28 Fév

Trouver le logement de ses rêves : comment s’y prendre ?

Trouver le logement de ses rêves: comment s'y prendre?

Comme 40% des Français, vous l’aurez peut-être remarqué : trouver chaussure à son pied en matière d’immobilier n’est pas chose aisée ! Comment éviter de se perdre dans les démarches et les ascenseurs émotionnels, au risque de se retrouver sans toit sur la tête ? Quelques astuces ici !

Rien ne sert de courir…

Comme le dirait la tortue de La Fontaine

Trouver un logement qui répond à toutes nos exigences et réaliser les démarches nécessaires prend du temps. Comptez en moyenne sept mois pour un achat (quatre mois de recherche en moyenne et trois mois à partir de la signature du compromis), trois mois pour une location vide et un mois pour une location meublée. Bien entendu, il s’agit d’une moyenne, et cela peut aller bien plus vite comme cela peut prendre encore plus de temps ! Mieux vaut donc s’y prendre très en avance pour trouver son habitation.

Comme vous pourrez le lire dans notre article « Faut-il attendre les beaux jours pour vendre ou louer son logement ? », il n’existe pas une saison meilleure qu’une autre pour rechercher un bien. La seule règle est donc de s’y prendre suffisamment tôt, en particulier si vous souhaitez habiter dans une zone tendue où la demande est plus importante que l’offre !

Connais-toi toi-même

Dicton populaire inscrit sur le temple de la pythie de Delphes

Avant de vous lancer dans la recherche de votre cocon douillet, il est important de connaître vos critères essentiels. Distinguez bien vos besoins impératifs (nombre de chambres, surface minimum, meublé ou vide pour une location, proximité des écoles et commerces, ascenseur, garage…), de vos rêves les plus fous (vue imprenable sur l’Everest, jacuzzi à jets hydromassants, dressing de star, château pyramidal…). On a parfois tendance à se focaliser un peu trop sur nos envies, et à en oublier nos besoins, qui sont pourtant les critères les plus déterminants pour un achat ou une location !

Faites également un point sur votre capacité financière : pour cela, n’hésitez pas à vous rapprocher de votre banque et à faire un bilan personnalisé avec votre conseiller, voire même à demander un accord de principe si vous désirez réaliser un emprunt. Cela permettra aux éventuels intermédiaires qui s’occuperont de votre dossier de bien cerner votre situation, et rassurera les vendeurs du bien sur lequel vous vous positionnerez.

D’une manière générale, en location comme à la vente, le montant que vous payerez chaque mois (remboursement d’un emprunt ou loyer et charges) ne doit pas excéder 1/3 de vos ressources (salaire, pension de retraite, aides CAF, allocations chômage, etc.). Ce montant dépend souvent de votre situation particulière, et le « reste à vivre » peut être pris en compte.

Une fois tous vos critères soigneusement sélectionnés, vous pouvez commencer votre recherche de bien !

Trouver la perle rare

Pour trouver votre coup de cœur, n’hésitez pas à jouer sur tous les tableaux. Internet est aujourd’hui l’outil indispensable de la recherche de bien. Maintenant que vous avez parfaitement cerné vos besoins, vous aurez accès en quelques clics à de nombreuses annonces correspondant à votre recherche ! Naviguez sur les plateformes en ligne telles que Bien Ici, Se Loger ou Logic Immo, qui recensent les annonces de professionnels de l’immobilier. Visitez également les sites Internet des agences situées dans le secteur où vous souhaitez habiter. Enfin, lorsque c’est possible, comme sur notre site (www.evasion-immo.com), abonnez-vous aux « alertes immo » : après avoir sélectionné vos critères principaux et laissé vos coordonnées, vous recevrez automatiquement les annonces des nouveaux biens correspondants à votre recherche !

Si vous êtes de « l’ancienne école », sachez qu’il existe encore aujourd’hui des éditions papier des annonces immobilières de votre secteur, que vous retrouverez dans certaines agences immobilières. Vous n’y trouverez cependant pas toutes les offres disponibles ! N’hésitez pas non plus à vous rendre dans le quartier qui vous intéresse et à scruter les panneaux « à vendre » ou « à louer ».

Enfin, osez pousser la porte des agences immobilières ! Fins connaisseurs du marché, nos conseillers sauront être à votre écoute et vous proposer des biens qui ne sont parfois même pas encore sur le marché !

 

J’ai un coup de cœur ! A quoi faut-il faire attention ?

Vous avez plusieurs fois cru trouver une pépite, avez enchaîné des visites parfois décevantes, réajusté vos critères de recherche, et vous avez ENFIN trouvé le bien qu’il vous faut. Alors comment être sûr que vous misez sur le bon cheval ?

