Sixteen terms you'll cross during your project. Bookmark this page — and ask us anything we forgot to explain.
The conductor of your construction site.
The project manager ("maître d'œuvre" in French, MOE) designs the project, selects and coordinates craftsmen, drives the schedule and checks quality. Acts on behalf of the client (MOA). At Cabinet ECHO, it's our core craft: from first sketch to handover of keys.
The project owner. The commissioning party.
The MOA ("maître d'ouvrage") is you: the person or entity who finances and will use the building. The project manager works for you and only for you.
Heritage authority overseeing protected zones.
The Architect of the Buildings of France controls any intervention visible from public space in Remarkable Heritage Sites and around listed monuments. In Rochefort, La Rochelle or Saintes, ABF approval gates building permits. An early consultation prevents three months of refusals.
Protected urban perimeter — successor to "Secteurs Sauvegardés".
A Site Patrimonial Remarquable is a perimeter where planning is governed by a specific plan (PSMV or PVAP). Rochefort has been an SPR since 2019; La Rochelle long around the old harbour; Saintes for the historic centre. Any visible intervention requires ABF review.
Environmental building regulation in force since 2022 (France).
RE2020 replaces RT2012 for new constructions. It imposes both low energy consumption AND low carbon impact (materials included). Practical consequences: stronger insulation, dual-flow ventilation, bio-sourced materials (wood, hemp, straw) preferred.
Where you put the insulation matters.
ITE (external insulation) is efficient but incompatible with old stone walls. ITI (internal insulation) is compatible with heritage buildings if you choose breathable insulation — lime-hemp, wood fibre. On Saintonge limestone we almost always go with bio-sourced ITI.
The first formalisation of the project.
APS is the first conceptual phase after the advice visit. It defines volumes, layouts, construction principles, and a budget envelope at ±20%. Time for big decisions.
The precise project, ready for permit.
APD refines APS: dimensioned plans, sections, facades, materials, technical principles. It's the dossier filed for the building permit and the basis for tendering (DCE).
The dossier sent to craftsmen for pricing.
DCE bundles plans, detailed specifications (CCTP) and quantity schedules. Craftsmen receive it to establish their bids. The more precise the DCE, the more comparable and reliable the bids — that's where budget discipline plays out.
The municipality's planning rulebook.
The PLU defines what's buildable, at what height, with what materials, at what setback. It varies from one town to another — La Rochelle's PLU isn't Royan's. Mandatory reading before any project.
Understanding the regulatory constraints before you build
A regulatory document established by the French State that identifies areas exposed to one or more natural or technological risks. It comes in several forms depending on the nature of the risk: the PPRN (natural risks), the PPRI (river flooding) and the PPRL (coastal flooding and erosion) — the latter being particularly significant in Charente-Maritime following Storm Xynthia in 2010. In Charente-Maritime, these documents affect numerous coastal municipalities and flood-prone areas along the Charente and Seudre rivers. A project located within a PPR zone may be subject to building restrictions, specific technical requirements or conditions on planning permission. These constraints must be identified from the outset — they directly influence the design and the overall budget of the project.
Soft limestone of the Charente subsoil.
Cream-white limestone, found in 80% of old facades in Rochefort, Saintes and surroundings. Beautiful but capricious: it breathes, absorbs moisture, releases heat slowly. Any thermal renovation must preserve that breathing — otherwise the stone rots within a decade.
The traditional binder compatible with old buildings.
Natural hydraulic lime (NHL3.5) is the reference binder for renders, mortars and concretes on heritage buildings. Unlike Portland cement (waterproof and rigid), it stays vapour-permeable and follows wall movements — exactly what Saintonge limestone needs.
Durable wood for exterior facades.
Larch is one of the most durable softwoods (use class 3, no treatment needed). Installed in vertical boards, it greys naturally under UV to take a silver patina within 2-3 years. Heavily used on contemporary extensions in Charente-Maritime.
The vertical edge around a flat roof.
The acroterion closes and dresses the perimeter of a flat roof. Can be masonry, capped with metal flashing (zinc, aluminium, lacquered steel). It's also a strong architectural element that draws the building's silhouette — important aesthetic choice.
The regulatory unit that triggers permit requirements.
The "surface plancher" is the sum of each level's area, measured to inner wall faces, minus stairwells, ducts and wall thickness. Above 150 sqm, hiring an architect becomes mandatory for new constructions.
The detailed specification of a works lot.
CCTP precisely describes what each trade must do: materials, methods, standards, finishes. At the DCE stage, it allows craftsmen to price accurately — and the project manager to compare bids line by line. The more precise the CCTP, the fewer surprises on site.
Advisory role for the client, distinct from the project manager.
AMO assists the client with strategic decisions (programme, budget, MOE selection, quality control) without designing or running the site itself. Useful on complex operations or for inexperienced clients.
Subsoil analysis before foundations.
The soil study classifies the ground (clay, limestone, fill…) and recommends suitable foundations. G1 has been mandatory since 2020 for selling land in clay zones. G2 (more precise) is required for construction. Around Rochefort, soils are often heterogeneous — the study avoids €20-50k of remedial work.
The energy rating of a dwelling, A to G.
The DPE rates a building's energy consumption and carbon impact. Since 2025, G-rated dwellings can't be rented out; F will be banned in 2028, E in 2034.
Mandatory insurance covering structural damages for 10 years.
The décennale is the mandatory insurance of every craftsman on site. It covers, for 10 years from reception, any disorder compromising the structure's solidity or its fitness for purpose. The project manager verifies each craftsman holds a current décennale before signing contracts — a detail that can save a project.
The simplified permit for small works.
The DP applies to works altering external appearance (rendering, openings, fencing) or extensions under 20 sqm (40 sqm in urban PLU zones). Review takes 1-2 months (3 months in heritage zones). Above these thresholds, a full building permit is required.
The planning regulation specific to heritage zones.
The PSMV is a regulatory planning document that replaces the PLU within Remarkable Heritage Sites. It classifies each building (to preserve, restore, demolish), specifies authorised materials, colours, joinery.
Turnkey builder's contract — different from project management.
The CCMI is a 1990-regulated contract where a builder handles both design AND execution of a single-family home for a fixed price. Pro: strong regulatory protection (delivery guarantee, fixed price). Con: standardisation and opaque margins. By contrast, project management lets the client choose craftsmen with transparent pricing — each model has its place.
