What Is a CREP Report? Lead Safety in French Real Estate

The CREP report (Lead Exposure Risk Assessment) is mandatory for dwellings built before 1 January 1949 and assesses lead in paints and coatings, as well as the condition of the materials. It protects against saturnism and must be attached to the DDT report when the property is sold or rented.

Why does this matter? Lead isn’t just a relic; it’s a hidden danger in paint, plaster, or old shutters. Degraded lead-based materials release invisible dust that can be inhaled, especially by children and pregnant women. The risks include neurological damage, developmental delays, and lifelong effects. 

What Exactly Is the CREP?

The CREP is a mandatory diagnostic report for all French properties built before 1 January 1949. Its purpose is clear but vital: to detect the presence of lead in paints, coatings, and plasters. If lead is found, the report also assesses the condition of those materials. Are they intact? Peeling? Crumbling? The answers determine whether the lead poses an immediate risk to occupants.

This report is not just a bureaucratic formality. It is a legal requirement that must be included in the Dossier de Diagnostic Technique (DDT), the technical diagnostic file, whenever a property is sold or leased. Without it, your transaction could be invalidated, leading to legal and financial consequences. The CREP Report will be useful at all stages of any real estate project and will be annexed to the compromis de vente in the case of a sale and to the lease agreement in the case of a rental.

But here’s the point: the CREP is not simply about ticking a box. It is about protecting people. Lead poisoning, known as saturnism, is a serious health hazard. Children are especially at risk because their bodies absorb lead more readily than adults do. Even low levels of exposure can cause irreversible harm to their developing brains and nervous systems.

Why Should You Care About Lead in Older Properties?

You might be thinking, “My property was renovated years ago. Surely the lead is gone by now.” Unfortunately, that’s not always the case. Here’s why:

Lead-based paints were common in France until the mid-20th century. Even if walls are repainted, older lead paint layers may be hidden underneath. As paint deteriorates, these layers can resurface, releasing invisible, odourless, tasteless but highly toxic lead dust into the air when inhaled or ingested.

France has made progress in reducing lead poisoning: from 85,000 affected children in 2018 to 620 cases in 2018, thanks to stricter rules, awareness, and the CREP. However, the risk hasn’t vanished; it’s only become less visible, highlighting the importance of CREP in identifying and addressing lead hazards early.

When Do You Need a CREP?

The rules are clear: you must have a CREP if your property meets any of the following criteria:

• It was built before January 1, 1949.
• You are selling or renting the property.
• You are planning major renovations that could disturb painted surfaces (such as sanding walls, replacing windows, or stripping old paint).
• The property is part of a co-owned building (like an apartment complex), and the CREP must also cover common areas such as hallways, stairwells, or laundry rooms.

What happens if you ignore the CREP?

Let’s be blunt: nothing good, it isn’t just bureaucracy. It’s the law.

• Selling a property without a valid CREP allows the buyer to challenge the sale in court, seek compensation for health risks, or cancel the transaction.
• Renting without a CREP makes you liable for endangering tenants, who might sue, or you could face fines or criminal charges.
• If you hire an uncertified diagnostician to perform the CREP, you could be fined up to €1,500.
• If you falsify a CREP, for example, by claiming there’s no lead when there is, you could face fines of up to €300,000 and two years in prison.

How Does the CREP Process Work?

Now that you understand the importance of the CREP, let’s explore how it works. Here’s a step-by-step overview of what you can expect:

Step 1: Hire a Certified Diagnostician

First, you cannot perform a CREP yourself; it must be prepared by a certified, French-accredited professional trained to identify lead hazards, use specialised equipment, and produce legally binding reports.

How do you find one?

You can find certified diagnosticians through the Ministry of Ecological Transition’s official website. It’s advisable to compare quotes from multiple professionals. Although the CREP is often combined with other inspections, such as asbestos or electrical checks, ordering several reports together can sometimes save money.

Step 2: The Inspection

Once you’ve hired a diagnostician, they’ll schedule an inspection of your property. During this visit, they will:

• Examine all painted and coated surfaces, including walls, ceilings, windows, doors, shutters, and exterior elements such as balconies and fences.
• Use a portable XRF analyser to measure lead levels, instantly detecting the presence and amount.
• Assess the condition of lead-containing materials; are they intact, peeling, or deteriorating?

The diagnostician will note if they pose an immediate risk. Take samples for lab testing if needed, especially when surfaces are too degraded for on-site testing.

