Understanding Snagging in France

The Complete Guide to the Pre-Inspection & Delivery of a New Build Property in France

Everything International Buyers Need to Know Before Collecting the Keys of Their New Build Property

Chapter 4 of 9 - Estimated reading time: 12 minutes

Recording Observations (Réserves): Understanding Snagging in France

By the time you've reached this stage of the Pré-Livraison, you've carefully inspected your new home, tested its fixtures and fittings, compared it against the agreed specification and discussed any concerns with the developer. The next step is perhaps the most important of the entire inspection process: formally recording your observations.

In France, these observations are known as Réserves, a term that frequently appears in new build property contracts and delivery documentation. While English-speaking buyers often refer to the process as snagging, the French system has its own legal framework, terminology and procedures that every purchaser should understand.

Recording observations is far more than simply compiling a list of imperfections. It creates an official record of any visible defects, incomplete works or contractual discrepancies identified during the inspection. This document provides clarity for both parties, establishes what has been acknowledged by the developer and forms an important reference for any remedial work that remains outstanding.

Understanding how the Réserves process works will help ensure that your interests are protected while maintaining a constructive and professional relationship with the developer.

What Exactly Are Réserves?

The word Réserves can be misleading when translated literally into English. It does not imply uncertainty or hesitation. Instead, it refers to observations or reservations formally noted by the purchaser regarding the condition of the property at the time of inspection or delivery.

These observations may relate to minor finishing imperfections, incomplete work or elements of the property that do not conform to the agreed specification.

For example, you may notice that a section of paintwork requires attention, that an internal door needs adjusting or that an electrical socket shown on the approved plans has not been installed. Each of these observations should be recorded individually so there is a clear understanding of what requires further attention.

It is important to appreciate that the existence of Réserves does not necessarily indicate poor workmanship. Even on prestigious developments costing several million euros, it is entirely normal for a small number of items to remain outstanding as construction reaches its final stages. The objective of the process is not to criticise the developer but to ensure that every detail is completed to the required standard.

Why Recording Observations Is So Important

Many buyers assume that pointing out an issue during the inspection is sufficient. Unfortunately, verbal conversations can easily be forgotten or misunderstood once contractors begin returning to site.

For this reason, every observation should be formally recorded. A written record protects both parties. It gives the developer a clear schedule of the work to be completed while providing the buyer with reassurance that the issue has been acknowledged.

Without an accurate written record, proving that a defect existed before delivery may become considerably more difficult at a later stage. Think of the Réserves document as a shared checklist rather than a list of complaints. Its purpose is to ensure transparency, accountability and a common understanding of the remaining work.

Cosmetic Imperfections or Genuine Defects?

One of the questions buyers often ask is whether every small imperfection should be recorded. The answer requires a degree of common sense. Minor cosmetic issues such as small paint touch-ups, silicone finishing or slight adjustments to cupboard doors are common during the completion of any newly constructed property. These items are generally straightforward to rectify and should certainly be brought to the developer's attention.

However, more significant defects deserve particular attention. A damaged floor tile, poorly fitted window, leaking plumbing connection, defective electrical fitting or missing contractual feature should always be recorded clearly.

It is also important to distinguish between genuine defects and the normal characteristics of natural materials. Timber flooring, natural stone and certain decorative finishes may display slight variations that are entirely consistent with the manufacturer's specifications. Where uncertainty exists, ask the developer to explain whether what you are seeing is considered normal or whether remedial work is required.

Comparing the Property Against the Contract

One of the greatest advantages of bringing your purchase documentation to the inspection is that it allows you to distinguish between personal expectations and contractual obligations. There may be occasions where the completed property differs slightly from what you imagined after viewing marketing images or showroom apartments. Marketing materials are often illustrative and should not be relied upon as contractual documents.

Instead, compare the completed property against the approved floor plans, the Notice Descriptive and any documented variations agreed during construction. If a specified finish has been omitted, an upgraded appliance has not been installed or agreed electrical modifications are missing, these are matters that should be raised during the inspection and recorded where appropriate. A methodical comparison helps ensure that your observations remain objective and supported by the contractual documentation.

Writing Effective Observations

The quality of your written observations is just as important as identifying the issue itself. Avoid vague descriptions such as: "Scratch on wall." Instead, describe the location and the issue with sufficient detail that a contractor can identify it without further explanation.

For example:

"Master bedroom – wall adjacent to the wardrobe – approximately 30 mm paint scratch requiring repair."

Or:

"Kitchen – island unit – cupboard door misaligned and requires adjustment."

This level of precision avoids unnecessary confusion and allows contractors to locate each item quickly when carrying out remedial work. Where appropriate, reference photographs to support your written notes.

The Value of Photographs

Photographs provide an invaluable visual record of the property's condition at the time of inspection. Whenever possible, take two photographs of each observation. The first should show the wider location within the room, while the second should provide a closer view of the issue itself.

This combination makes it considerably easier to identify the exact position of each observation during subsequent remedial works. Good lighting is essential. Where natural daylight is available, use it to your advantage, as certain imperfections are much easier to see in daylight than under artificial lighting.

If you are recording videos, speak clearly while describing the location of each observation. These recordings can later provide useful context should any questions arise.

Can the Developer Disagree?

Yes. Not every observation will automatically be accepted as a defect. Occasionally, the developer may explain that a particular finish complies with the agreed specification or that what appears to be an imperfection falls within recognised construction tolerances.

Equally, they may demonstrate that an element still awaiting installation is scheduled to be completed before the official delivery appointment. If you disagree with the explanation provided, remain calm and ask for clarification.

Most discussions are resolved quickly through reference to the purchase specification or technical documentation. Maintaining a constructive dialogue generally produces far better results than approaching the inspection as an adversarial exercise.

What If You Discover Something Later?

One concern shared by many overseas buyers is the possibility of overlooking an issue during the inspection. Fortunately, the law recognises that not every defect is immediately visible. Some issues only become apparent after the property has been occupied or after systems have been used for the first time.

For example, heating systems, ventilation equipment, concealed plumbing or electrical installations may function differently once the property is fully occupied. Similarly, a leak may only become apparent after prolonged use of a shower, or condensation may reveal issues that were impossible to detect during the inspection.

The existence of the Réserves process does not remove the developer's wider legal obligations, nor does it prevent buyers from relying on the statutory warranties that apply after delivery where appropriate. Those warranties will be explored in detail later in this guide.

Maintaining Perspective

Perhaps the most important advice any buyer can receive is to maintain perspective throughout the process. It is perfectly normal for a new property to require a number of minor adjustments before reaching its final standard.

Finding ten or even twenty relatively small observations during a thorough inspection is not necessarily a sign that something has gone wrong. The true measure of a professional developer is not whether every property is delivered without a single imperfection, but how efficiently and professionally any outstanding observations are addressed.

A developer who records observations accurately, communicates openly and resolves issues promptly demonstrates a commitment to customer satisfaction that extends well beyond the day of delivery.

A Collaborative Process

Although buyers understandably focus on protecting their investment, the Réserves process works best when viewed as a collaboration rather than a confrontation. Developers, site managers and contractors all share the objective of delivering a finished property that reflects the quality promised at the outset of the project.

By approaching discussions respectfully, documenting observations carefully and maintaining open communication, most buyers find that the final stages of the purchase proceed smoothly.

Remember that everyone involved wants to reach the same destination: a beautifully completed home that is ready to be enjoyed for many years to come.

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