Starting from what is already there
Survey of the floor; condition of the partitions, ceilings, floors, building services, lighting and ventilation; co-ownership (copropriété) or lease rules on works; building constraints (structure, façades, fire safety). The survey avoids the surprises that cause budgets and timescales to drift.
Authorisations
Purely interior works do not generally require planning authorisation. However:
- premises that receive members of the public are a building open to the public (ERP): a works authorisation is required, even without a building permit, with a four-month processing period;
- altering the façade or the load-bearing structure while changing the designated use of the premises requires a building permit (Planning Code, art. R421-14 c);
- a commercial company applying for a building permit must in principle use an architect, except for works subject to a permit that concern only interior fit-out, or alterations with no visible change to the exterior (Architecture Act of 3 January 1977, art. 3 and 4).
Tendering package by package
The tender documents describe the works by trade package (partitions and ceilings, electrical, heating-ventilation-air conditioning, plumbing, flooring, joinery, painting…) with an identical pricing schedule for all contractors. Bids become comparable item by item; the differences can be read and negotiated.
The architect assesses bids objectively and alerts you if the budget is clearly insufficient (architects' code of ethics, art. 3 and 36). The architect has no stake in the volume of works: any interests the architect may have are declared to the Order of Architects and to the client (1977 Act, art. 18).
Managing the works, handover
Site meetings and minutes, checking compliance with the contracts, interim valuations, managing variations, coordinating contractors, then handover (réception) with or without snags (réserves). When the premises are taken over, the client hands the users the maintenance file for the workplace (French Labour Code, art. R4211-3): we compile it with the contractors.
Since a ruling of the Cour de cassation (France's highest civil court) of 21 March 2024, items of equipment installed on an existing building no longer fall, in principle, under the ten-year (décennale) or two-year guarantees, unless they constitute building works in their own right. Contractual guarantees and the handover therefore matter all the more.
Frequently asked questions
Can a non-architect project manager (maître d'œuvre) refurbish offices?
Yes, for works that do not require a building permit, or whose permit falls within the exceptions provided by law. The title of maître d'œuvre is not protected; every builder must be covered by ten-year liability insurance (décennale).