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French Move-In/Move-Out Inspection Report (Loi ALUR)

Room-by-room property condition report required at tenant move-in and move-out in France, compliant with decree no. 2016-382 under the ALUR law.

Is the état des lieux mandatory in France in 2026?

Yes, for any primary residence rented unfurnished or furnished. An entry report (état des lieux d'entrée) must be drawn up when the keys are handed over, and an exit report (état des lieux de sortie) when they are returned — both conducted jointly in the presence of all parties (Law no. 89-462, Art. 3-2). Each party receives a copy. If no entry report was produced, the tenant is legally presumed to have received the property in good working condition, removing any basis for damage deductions at the end of the tenancy.

Source: Law no. 89-462 of 6 July 1989 on tenancy relations (Art. 3-2 and Art. 22) — Légifrance · updated 2026

About this form

In France, an état des lieux (property condition report) is a mandatory document that records the condition of a rental property at two key moments: when the tenant moves in (entrée) and when they move out (sortie). The two reports are compared side by side to establish whether any damage has occurred during the tenancy and, if so, what can be deducted from the security deposit (dépôt de garantie). The report must be annexed to the lease under Article 3-2 of Law no. 89-462 of 6 July 1989. Decree no. 2016-382 of 30 March 2016 defines a mandatory minimum content and allows a vétusté schedule (fair-wear-and-tear grid) to be attached. If no entry report was produced, French law presumes the property was handed over in good condition — meaning the landlord loses all right to deduct anything for damage at the end of the tenancy.

Worked example

Léa rents a furnished studio at 750 EUR per month (excl. charges) and pays a 1,500 EUR security deposit (2 months, Art. 25-6). At the exit inspection, the landlord identifies a damaged wall not noted in the entry report: repair quote 280 EUR, vétusté deduction 80 EUR, justified retention 200 EUR. Because the exit report differs from the entry report, the landlord has 2 months to return the remaining 1,300 EUR. If the refund arrives one month late, an additional 75 EUR (10% of 750 EUR) is automatically owed to Léa on top of the 1,300 EUR.

How to fill out the form

  1. Schedule the inspection with the other party so both are present: entry report on the day the keys are handed over, exit report on the day they are returned.
  2. Complete all mandatory fields required by Decree no. 2016-382: type of report (entry or exit), date, full address of the property, full names and contact details of both parties, all utility meter readings (water and energy), and number of keys handed over.
  3. Describe the condition of every room and every element — floors, walls, ceilings, doors, windows, fixtures, and appliances — with a precise qualifier (e.g. 'good', 'worn', 'cracked', 'stained'). Attach dated photographs and, if agreed, a vétusté schedule (fair-wear-and-tear grid) as an annex.
  4. Have the document signed by both the landlord (or their managing agent) and the tenant, then hand a copy to each party. The signed entry report must be physically annexed to the lease agreement.
  5. At exit, compare the two reports item by item. Calculate any justified deductions for damage beyond fair wear and tear using quotes or invoices, subtract the applicable vétusté, then return the remaining deposit within the legal deadline (1 month if no differences, 2 months if deductions apply).

Good to know

  • Late refund = automatic penalty: any delay beyond the legal deadline triggers a surcharge of 10% of the monthly rent (excl. charges) per month of delay started (Law no. 89-462, Art. 22). There is no grace period — day one of the new month counts as a full month.
  • No entry report = no deductions: if the état des lieux d'entrée was never produced, the property is legally presumed to have been received in good condition and the landlord cannot charge the tenant for any damage at all.
  • Amendment window is strict: a tenant may request corrections to the entry report within 10 days of signing (or during the first heating month for heating systems). After those deadlines the report stands as signed and is fully binding on both parties.

Frequently asked questions

Is the état des lieux mandatory in France in 2026?

Yes, for any primary residence rented unfurnished or furnished. An entry report (état des lieux d'entrée) must be drawn up when the keys are handed over, and an exit report (état des lieux de sortie) when they are returned — both conducted jointly in the presence of all parties (Law no. 89-462, Art. 3-2). Each party receives a copy. If no entry report was produced, the tenant is legally presumed to have received the property in good working condition, removing any basis for damage deductions at the end of the tenancy.

How long does the landlord have to return the security deposit after the exit report?

The landlord must return the deposit within 1 month if the exit report matches the entry report, or within 2 months if differences are found that justify a deduction (Law no. 89-462, Art. 22). The clock starts from the date the keys are handed back. Any delay beyond the legal deadline triggers an automatic penalty of 10% of the monthly rent (excluding service charges) per month of delay started, with no grace period.

How much security deposit can a French landlord require?

The maximum is 1 month's rent (excluding service charges) for an unfurnished rental, and 2 months' rent for a furnished rental (Law no. 89-462, Art. 22 and Art. 25-6). The deposit cannot be increased during the tenancy. If the rent is payable more than two months in advance, no security deposit may be requested at all.

Is there a required template for the état des lieux?

Decree no. 2016-382 of 30 March 2016 prescribes mandatory sections that must appear in both the entry and exit reports: type of report, date, property address, full identities of both parties, meter readings (water and energy), number of keys handed over, and a room-by-room description of every surface and fitting. A vétusté schedule (fair-wear-and-tear grid) may be attached to apportion normal ageing between landlord and tenant.

Can a tenant amend the entry report after signing it?

Yes, but within strict deadlines. A tenant may request written corrections within 10 days of the entry report being signed. For heating elements specifically, the window extends through the first heating month of the tenancy (Law no. 89-462, Art. 3-2). If the landlord refuses, the tenant can refer the matter to the departmental conciliation committee (commission départementale de conciliation). After those deadlines, the report is fully enforceable as signed.

What happens if the exit report reveals damage?

The landlord compares the exit report room by room against the entry report. Any damage that was absent at entry and cannot be attributed to fair wear and tear may be deducted from the deposit, provided the landlord supplies supporting quotes or invoices and deducts the vétusté (depreciation due to age). Normal wear and tear always remains the landlord's responsibility. Poorly justified deductions can be challenged before the juge des contentieux de la protection (the local tenancy tribunal).

Official sources

Updated on 2026-06-27

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