Mandatory diagnostics: the common foundation
Like any property put up for sale, a Provençal mas must have a complete Dossier de Diagnostic Technique (DDT). This includes, in particular:
• The DPE (Energy Performance Certificate)
• Asbestos survey (mandatory for properties built before 1997)
• Lead survey (before 1949)
• Electrical and gas installation condition reports (if over 15 years old)
• Termite survey (depending on risk zones)
• Natural and technological risk assessment (ERNT)
• Sewerage survey (non-collective systems are very common in isolated mas)
What really changes with a mas
The DPE, the sensitive point of old buildings
Provençal mas, built with thick stone and little or no modern insulation, often display energy ratings of F or G. Since the Climate and Resilience Act, these 'thermal sieves' have faced increasing rental restrictions, and their green value at sale has become a real issue.
Yet, Provençal limestone provides natural thermal inertia that standard DPEs do not always properly account for. It is advisable to use a surveyor with specific experience in old buildings, capable of applying the appropriate method and documenting the property's unique construction features.
Asbestos and lead: almost always required
The vast majority of mas date from before 1949, or even several centuries ago. The lead survey (CREP) is therefore mandatory, and positive results are common in old joinery, render or paintwork. Similarly, if work or additions were carried out in the 20th century (roofs, partitions, ducts), asbestos may be present in certain materials.
Sewerage: a major issue
Mas are often isolated, far from the mains network. The presence of an old septic tank, a soakaway system or a makeshift sewerage system is common. The non-collective sewerage survey, carried out by the SPANC (Public Service for Non-Collective Sewerage) of the commune, is mandatory. In the event of non-compliance, the buyer has a one-year period after the sale to bring the system up to standard, a factor to include in price negotiations.
Termites: keep a close eye
The Vaucluse, Bouches-du-Rhône and Var are departments classified as termite risk zones. For a mas with old timber framing, exposed beams or period floors, this survey is critical. Undetected infestations can lead to considerable work.
Our advice for sellers and buyers
For sellers: anticipate the surveys by commissioning them before putting the property on the market. This allows you to identify sensitive points, carry out any necessary work, and enhance your property with solid arguments.
For buyers: do not stop at the mandatory surveys. Arrange for a full technical inspection by an expert in old buildings. Mas have character, but they can also have cracks, damp issues or weakened timber frames that only a trained eye will detect.
Conclusion
Property diagnostics are not just another administrative formality: for a Provençal mas, they are a genuine X-ray of the property. When well prepared, they protect both seller and buyer, and ensure a smooth transaction in the heart of Provence. Our agency supports you at every stage and can put you in touch with surveyors specialising in old buildings in the Luberon and Vaucluse.
Marie BEAUCOURT