Architect, maître d'œuvre or house builder in France: which to choose?
There are three ways to have a house built in France. They do not offer the same guarantees, the same design freedom or the same role on site.
The architect: a protected title and a bespoke design
Only people registered with the Ordre may call themselves architects. An architect designs a project for your plot, prepares the permit and, with a full mission, chooses the builders with you and runs the site. You sign directly with each builder, or with a general contractor. An architect is compulsory above 150 m² of floor area for an individual, and for any company.
The maître d'œuvre: an unregulated profession
Maître d'œuvre describes a role, not a regulated title: an engineering office, a construction economist or a professional with no particular qualification. A maître d'œuvre who is not an architect may only prepare a building permit where no architect is required, that is, for an individual at or below 150 m² of floor area. Check their insurance and references carefully.
The house builder and the CCMI: guaranteed price and delivery
The house-building contract (contrat de construction de maison individuelle, CCMI), created by the law of 19 December 1990, strictly regulates builders of houses with no more than two dwellings:
- a fixed, final price and a delivery guarantee: if the builder fails, a guarantor takes over completion at the agreed price and deadline, subject to any excess set in the contract;
- a 10-day withdrawal period;
- capped payments at each stage: 15% at site opening, 25% at foundations, 40% at walls, 60% when watertight, 75% when windows are in, 95% when fittings are complete, the balance at handover;
- late-delivery penalties of at least 1/3,000 of the price per day.
In return, the builder controls the design, often from a catalogue, and the choice of trades. If the house exceeds 150 m² of floor area, the permit design must still be signed by an architect.
In short
| Architect | Maître d'œuvre | House builder (CCMI) | |
|---|---|---|---|
| Title | Protected, registered with the Ordre | Unregulated | Building company |
| Design | Bespoke | Varies | Often from a catalogue |
| Cost of works | Contracts signed with builders | Contracts signed with builders | Fixed, final price |
| Above 150 m² | Compulsory | Cannot sign the permit alone | An architect's signature is needed |
When to choose which?
- Architect: a bespoke house, a difficult plot, renovating or extending an existing building, a project above 150 m².
- CCMI: you want a single price and a delivery guarantee, and accept a more standard design.
- Non-architect maître d'œuvre: a small project under 150 m² on a tight budget, provided you check insurance and references.
Further reading (in French): the consumer authority's page on the CCMI.
Frequently asked questions
Can a maître d'œuvre file a building permit?
Yes, but only where an architect is not compulsory: for an individual building for themselves with 150 m² of floor area or less.
What guarantees does a CCMI give?
A fixed, final price, a guarantee of delivery at the agreed price and deadline, a 10-day withdrawal period and capped payments at each stage of the works.
Does a house builder need an architect?
Yes, if the house exceeds 150 m² of floor area or is built for a company: the permit design must then be signed by an architect.