Buying a property with a terrace
Status, surface, waterproofing, charges and works: what to have confirmed before buying a flat or house with a terrace, then the properties for sale.
At a glance
A terrace is not part of the Carrez surface, and its status depends on the co-ownership rules: private property, or common property that one lot has the exclusive right to use. Three documents answer most questions: the co-ownership rules, the minutes of the last three general meetings and the building's maintenance log.
What the law says
Surface. Article 46 of the law of 10 July 1965 requires the seller of a co-owned lot to state its private surface in the preliminary contract and in the deed. That surface covers enclosed, roofed rooms, so an open terrace is not in it. If the real surface is more than 5% below the figure in the deed, the buyer can ask for a proportional price reduction within one year of the final deed.
Status. According to the ANIL, terraces and balconies are generally common parts for private use: one co-owner has the use, everyone owns. The co-ownership rules decide, and the right of use must be written in them.
Upkeep. Charges are shared as the rules set out. Most often the owner looks after the surface covering and day-to-day use, while the structure falls to the co-ownership. The rules also say who pays for waterproofing; without a clear clause, ask the managing agent and the notary before signing.
Works. Closing a terrace or adding a pergola or a veranda changes the look of the building. The general meeting may have to approve it, and the town's local urban plan applies as well. Inside a protected area, the architect of the Bâtiments de France gives an opinion.
Checks before an offer
- The terrace's status in the co-ownership rules, and its mention in the preliminary contract.
- The real size of the terrace, measured separately: the listing gives it or not.
- Waterproofing: date of the last works, ten-year guarantee if the works are under ten years old, works voted or planned.
- The minutes of the last three general meetings and the maintenance log, to spot facade or roof works ahead.
- The rules of use: furniture, planting, barbecues, planters.
- Aspect and overlooking, checked on site at two different times of day.
Where to find a terrace
The terraces in the selection are in Paris, Hauts-de-Seine, Val-de-Marne and Yvelines, and in Provence-Alpes-Côte d’Azur and Corsica. In Paris they are often a top-floor setback or a ground-floor terrace on a courtyard.
Properties for sale with a terrace
52 m² 2-room flat with south terrace, Sèvres
Recent building with 26 m² terrace, Arcueil
51 m² newly refurbished duplex with terrace, rue Maurice Ripoche
43 m² 2-room flat with 12 m² terrace on the 8th floor, Le Parnassium
275 m² penthouse with terraces of over 150 m² and panoramic views, Porte-Dauphine
38 m² 2-room flat to renovate with 7 m² terrace and open view, Saint-Victor
Let’s talk about your project
Tell us what you are looking for or what you are selling in this area. The De Ferla team calls you back Monday to Saturday.
Request a call back
Frequently asked questions
Is a terrace included in the Carrez surface?
No. The Carrez surface counts only the enclosed, roofed rooms of a co-owned lot. The terrace is measured separately, and a good listing gives the two figures apart.
Who pays for the waterproofing of a terrace in a co-owned building?
It depends on the co-ownership rules. Most often the structure, which includes the waterproofing, is paid by the co-ownership, and the surface covering by the owner who has the use. Read the clause in the rules and ask the managing agent for the history of works.
Can a terrace be closed in or roofed over?
Not without permission. Closing or roofing a terrace changes the look of the building: the general meeting may have to vote on it, and the town may require a prior declaration or a building permit depending on the surface created. In a protected area the opinion of the architect of the Bâtiments de France is added.
Does a terrace raise the price of a property?
No official rule sets the value of a square metre of terrace. It is discussed property by property, according to size, aspect, view and possible use. The asking price per square metre of living area says nothing about the outdoor space: compare the total price and the terrace surface.
What is the difference between a terrace and a roof terrace?
A roof terrace is a terrace built on the roof of the building, usually on the top floor. Its waterproofing and access need checks of their own, set out on the roof terrace page.
Which documents should I ask for before buying?
The co-ownership rules, the building's division description, the minutes of the last three general meetings, the maintenance log, the charges for the last two years and the diagnostics. The co-ownership checks guide gives the full list.
Updated 14 October 2026. Sources: law of 10 July 1965, article 46, Légifrance, ANIL, balconies and terraces in co-ownership.
View a property from this page
Give us the reference of the property you like, or describe your search. The team calls you back to arrange a viewing.
Request a call back
Related reading
Other areas
Same group: luxury-real-estate-paris.com (luxury properties in Paris) deferla.com (the agency network, valuations and buying) choisirsonagence14e.com (how to choose an agency in the 14th).