Avant de signer, il y a quelques critères sur lesquels vous devriez vous attarder :

–          Le montant des charges et impôts :

Si vous achetez un bien, vous devrez bien entendu payer les factures d’eau, d’électricité et de chauffage, ce qui n’est pas une mince affaire dans notre vallée où la neige est présente pendant 4 à 6 mois ! Vous serez également redevable de la taxe foncière et de la taxe d’habitation, qui dépendra de la structure de votre foyer. N’hésitez donc pas à demander à votre agent immobilier de vous fournir des factures ainsi que l’avis de taxe foncière des vendeurs, afin de vous faire une idée du montant annuel que vous devrez payer ! Enfin, en copropriété, vous devrez également vous acquitter des charges communes de copropriété (entretien des communs, chauffage et eau si collectifs, gardien, ascenseur, frais de déneigement…) ainsi que des éventuels travaux prévus. Le montant annuel des charges communes de copropriété doit être indiqué dans chaque annonce en copropriété. En revanche, pour connaitre les éventuels travaux à venir et leur coût, il vous faudra vous plonger dans les comptes-rendus d’Assemblée Générale de la copropriété, ou demander conseil à votre conseiller en immobilier ! Certaines de ces charges pourront être imputées à l’occupant de votre logement si vous décidez de le mettre en location.

A la location, vous devrez payer le montant mensuel des charges indiqué obligatoirement dans les annonces, ainsi que la taxe d’habitation. Certaines autres charges comme la taxe de ramassage des ordures ménagères (TOM) figurant sur l’avis d’imposition foncier de votre bailleur pourront vous être imputées en plus des charges mensuelles. Renseignez-vous avant de signer votre bail afin de ne pas être surpris lorsque les factures arriveront !

 

–          Le diagnostic de performances énergétiques (DPE) :

Obligatoire depuis 2006 pour toute vente et depuis 2007 pour toute mise en location, le DPE est un bon indicateur des performances énergétiques du logement qui vous intéresse. Réalisé par un diagnostiqueur certifié, le DPE décrit le bâtiment ou le logement (surface, orientation, murs, fenêtres, matériaux, etc.), ainsi que ses équipements de chauffage, de production d’eau chaude, de refroidissement et de ventilation. Deux étiquettes à 7 classes, de A (excellentes performances) à G (très mauvaises performances), permettent d’avoir en un coup d’œil un aperçu du résultat de l’analyse. L’étiquette énergie permet de connaitre la consommation d’énergie (en d’autres termes, une estimation du montant de la facture), tandis que l’étiquette climat permet de connaitre la quantité de gaz à effet de serre émise.

Ce dispositif s’inscrit dans un ensemble de mesures visant à préserver l’environnement et à limiter l’impact de la hausse des coûts de l’énergie sur le porte-monnaie des Français. Il comprend également des recommandations qui permettent à l’occupant du logement de connaitre les mesures les plus efficaces pour économiser de l’énergie. N’hésitez pas à demander le DPE à votre agent immobilier pour pouvoir bénéficier de ces conseils et prévoir d’éventuels travaux d’améliorations énergétiques !

–          Le mode de chauffage :

Une fois les factures et le DPE en main, vous saurez sans doute quel est le mode de chauffage et combien il vous coûtera de l’entretenir. Mais il pourrait exister quelques subtilités comme la présence de panneaux photovoltaïques, d’une base au sol, ou d’un chauffage d’appoint (poêle à bois, etc.). Que vous prévoyez de louer ou d’acheter, sachez par exemple qu’en cas de présence d’une cheminée, il vous faudra l’entretenir annuellement. N’hésitez pas à vous renseigner auprès de votre agent sur le fournisseur de fioul ou de bois, le certificat de ramonage, ou encore le contrat de revente d’électricité en cas de production d’énergie !

 

–          Les équipements :

Le logement que vous souhaitez habiter est-il meublé ? La cuisine est-elle équipée ? Le dressing sur mesure sera-t-il laissé sur place ? Autant de questions à se poser avant un achat ou une location pour éviter les surprises lors de l’emménagement ! Que vous souhaitiez trouver le logement complètement vide pour pouvoir ramener vos propres équipements, ou que vous ayez eu un coup de cœur pour la belle table en bois de la salle à manger, n’hésitez pas à le faire savoir à votre agent, qui pourra en parler aux propriétaires. Ceux-ci seront peut-être ravis de se débarrasser de cette grande table, ou de récupérer leur réfrigérateur !

