Carrez law and outdoor areas
The Carrez surface says nothing about the outdoor space. Here is what it measures, what it leaves out and how to compare two properties with a terrace or balcony.
At a glance
The Carrez surface is the private surface of a co-owned lot: the floors of enclosed, roofed rooms, after deducting walls, partitions, steps, stairwells, ducts and door and window recesses. Balconies, terraces and gardens are not in it. An error of more than 5% against the buyer gives a right to a proportional price reduction, to be claimed within a year of the final deed.
What the law requires
Article 46 of the law of 10 July 1965 requires the seller of a co-owned lot to state the area of the private part in the promise, the preliminary contract and the deed. It applies to flats and to houses under the co-ownership regime.
The law sets some lots aside: cellars, garages, parking spaces, and lots under eight square metres. It also leaves out parts of rooms with a ceiling height under 1.80 m.
Detached houses are not co-owned: the Carrez law does not apply. The listing then gives a living area and the plot size.
The surfaces that sit side by side
| Surface | What it measures | Where to find it |
|---|---|---|
| Carrez | Enclosed, roofed rooms of a co-owned lot | Preliminary contract, deed, surveyor’s certificate |
| Living area | Floors of the rooms, excluding walls, stairwells, ducts | Listing, lease |
| Outdoor area | Balcony, terrace, garden, courtyard measured separately | Listing, descriptive deed, survey |
| Plot size | Cadastral parcel | Land register, deed |
How to compare two properties with outdoor space
The price per square metre of living area is an incomplete measure: it divides the price of the whole property by the indoor surface alone. Two 60 m² Carrez flats at the same price are not equal if one has a 12 m² terrace and the other a 2 m² balcony.
The method is to compare three numbers: the price, the Carrez surface and the outdoor surface. No official rule sets the value of a square metre of outdoor space. In practice it is priced at a fraction of a square metre of living area, which varies with aspect, view and possible use, and is discussed property by property.
Worked example, illustrative values. A 60 m² Carrez flat with a 12 m² terrace is asked at €720,000, which is €12,000 per square metre of living area. Another 60 m² Carrez flat with a 2 m² balcony is asked at €690,000, which is €11,500 per square metre of living area. The first looks dearer per square metre of living area, but it offers an outdoor space six times larger for €30,000 more, which is €3,000 per extra square metre of outdoor space. Comparing the price per square metre of living area alone misleads.
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Frequently asked questions
Does a balcony count in the Carrez surface?
No. The Carrez surface counts enclosed, roofed rooms only. The balcony, terrace and garden are measured separately.
Who measures the Carrez surface?
A professional surveyor, or the seller. Using a professional is not compulsory, but it secures the figure: the certificate commits its author.
What happens if the real surface is smaller?
If the real surface is more than one twentieth below the figure in the deed, the buyer can ask for a price reduction proportional to the shortfall. The claim must be brought within one year of the final deed.
Does the Carrez law apply to houses?
Only to co-owned lots. A detached house outside a co-ownership is not covered: you rely on the living area in the listing, which a survey can confirm.
Does a closed loggia count?
It can if it is enclosed and roofed, like a room. An open loggia does not. Ask for the detail in the certificate.
Why does a listing give two surfaces?
Because the Carrez surface says nothing about the outdoor space. A serious listing gives the indoor surface and the outdoor one. If the outdoor surface is missing, ask for it.
Updated 14 October 2026. Sources: law of 10 July 1965, article 46, Légifrance, law of 18 December 1996, Légifrance.
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