GA PDM

Charente Gite Management

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Charente Holiday Home Purchase or French Summer Holiday Time?

Holiday home rental return and property management cannot happen until you have acquired your Charente holiday let.  So, is summer time the right time to French property hunt?

The French holiday let or La Charente second home purchase sector experiences a wealth of people during the summer season.  From buy-to-let investors looking for a low purchase high yielding gîte during the mid and high seasons to second home purchasers wishing to develop an old French property as a long-term personal investment, the French property sector becomes a competitive marketplace.  

French Property – Market Competition

Naturally, competition for French buy-to-let property does not only come from the UK holiday property hunters, but also from French city dwellers and other European countries which border onto France together with non-European countries.  Strong demand in desirable locations may push prices higher during the summer period as property agents and private sellers seek to secure the best price possible for their sale.

If you are considering a French property purchase during the summer holidays, then try to carry out some initial French property research prior to the high summer season.  It may be advantages to go direct to a seller than through an estate agent in order to negotiate a favourable purchase price.  Search on the Internet for ‘biens a vendre’ in your desired French location which will reveal many properties of which you may not be aware.  Whilst property hunting in France, look for the traditional private seller sign – a capital ‘A’ joined to the side of a capital ‘V’ meaning ‘A Vendre’ – For Sale – and showing a telephone number.  If you are in our service area and you do not feel that your French is good enough to speak to your prospective seller, then contact us.  

If you decide to use a French immobilier – an estate agent – through whom you find your ‘Coup de Coeur’ buy-to-let gîte, then try to re-negotiate the agent’s commission or suggest that the commission is shared with your seller.  It has not been uncommon to find sellers paying agents’ commission instead of the purchaser.

Undertaking a property survey and appointing a surveyor may appear unusual in France.  However, it is prudent to appoint a surveyor to ensure that your property purchase is free from costly defects which may transpire into a loss on your property investment.  As most surveyors would agree, the best time to view a property is in the cold wet rainy weather when the extent of a property’s problems may become apparent.

Discovering old French properties for sale and being struck with ‘Coup de Coeur’ whilst on holiday against the background of fine French wine, a never-ending selection of French cheese and a sense of ‘La Vie en Rose’ may quickly turn to a French property nightmare.  Therefore, be prepared to reject a property if it is economically beyond budget or requires costly repairs or maintenance – another French gîte purchase awaits.

Happy French property hunting!

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Buying Property in La Charente?

Planning to install your swimming pool or build your extension?

Then, Plan, Plan, Plan!

 

Whether you are an up and coming British Expat planning to leave the UK for France, build your dream house in France or buy a holiday home in France, then don’t forget to plan.

Although many properties in France’s La Charente appear to offer a vast amount of land to build your dream whether that swimming pool to attract your holiday guests, an extension for Cordon cuisine courses or a simple patio to enjoy the daily Charentaise sunshine, French planning restrictions may turn your dream into a nightmare if you fail to follow French rules.  Indeed, don’t take it for granted that, because your voisin, neighbour, has built a garage without permission, you may do the same.  Your voisin could receive a fine and/or be asked to demolish the structure no matter how professionally built with quality materials the build may be.

Is obtaining planning a difficult process?

Obtaining planning may not be a difficult process, although it may be challenging if you do not speak adequate French.

First approach your commune’s Marie.  If possible, contact the Marie’s Secretary who will possibly give you a copy of the ‘Extrait du Plan Cadastral’ together with the necessary papers to start your planning process.  Alternatively, go online to:

https://www.service-public.fr/particuliers/vosdroits/R2028 – ‘’Déclaration préalable (construction et travaux non soumis à permis de construire portant sur une maison individuelle et/ou ses annexes)’’ and click ‘Telecharger le formulaire’ to receive the 8 Page Application Form.  You may not need all the pages for your build project and the Marie’s Secretary may remove the pages that aren’t required as the application covers most builds in France.

Once you have download your application form, then complete the form:

Add your Plot Number

The plot number should be your property’s official purchase papers.  Alternatively, the Marie’s Secretary should be able to let you have a note of your plot number.

Photographs

Take photographs of the surrounding location to your proposed build and its actual location. These photographs may consist of other buildings, roads and agricultural land. You will need 2 to 3 colour copies of the photographs, although check with your Marie’s Secretary as more copies may be required.

Location Plan

Draw a location plan – a scale of 1:1250 to fit on to a piece of A3 paper may be acceptable.  The location plan should outline roads, nearby and attached buildings.  Also, show the direction of ‘North’ on your location plan. 

Block Plan

‘The Block Plan’ is sometimes referred to as the ‘Site Plan’ which is a more detailed location plan.  Draw your Block Plan in a scale 1:200 – 1:500 showing the direction of ‘North’, boundaries together with dimensions, any trees on the site as well as nearby and attached buildings as well as roads adjoining the site.  Highlight on the plan your proposed build project together with dimensions.

Floor Plans and Elevations

Draw your proposed build’s floor plans and elevations in a scale of 1:100.  If detailing is required to show a specific item, then a scale 1:1 to 1:100 may be needed.

Elevations

Proposed North, South, East and West Elevations may be necessary detailing the proposed materials to be used together with dimensions.

 

Once you have completed your Application, then do not forget to take a copy of the paperwork together with coloured photographs and drawings for your records.

Once you have submitted your completed application to the Marie’s Secretary or office, you will be provided with a stamped receipt with an allocated planning number for your submission.