Si vous souhaitez ramener des meubles encombrants (fauteuil d’angle, buffet, machine à laver…), n’oubliez pas de prendre quelques mesures ou de demander les plans (s’ils existent !) pour vous assurer que vous pourrez les garder !

 

–          Les annexes :

Vous avez une famille de skieurs et beaucoup de matériel à stocker ? Vous préférez que votre véhicule passe l’hiver au chaud ? N’oubliez pas de demander si le logement bénéficie d’une cave, d’un grenier, d’un garage ou de toute autre annexe nécessaires à votre confort ! Si ces annexes ne sont pas prévues avec le logement, il peut être possible de les louer ou de les acheter séparément. Demandez conseil à votre agent immobilier !

 

Eurêka !

Aurait crié Archimède en sortant de son bain

Vous avez posé toutes les questions importantes et vous êtes toujours sous le charme : il est temps de vous engager en constituant un dossier !

En cas d’achat, c’est une offre au prix de vente qui a le plus de chance de vous garantir l’acceptation de votre dossier par le vendeur…à condition que vous soyez le seul à formuler cette offre ! Le vendeur doit normalement accepter une offre au prix, mais si plusieurs offres sont formulées, il est en droit de choisir le dossier qui lui paraitra le plus susceptible d’aller jusqu’à la signature de l’acte authentique chez le notaire. Si vous souhaitez négocier le prix, posez-vous toujours la question : êtes-vous prêts à passer à côté de ce bien pour la somme que vous négociez ? Si oui, votre agent immobilier fera son possible pour faire accepter votre offre par le vendeur…sans garantie de résultat, car une offre en-dessous du prix de vente sera toujours une déception pour un vendeur !

Il est pratiquement impossible pour un vendeur de se rétracter d’un accord conclu, et un acquéreur non solvable fait donc perdre un temps précieux aux vendeurs, ce qui explique qu’ils soient pointilleux lors de l’acceptation d’une offre ! Lorsque vous formulez une offre d’achat, votre situation professionnelle et financière sera donc déterminante pour son acceptation par le vendeur. Si vous n’avez pas besoin de contracter un prêt bancaire, ou que vous avez un apport personnel conséquent, vos chances que votre dossier soit accepté seront plus grandes. Si vous avez besoin de contracter un prêt, un accord de principe de votre banque sera en mesure de rassurer le vendeur sur votre capacité financière.

Pour constituer un dossier de location, veillez à fournir toutes les pièces demandées par votre agent immobilier. Attention toutefois : la liste des pièces que l’agence est en droit de vous demander est strictement définie par la loi (pièce d’identité, quittances de loyer, contrat de travail, carte d’étudiant, bulletin de salaire, etc.), tout comme les pièces que l’on ne peut pas vous demander (RIB, extrait de casier judiciaire, contrat de mariage, etc.). La liste complète de ces pièces peut être retrouvée en cliquant sur le lien ci-après : https://www.service-public.fr/particuliers/vosdroits/F1169 .

Pour mettre toutes les chances de votre côté, vous pouvez fournir en plus une lettre de recommandation de votre ancien bailleur, qui attestera que vous payez régulièrement votre loyer et que vous avez entretenu correctement votre logement. Même si cela ne vous est pas demandé, vous pouvez également fournir un dossier contenant les pièces nécessaires pour un cautionnaires (parents, employeur…), en particulier lorsque vous entrez en période d’essai pour un nouveau contrat. (Attention toutefois : il est interdit de cumuler cautionnaire et Garantie de Loyers Impayés !). Ces documents rassureront le bailleur et augmenteront vos chances de voir votre dossier accepté. Si vous touchez des aides de la CAF, demandez à ce que ces aides soient versées directement au bailleur : cela viendra en déduction du montant du loyer et augmentera donc normalement votre seuil de solvabilité, suivant les modes de calcul utilisés par les différents bailleurs.

 

Patience et longueur de temps…

Maxime dont le lion de La Fontaine ferait mieux de se rappeler !

D’une manière générale, la recherche d’un logement est une activité extrêmement chronophage : soyez prêts à faire des concessions, et restez patients en toutes circonstances ! Lorsque vous serez bien installés et regarderez tomber la neige par la fenêtre confortablement installés dans votre canapé, vous ne regretterez pas votre persévérance !

Des questions ? Des remarques ? Notre équipe de conseillers est à votre disposition pour vous répondre !

 

Sources :

https://www.bva-group.com/sondages/les-francais-et-le-logement-3/#contactform

Etude Opinion Way pour Meilleurs Agents : « Comportements et attentes des vendeurs en 2018 »

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