Glossary

Construction reserves (réserves), definition and guide for architects managing reception

Construction reserves (réserves de construction) are defects, faults, or non-conformities identified during the reception (handover) of a building. They are recorded in the reception PV (procès-verbal de réception) and must be cleared by the contractor within a contractually fixed deadline. Until a reserve is cleared, the affected work is not considered compliant with the construction contract.

What it means in practice

A reserve is a formal claim. At reception, the architect and the client walk the building trade by trade. Every visible defect, paint, sealant, joinery, finish, equipment that does not match the specification, is recorded on the reception PV with its location, the responsible trade, and a deadline for repair. The client then accepts the building with reserves.

A reserve is not the same as a latent defect. A reserve is a visible defect, observed and recorded at the moment of reception. A latent defect (malfaçon) is a construction fault that may be hidden and surface after reception; it then falls under the statutory warranties (parfait achèvement, two-year, and ten-year décennale), not under the PV. The distinction matters: a defect that is not recorded as a reserve cannot always be claimed later.

Clearing the reserves (levée des réserves) is the act by which the contractor corrects the defect and the architect confirms the repair. Each cleared reserve is dated and signed. When every reserve is cleared, the architect issues a clearance PV (PV de levée des réserves) that closes the tracking and, where applicable, releases the retention guarantee and the final payment.

Legal framework for reserves under French construction law

Reception and reserves are governed by Article 1792-6 of the French Civil Code, which defines reception as the act by which the client accepts the works, with or without reserves. This reception is what starts the statutory warranties created by the loi Spinetta of 4 January 1978: the one-year completion guarantee (parfait achèvement), the two-year functional guarantee, and the ten-year décennale liability.

The completion guarantee, set out in Article 1792-6 of the Civil Code, requires the contractor to repair the defects flagged as reserves on the reception PV, as well as any notified in writing during the year that follows. Deadlines and procedures for clearing reserves are further defined by the works contract and, for public contracts, by the CCAG Travaux.

The architect carries responsibility for how reception is conducted. A reserve that is not recorded, or a clearance that is not documented, weakens the evidence chain on which these warranties rest. Tracing each reserve, observation, photo, notification, repair, clearance, directly protects the architect under their ten-year décennale liability.

How Builddar handles construction reserves

Builddar is construction site reporting and defect tracking software. Every reserve is logged on site with its location, trade, photo, and deadline, then assigned to the responsible contractor and tracked to clearance. Deliverables are prepared from the same data and retain the item's history.

The single plan starts at €35 excl. VAT per month per active project, with unlimited seats and free contractor access. It covers construction tracking, buyer handover, and aftercare in one journey.

Frequently asked questions about construction reserves

A construction reserve (réserve) is a defect, fault, or non-conformity identified during the reception of a building and recorded in the reception PV (procès-verbal de réception). It precisely identifies what the contractor must correct before the work is considered compliant. The client accepts the building with reserves, and each reserve must be cleared within the deadline set in the contract.
A reserve is a visible defect observed and recorded on the PV at the time of reception. A latent defect (malfaçon) is a construction fault that may be hidden and appear after reception; it then falls under the statutory warranties (completion, two-year, and ten-year décennale). Every reserve is a defect, but not every defect is a reserve: only what is recorded on the reception PV formally constitutes a reserve.
The deadline to clear reserves is set by the works contract, usually between 60 and 90 days after reception, or by a specific date written on the PV. The one-year completion guarantee, running from reception, covers both the reserves on the PV and any disorders notified in writing during that year. If the contractor fails to clear its reserves, the client can issue a formal notice and then have the work done at the contractor's expense.
When every reserve is cleared, the architect issues a clearance PV (PV de levée des réserves) confirming the repair of each defect. This document closes the reception tracking and, depending on the contract, releases the 5% retention guarantee and the final payment to the contractor. The clearance must be dated and documented to remain enforceable.
With Builddar, each reserve is logged on site with its location, trade, photo, and deadline, then assigned to the contractor and tracked to clearance. Deliverables are prepared from the same data and retain the item's history.

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