In France, individuals planning a new-build home can choose from several contractual arrangements: a single-family home construction contract (CCMI) with a builder, a full-service commission entrusted to an architect, or a project management contract. Each option involves different responsibilities, guarantees and degrees of flexibility.
The project manager, a building professional responsible for designing the plans and coordinating the construction site, occupies a distinctive position in this landscape. Their involvement raises practical questions about the legal framework, budget management and the supervision of tradespeople.
Project management contract vs. CCMI: what the legal framework really changes
The distinction between a project management contract and a CCMI is more than a matter of terminology. Governed by law, the CCMI includes a guarantee of completion at the agreed price and within the agreed timeframe. If the builder defaults, a guarantor steps in to complete the project.
A project management contract does not include this mechanism by default. The client (the individual) signs separate contracts with each company. If a tradesperson abandons the site or goes bankrupt, the client must manage the situation, with support from the project manager but without an equivalent safety net.
This difference carries significant weight in the decision. If you want to choose a project manager for your new-build home, carefully compare the terms of the proposed contract with the protections offered by a CCMI, and check who bears the risk of cost overruns or work stoppages.
The project manager remains bound by a duty to advise. They must alert their client to technical or financial risks. They may be held liable for failing to meet this obligation, but the precise scope depends on what is set out in the contract.
Ten-year structural warranty for new builds: checks to carry out yourself
The ten-year structural warranty covers damage that compromises the structural integrity of the building or makes it unfit for its intended use for ten years after handover. It applies to builders, tradespeople, project managers and architects. In theory, everyone is covered.
In practice, each contractor’s ten-year insurance certificate must correspond exactly to the work they have been hired to do. A company insured for masonry that also installs the roof structure may not be covered for that second type of work. The certificate must also be valid on the date construction begins, not just when the quote is signed.
The project manager has a role in checking this, but clients are well advised to request each certificate themselves and verify the activities listed. A reputable project manager will provide these documents without being asked. If they do not, consider it a warning sign.
What the ten-year warranty does not cover
The ten-year warranty does not cover every defect discovered after handover. It applies to damage of a certain severity, such as structural cracks, leaks that make the home uninhabitable or partial collapse. Cosmetic defects, poor workmanship and faulty equipment fall under other warranties (the warranty of perfect completion and the two-year warranty).
Confusing these warranties can lead to unpleasant surprises. The project manager should clearly explain to the client which warranty applies in each case, and the handover report plays a central role in this process.
Handover of the work: a milestone the project manager should help you formalize
Handover is the formal act by which the client accepts the completed work, with or without reservations. It is not just a courtesy visit: it is a legal milestone that triggers the start of the warranty periods (perfect completion, two-year and ten-year warranties).
A written handover report, signed by the client and listing every issue identified, records the actual condition of the work. Visible defects not mentioned in this document can no longer be raised later.
- Inspect every part of the work before handover: waterproofing, windows and doors, utility connections, and floor and wall finishes
- Record any reservations precisely (location, nature of the defect, dated photographs)
- Set a deadline for resolving the outstanding issues in the handover report, usually agreed with each company
- Keep a signed copy of the report, which can serve as evidence in the event of a later dispute
The project manager will normally accompany the client at this stage. Their technical expertise helps identify problems an individual might miss: a wall that is out of plumb, a deviation from the plans or a substituted material. This is one of the moments when their added value is most tangible.
Project manager, architect or builder: how to choose for a single-family home
Choosing between these three professionals is not simply a matter of price. It depends on the level of customization you want, your tolerance for risk and how much time you can devote to overseeing the project.
- A builder working under a CCMI provides a protective framework with a completion guarantee, but plans are often standardized and options for changes are limited
- An architect is required above a certain floor area and provides bespoke architectural design, but their fees are generally higher and they do not always manage the day-to-day supervision of the site
- A project manager provides customized plans, coordinates tradespeople and oversees the work, with fees often calculated as a percentage of the construction cost
One of the project manager’s key advantages is the selection and coordination of tradespeople for each part of the work. The client can compare quotes from each trade, choose their contractors and keep track of the actual cost of each item. This transparency has a trade-off: it requires more personal involvement than a CCMI, under which the builder manages everything.
What happens if a defect occurs?
If a defect appears after handover, the number of parties involved in a project managed under this arrangement can make it harder to identify who is responsible. With a CCMI, the builder is the single point of contact. Under a project management contract, it may be necessary to determine whether the defect stems from the design (project manager), the workmanship (tradesperson) or a faulty material.
This is worth considering before signing. A well-drafted project management contract clearly sets out each party’s responsibilities and makes it easier to seek recourse if a problem arises.
A project manager can be a valuable ally if you want a bespoke home with close technical oversight. The key is to enter the relationship with a careful understanding of the contract, thorough checks of the insurance cover and active involvement at every key stage of the project, including handover.