If you are working to a limited budget, then you may wish to carry out your planning proposal drawings.  However, it may be more cost-effective to contact an architect or drawing service to work on your behalf for proposed build.

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Gardening Services – Paying More for Less?

Minimalist garden styles may demand active garden maintenance services if a low maintenance garden approach had not been designed.

As for property design management services, if a simple approach has not been adopted, then maintenance costs may increase with a decrease in return on investment.  Therefore, if you are designing your rental income property or considering a refurbishment of an existing investment property, then do not forget to include the design of a low maintenance garden.

There are some several low maintenance garden concepts from which to plan a garden to attract paying guests to your property.

 

Natural Garden Planting Design

Meadow-effect long wispy Gaura creates a natural feel to a garden design and requires minimal garden services management.  Gaura requires pruning between late winter and early spring to encourage long summer season white or pink flowering.

Herbs are attractive as well as aromatic and worthy of consideration for a low maintenance garden design.  In addition, if you are providing a Chambre d’hote, bed and breakfast or une table d’hôte service, then the growing of fruit, vegetables and herbs will be important in order to cut cost and maximise your return.

Rosemary is another aromatic herb, late flowering, which has fragrant leaves and added to roasted vegetables and meat dishes. Rosemary’s light blue ground flowers may also be used to flavour custards and cream along with sugar.  The herb requires low maintenance care and it is attractive to bees due to its great source of nectar. It has many benefits to offer to an income generating property.

Lavender although may not be of low maintenance, the herb is a good all year plant. The plant bears fragrant flowers, stems and leaves and is ideal for its fragrance in the guest bed linen.  As for Rosemary, the herb has many benefits to offer the investment property and its guests.  In addition, it provides a valuable source of nectar for bees.

Remember . . .

Minimal gardens may cost more for less, so design environmentally and economically.

 

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Property Management Services – Charente Weather Alert

Property Management Services in Adverse Weather Conditions for Week Starting Monday 26 February 2018

La Charente is currently experiencing extreme day time temperatures ranging from 0°C to -4°C, although the real feel temperature will range from -6°C to -11°C.  However, together with the wind chill factor, the overnight temperature may be as low as a real feel of -20°C for the earlier part of this week.

Wednesday 28 February 2018 may bring the potential for heavy snow.  Consider access to and from your property and plan ahead for snow clearance and laying grit and salt to avoid slips and falls of staying guests and occupiers.

 

Gîte Property Management Check List

If you have an unattended gîte or holiday home in La Charente area, then ensure that your property is protected from this week’s weather damage.

Taps

  • Turn off the water to any outside garden taps.  If it is not possible to turn off the water, then lag the tap with insulation material.

Solar Lights

  • Remove and store garden solar lighting and solar-powered water pumps.

Plants, Shrubs and Trees

  • Remove terracotta plant pots and containers from outside spaces and store in a sheltered place.  If the pots and containers cannot be moved, then protect with insulation material.
  • Young plants, delicate shrubs and ornamental trees should be covered with winter fleece, breathable weed matting or warm plant jackets.  Alternatives may be bubble and straw to protect the tops of plants.

Wooden Shutters and Gates

  • Check wooden window shutters are closed to protect window panes
  • Check that the wooden window shutters are not swollen pushing against hinges
  • Check for swollen wood on gates preventing entry and exit from the property

 

Remember to avoid or to minimize any loss.  If you cannot take steps to protect your property from this week’s adverse weather conditions, then contact your property manager or arrange for an emergency property check.

 

 

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Gardening Services . . . More or Less?

Garden maintenance services are essential for your gîte and its holiday rental income growth. 

However, a finely manicured minimalist lawn upon which your gîte may sit poised in readiness for this summer season’s marketing photos may come at a price if poorly managed.  Minimal garden design and conservative soft landscaping does not necessarily equate to low cost maintenance care-free gardening.  Indeed, the ‘Less is More’ approach in spacious garden design requires specialised care.

The easiest way to provide that special care is to invest in regular garden management services to ensure the maintenance of your garden design throughout the year, even out of season.  January and February may portray garden dormancy, but these winter months are important if your garden is to flourish in quality condition for your guests from early to late high season.

With the security of this summer’s holiday rental income firmly in mind, our winter garden maintenance and management task lists may assist:

 

Soil preparation

January and February are the months to prepare the garden’s soil for the year ahead.  If the ground is unfrozen, then fertilize the soil throughout.  Organic fertilizer is environmentally best and economically cost-effective.  If you have been diligently training last year’s guests to fill the garden’s compost bin, it should now be well rotted and ready to mulch into the soil.  If your garden design has been minimalised to design out a compost bin, then purchase a bag of good quality horse manure.  The latter will, of course, reduce your annual gîte yield, therefore, financially plan ahead in purchasing a compost bin with the aim to compost-train your forthcoming guests.

 

Grass

The ‘Grass it all!’ for low maintenance is the inadvertent ‘More for Less’ garden design.  High on active input management, high on increased cost and effective on lowering annual yield.

Grass requires specialised care. From weeding, aerating and conditioning to frequent watering and mowing from spring to late high season, the garden lawn is labour-intensive and cost-ineffective.  Winter guidance for lawns?  Try not to walk on the lawn if the grass is frozen.  Damaged grass will increase cost.

 

Natural Garden Planting Design will feature on our next post.