French rental inventory: rules, shared cost, 2026 cap

An obligation at every move-in and every move-out

The check-in inventory is attached to the lease and drawn up when the keys are handed over; the check-out inventory, when they are returned or very shortly afterwards (service-public.gouv.fr). There are three ways to do it:

• amicably, between tenant and owner;
• amicably, between the tenant and a professional (estate agent or notaire) representing the owner;
• by a commissaire de justice (formerly huissier, bailiff) if either party refuses to attend, to carry out the inventory or to sign it. They summon both parties by registered letter at least 7 days in advance; their report is binding on everyone, even if one party is absent.

For a furnished let, there must also be an inventory and detailed condition report of the furniture, signed and annexed to the lease, which cannot give rise to any charge other than that for the état des lieux (service-public.gouv.fr).

What the document must contain

The état des lieux is written, on paper or in electronic form, and given to each party on signature. The check-in and check-out inventories are presented either on a single document with two columns per room, or on two similarly laid-out documents. At a minimum it states (service-public.gouv.fr):

• the type (check-in or check-out), the date and the location of the home;
• the names of the parties and, where applicable, their agents;
• the readings of the individual water and energy meters;
• the keys and means of access;
• for each room, the condition of floors, walls, ceilings, equipment and furniture, with any observations, reservations and photos;
• the signatures.

At check-out, the tenant’s new address, the date of the check-in inventory and any changes observed since are added.

Correcting the check-in inventory. The tenant can ask to supplement it within the 10 calendar days that follow, for any element of the home, and during the 1st month of the heating season for heating elements (service-public.gouv.fr).

Who pays for the inventory: the per-m² cap in 2026

Where the cap comes from. Decree no. 2014-890 of 1 August 2014 (art. 2) set the cap for the inventory service at €3 per m² of living area. It is revised by arrêté (ministerial order) in line with the IRL (rent reference index): the order of 17 July 2025 indexes it, from 1 January 2026, to the change in the IRL between the third quarters of 2024 and 2025 (Légifrance). The amount applicable in 2026, published by service-public.gouv.fr, is €3.03 incl. VAT/m².

Official example: for 25 m², an inventory invoiced at €170 incl. VAT. Half is €85; the cap is 25 × 3.03 = €75.75. The tenant pays €75.75, the owner €94.25. If invoiced at €100, the tenant pays only half, €50 (service-public.gouv.fr).

Fees of a commissaire de justice in mainland France (VAT included, fee order of 25 February 2026 cited by service-public.gouv.fr):

To this are added the summons letters (€18.06) and travel costs (€11.28). The total is split equally; fees are higher in the overseas départements (service-public.gouv.fr).

No inventory, or a disagreement

• No check-in inventory because the landlord refused, despite a formal notice: at the end of the lease they will have to prove they delivered the home in good condition to charge for any damage.
• Tenant refuses: they are presumed to have received the home in a good state of tenant’s repairs and must return it in that state, unless they prove otherwise.
• Vétusté (wear and tear): differences due to normal wear justify no deduction from the security deposit; a grille de vétusté (wear and tear schedule) can be agreed when the lease is signed.

For a dispute of €5,000 or less, an attempt at amicable settlement (departmental conciliation commission, conciliateur de justice or mediator) is compulsory before bringing the matter before the juge des contentieux de la protection (the judge for tenancy and consumer disputes), within 3 years of the dispute arising (service-public.gouv.fr).

Which professional to consult

An agent immobilier (estate agent) engaged for letting management carries out detailed, photographed inventories, within the cap of €3.03 incl. VAT/m² chargeable to the tenant in 2026. For a furnished let, they also draw up the furniture inventory. A notaire (notary) can also carry out the inventory on the owner’s behalf (service-public.gouv.fr).