Step 3: The Report

After the inspection, the diagnostician will provide you with a detailed CREP report. This document will include:

• A list of all surfaces tested and their lead concentrations. The legal limit is 1 mg/cm². If lead levels exceed this threshold, action is required.
• An assessment of the condition of lead-containing materials. Are they stable, or do they pose a risk of releasing lead dust?
• A health risk notice that explains the dangers of lead exposure. This is especially important for tenants or buyers who may not be aware of the risks.
• Recommendations for remediation if lead is found. This could include anything from repainting to full-scale lead abatement.

What should you do with the report?

• Keep a copy for your records. You’ll need it if you ever sell or rent the property.
• Provide a copy to tenants or buyers. This is a legal requirement, and failing to do so could land you in hot water.
• Address any lead hazards immediately. If the report indicates a risk, you are legally obligated to take action.

What Happens If Lead Is Found?

Let’s imagine the worst case: your CREP report comes back, and lead is found. What should you do now? First, stay calm. Lead hazards are manageable, but you need to act swiftly and decisively. Here’s what’s required of you:

Short-Term Solutions

If the lead-containing materials are degraded but still intact, you can take immediate steps to reduce the risk:

• Repaint or seal the affected surfaces. Use a lead-specific primer to encapsulate the lead paint and prevent dust from being released.
• Clean regularly with a HEPA vacuum. This type of vacuum is designed to trap fine particles, including lead dust.
• Wet-wipe surfaces to remove any dust. Dry dusting can spread lead particles into the air, so always use a damp cloth.
• Restrict access to high-risk areas, especially for children and pregnant women.

Long-Term Solutions

If the hazard is serious or you plan renovations, consider permanent solutions.

• Replace lead-painted fixtures. Windows, doors, and baseboards are common culprits. Replacing them entirely eliminates the risk.
• Strip lead paint professionally. This is not a DIY job. Lead abatement requires specialised training, equipment, and safety protocols. Always hire a certified lead removal expert.
• Update your plumbing. While the CREP doesn’t cover lead pipes, they’re another potential source of exposure. If your property has old plumbing, consider replacing lead pipes during renovations.

A Few Practical Tips

Lead remediation can be expensive, but there are ways to offset the costs:

• Explore renovation loans. Some French banks offer specialised loans for lead abatement and other health-related renovations.
• Check for tax credits. Depending on the scope of the work, you may qualify for tax deductions or credits.
• Consult a financial advisor. They can help you navigate funding options and maximise your budget.

The Legal and Financial Risks of Ignoring the CREP

By now, it’s clear the CREP isn’t to be taken lightly. But if you’re still tempted to ignore it, consider the serious consequences.

For Sellers

If you’re selling a property and fail to provide a valid CREP, the buyer has every right to:

• Challenge the sale in court.
• Demand compensation for any health risks they face because of lead exposure.
• Cancel the transaction entirely, leaving you back at square one.

Even if the sale goes through, you could still face legal action down the line if the buyer discovers lead hazards that weren’t disclosed.

For Landlords

Renting out a property without a CREP makes you legally responsible for your tenants’ safety. If they or their children suffer health issues from lead exposure, you could be sued for damages. Even more severe, you might face criminal charges for negligence.

For Everyone

• Using an uncertified diagnostician? That’s a €1,500 fine.
• Falsifying a CREP? That’s up to €300,000 in fines and up to 2 years in prison.
• Failing to act on a positive lead test? You could be forced to perform costly remediation under court order.

What’s the bottom line?

The CREP is more than just a document. It serves as your legal shield, financial security, and, most importantly, your moral duty to the residents and visitors of your property.

Your CREP Action Plan: What to Do Next

You should now have a clearer understanding of what the CREP is, why it is important, and the consequences of ignoring it. But, knowledge only benefits you if you take action, so here is your step-by-step plan:

1. Check your property’s construction date. If it was built before 1949, you need a CREP.
2. Find a certified diagnostician. Use the official government list LINK to ensure they’re qualified.
3. Schedule the inspection. Be present during the visit so you can ask questions and understand the findings.
4. Review the report. Pay close attention to lead levels and condition assessments.
5. Address any hazards. If lead is found, take immediate action to mitigate the risk.
6. Keep records. Store your CREP with your property documents and provide copies to tenants or buyers.
7. Stay compliant. Remember, the CREP must be updated if you sell, rent, or renovate.

Protect Your Property, and the People in It

The CREP may seem like just another bureaucratic hurdle in the world of French real estate. But it’s much more than that. It’s a vital tool that shields children, families, and communities from the silent threat of lead poisoning.

As a property owner, landlord, or investor, you have a duty to ensure your property is safe and properly insured. The CREP provides you with the information necessary to fulfil that duty. Ignoring it isn’t just illegal, it’s reckless.

So, if your property falls within the scope of the CREP, don’t delay. Arrange your inspection, review your report, take appropriate action if needed, and review your health insurance options for extra peace of mind.