing (LLI) offer distinct frameworks, with their own counterparts, for example a long-term letting commitment for the LLI. These schemes follow different logics and do not suit every profile. An adviser can help you check whether your project is compatible.

Pitfall no.7: reserving without checking new-build guarantees

New-build property offers strong protections: the perfect-completion guarantee, the two-year guarantee, the ten-year guarantee, and the financial completion guarantee that secures construction. Before signing, make sure these guarantees appear in your file. Also read the descriptive notice: it specifies the materials and fittings delivered.

How to secure your new-build purchase

The best protection remains preparation. Frame your budget, compare programmes, check the clauses and rely on up-to-date information. In 2026, financing rules and tax schemes change, so involving a professional helps avoid many mistakes.

A new-build property adviser at JL HOME supports you from selecting the home through to signing, with one simple aim: a clear decision suited to your situation.

Ready to move forward with confidence? Estimate your project with the borrowing capacity simulator (/simulateurs/capacite-emprunt) or book an appointment with a JL HOME adviser (/rendez-vous).

Frequently asked questions

What are the notary fees for a new build?

In new-build property they are lower than for older property: allow roughly 2 to 3 % of the price, compared with 7,5 to 8,5 % for older property. The exact amount depends on your programme and situation, to be checked with your adviser.

Can a VEFA reservation be cancelled?

Yes, in the cases provided for by the contract and by law, for example if a mortgage is refused under the conditions precedent. The reservation deposit, held in an escrow account, is then refunded under the conditions provided.

Is the PTZ suitable for buying a new-build home?

The PTZ can supplement the financing of a main residence for a first-time buyer. The proportion depends on your income and the property, and the ceiling depends on your area and household. See /dispositifs/ptz and /simulateurs/ptz-2026.

Which tax framework should I choose to invest in new-build property in 2026?

Several frameworks exist, such as the LMNP, the Jeanbrun scheme (private landlord status) or the LLI, each with its own rules. No return is guaranteed. A JL HOME adviser can help you check compatibility with your project.

What are the main pitfalls to avoid when buying a new-build home?

In 2026, the most common points of vigilance are: skimming the VEFA reservation contract, underestimating that the delivery date is provisional, confusing the advertised price with the actual budget, and neglecting the financing conditions precedent. A JL HOME new-build adviser can help you compare programmes and clarify each point before you reserve.

What is a VEFA reservation contract?

The reservation contract is the first document signed when buying off-plan under a VEFA, before the notarised deed of sale. It sets out the price, the description of the property, the services included, the provisional delivery date and the terms of the reservation deposit. It already binds the buyer, which is why it is important to read it carefully.

Is the reservation deposit refunded if my mortgage is refused?

The reservation deposit is held in an escrow account and governed by law. It is refunded in the cases provided for by the contract, for example if a mortgage is refused, under the conditions precedent. Check these conditions carefully before signing.

Is the delivery date of a new-build home guaranteed?

No, the delivery date stated in the VEFA contract is provisional and may vary, as the property is under construction. Allow a safety margin and, if necessary, a temporary housing solution. A JL HOME adviser can help you compare programmes according to their progress.

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