Architectural project stages in France: ESQ, PC, PRO, DCE explained

Even for French clients, it is not always obvious what an architect in France actually does and how the process works from start to finish. In France, an architect’s responsibilities are structured according to the different stages of an architectural project. Knowing these stages will help you understand exactly what to expect from your architect at each step, and which phases are essential for your specific project.

Broadly, these stages can be grouped into three main categories:

·       Pre-design services 

·       Design services 

·       Construction-related services 

Pre-design Services for Architectural Projects in France

Measured Survey of the Existing Building (Relevé d’état des lieux – REL)

This stage is essential if your project involves an existing building, such as a villa renovation or a barn conversion into a luxury dwelling. During this phase, the architect conducts precise measurements and produces detailed plans of the current structure, which serve as the foundation for all subsequent design work.

By starting with an accurate measured survey, the architect ensures that the design solutions are both feasible and tailored to the existing conditions, avoiding surprises during construction.

Feasibility Study (Étude de faisabilité – FAISA)

A feasibility study is essential if you want to ensure that your project is viable on a specific site before starting the design process. This step is particularly important when considering the purchase of a plot or an existing building for construction or renovation, and you need to assess what is possible or estimate the potential habitable area you could create.

During this stage, the architect carefully analyzes your program, visits the site, and reviews all relevant information: planning regulations, natural hazards, topography, and other constraints. Based on this analysis, the architect produces plans, sketches, and diagrams that clearly communicate the feasibility of your project.

By conducting a feasibility study, you gain a clear understanding of the opportunities and limitations of your site, allowing informed decisions before any design work begins.

Need help with a measured survey or a feasibility study for your project in France? Contact DN Architectes for expert guidance.

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Design services in France

 

Draft design (Esquisse – ESQ)

During the draft design stage, the architect presents the first concepts of your project, usually in the form of sketches and preliminary plans. Multiple design options are often proposed to help clarify your needs and define the project’s overall direction.

Overall Design of the Project (Avant-projet - AVP)

In the Overall Design (AVP) phase, the architect finalizes the building’s dimensions and appearance, presents the selected design solutions, and determines the surface areas and materials for all program elements. At this stage, the architect ensures that the estimated construction cost aligns with the client’s budget.

By carefully developing both the draft (ESQ) and overall design (AVP), the architect ensures that your project is aesthetically refined, functionally optimized, and financially controlled. While some architectural agencies in France skip this stage, at DN Architectes we consider the AVP phase essential. It allows us to verify compliance with the budget and anticipate potential technical issues before submitting the building permit application, avoiding costly or time-consuming modifications later.

Planning and Zoning Application Package (Demande de permis de construire - DPC)

If your project requires submitting an urban planning application (such as a preliminary declaration or a building permit), this service is carried out by the architect. For more details about different types of planning permissions in France, see our article: Building Permit in France vs Déclaration Préalable: Which Planning Permission Do You Need?

During this stage, the architect prepares and signs all graphic documents and written materials required for the application. While the client is theoretically responsible for submitting the documents to the urban planning authorities, at DN Architectes, the architect handles the submission on the client’s behalf, ensuring a smoother and more reliable process.

Detailed Design (PRO)

During the Detailed Design (PRO) stage, the client validates the nature and characteristics of all materials and equipment to be used in the project.

The architect produces comprehensive plans, sections, and elevations, along with detailed specifications describing the scope of work, materials, and quality standards. This ensures that every aspect of the project is clearly defined before moving forward to the construction phase, reducing risks and ensuring that the final outcome meets both design intentions and client expectations.

Construction-related architectural services in France

 

Tendering and Contractor Selection (Dossier de consultation des entreprises – DCE)

If you haven’t yet selected a construction company, the tendering stage is crucial for choosing the best contractors to bring your project to life.

As explained in our article Architect, Maître d’Œuvre, Interior Designer, Builder… Who Does What in France? architects in France cannot have financial ties to construction companies, ensuring complete independence and objectivity when selecting contractors.

During the tendering phase, the client, with the architect’s guidance, prepares a list of contractors to be consulted. The architect compiles all project documents required for the consultation, conducts a comparative analysis of the contractors’ bids, and prepares a detailed report. Based on this analysis, the architect proposes a shortlist of companies that could be selected to carry out the project.

This process guarantees a transparent and well-informed selection of contractors, giving you confidence that your project will be executed with both quality and efficiency.

Approval of Execution Documents (Visa)

In France, the execution studies—detailed plans showing how every element of the project will be constructed—are generally produced by the contractors.

The architect’s role at this stage is to review and approve these execution documents, ensuring they are fully compliant with the overall design project previously developed. This verification step is essential to maintain the design intent, quality standards, and functional requirements throughout construction.

Construction Supervision (DET)

During the Construction Supervision (DET) phase, the architect organizes and leads site meetings, preparing written minutes that are distributed to the contractors, the client, and any other relevant parties. The architect closely monitors the progress of the works and verifies that they comply with the contractual documents, ensuring that the project is executed according to the approved design and quality standards.

At DN Architectes, site meetings are typically held once a week, allowing for continuous oversight and proactive management of any issues that may arise.

Another key responsibility of the architect during this phase is to review and verify the contractors’ invoices, ensuring that payments correspond to the works actually completed and comply with the contractual agreements.

As-Built Documentation (DOE)

Once the building is handed over, the contractors are required to provide as-built documentation detailing:

·       How the building was actually constructed – between the start of construction and handover, there are often adjustments and refinements compared to the original plans.

·       How to operate installed systems and equipment, such as home automation, heating systems, or special finishes like natural stone or glass.

The architect compiles all the as-built plans, manuals, and documentation provided by the contractors into a complete and organized set. This ensures that the client has a clear reference for the building’s construction and operation, supporting maintenance, future renovations, or technical interventions.

Architectural project stages in France : Which stages do you need?

Not every project requires all of the phases described above. Depending on your specific needs, you may only require pre-design services, or in other cases, only design services.

If you are unsure about which stages are necessary for your project in France, feel free to contact DN Architectes. Our team of experienced architects will help you determine the appropriate scope of services to ensure your project is efficient, compliant, and aligned with your vision.

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