French rent control 2026: cities, caps, penalties

Where does rent-level control apply in 2026?

Two mechanisms coexist. In all municipalities in a zone tendue (high-demand housing area), it is the increase in rent that is controlled: when re-letting or renewing, the landlord cannot raise the rent freely. In certain large cities, the level of the rent itself is capped (service-public.gouv.fr). Here is the official list of areas under the second mechanism:

Sources for the dates: Ministry for Ecological Transition for Paris, Lille, Plaine Commune, Est Ensemble, Lyon-Villeurbanne, Montpellier and Bordeaux; service-public.gouv.fr for the Basque Country; Grenoble-Alpes Métropole for Grenoble.

Est Ensemble: Bagnolet, Bobigny, Bondy, Le Pré-Saint-Gervais, Les Lilas, Montreuil, Noisy-le-Sec, Pantin, Romainville. Plaine Commune: Aubervilliers, La Courneuve, Épinay-sur-Seine, L’Île-Saint-Denis, Pierrefitte-sur-Seine, Saint-Denis, Saint-Ouen-sur-Seine, Stains, Villetaneuse. Grenoble-Alpes Métropole: Bresson, Claix, Domène, Eybens, Fontanil-Cornillon, Gières, Meylan, Murianette, Poisat, La Tronche, Seyssins, Varces-Allières-et-Risset, Venon, and part of Échirolles, Fontaine, Grenoble, Le Pont-de-Claix, Saint-Égrève, Saint-Martin-d’Hères, Sassenage and Seyssinet-Pariset. Basque Country: Ahetze, Anglet, Arbonne, Arcangues, Ascain, Bassussarry, Bayonne, Biarritz, Bidart, Biriatou, Boucau, Ciboure, Guéthary, Hendaye, Jatxou, Lahonce, Larressore, Mouguerre, Saint-Jean-de-Luz, Saint-Pierre-d’Irube, Urcuit, Urrugne, Ustaritz, Villefranque (service-public.gouv.fr).

An experimental scheme. Article 140 of the loi ELAN (2018 housing law), in the version in force on 11 October 2026, provides for the experiment “for a period of eight years from the publication” of the law of 23 November 2018; the loi 3DS of 2022 had extended it by three years, “until 2026” (Ministry). The reference rents published for Paris, Est Ensemble, Plaine Commune, Lille, Bordeaux, Grenoble and Montpellier apply until 24 November 2026; those for Lyon-Villeurbanne cover November 2025 to October 2026 (service-public.gouv.fr). Without a new law, the capping of rent levels ends on 24 November 2026; as of 12 October 2026, no extension has been published.

Reference, capped and floor rents: how it works

Each year, the préfet (the State’s representative in the département) sets by order, for each sector and category of home, a reference rent (the median rent recorded by the local rent observatory), a capped reference rent (+ 20%) and a loyer de référence minoré (floor reference rent, − 30%) (Ministry for Ecological Transition). These amounts vary according to the type of letting (unfurnished or furnished), the number of rooms and the period of construction (service-public.gouv.fr).

The lease must state the reference rent and the capped reference rent; the base rent (excluding service charges and any supplement) must not exceed the capped rent in force at signature. These amounts must also appear in the listing. If the lease does not state the capped rent, the tenant has 1 month after the lease takes effect to serve formal notice on the landlord by recorded delivery letter; the landlord has 1 month to reply, then the tenant has 3 months to go to court (service-public.gouv.fr).

The rent supplement: conditions and prohibitions

A complément de loyer (rent supplement) may be added to the base rent only if two conditions are both met: the home has particular features of location or comfort, and the base rent is equal to the capped reference rent. Its amount and justification must be stated in the lease.

For a lease entered into, renewed or tacitly extended since 24 August 2022, i.e. one year after publication of the law of 22 August 2021 (loi ELAN, art. 140, Légifrance version in force since 24 August 2022; service-public.gouv.fr gives 18 August 2022), it is prohibited if the home has at least one of these features: toilet or bathroom on the landing, signs of damp, a DPE rating of F or G, windows that let in an abnormal amount of air, being overlooked at less than 10 m, leaks or flooding, water drainage problems in the last 3 months, degraded electrical installation, poor exposure of the main room.

To challenge it, the tenant applies to the commission départementale de conciliation (CDC, local conciliation board) within 3 months of signing; it is up to the landlord to prove that the supplement is justified. Failing agreement, the tenant has 3 months after the CDC’s opinion to go to court (service-public.gouv.fr).

Penalties and tenant remedies

If the base rent exceeds the capped rent, the tenant can ask for a reduction and repayment of the overpayment (CDC then court). They can also report the breach: in Paris, the City investigates reports. The owner faces an administrative fine of €5,000 (individual) or €15,000 (legal entity) (service-public.gouv.fr).

On renewal, a tenant whose base rent exceeds the capped rent can bring an action for a rent reduction, at least 5 months before the end of the lease; failing agreement, the CDC must be approached no later than 4 months before the end date. Conversely, if the rent is below the floor rent, the landlord can propose a reassessment, at least 6 months before the end of the lease. Since 24 August 2022 in mainland France (1 July 2024 in the overseas departments), no increase on renewal is possible for a home rated F or G (Ministry for Ecological Transition).

Outside these cities: controlled increases in zones tendues

In other municipalities in a zone tendue, when re-letting after less than 18 months of vacancy, the new rent may not exceed the old one, except for an IRL (rent reference index) review not applied in the last 12 months, works costing at least 50% of the last year’s rent (increase limited to 15% of the cost of works including VAT, as annual rent) or a manifestly undervalued rent. No increase is possible for a home rated F or G (service-public.gouv.fr). Check whether your municipality is in a zone tendue.

Which professional to consult

To set a compliant rent, draft a lease stating the reference rents and justify any supplement, an agent immobilier (estate agent) who manages lettings is the natural point of contact. If the supplement relies on comfort or a defect needs to be ruled out, a certified diagnostiqueur (property surveyor) draws up the DPE: a home rated F or G cannot carry any supplement.