Renting out an apartment or house requires much more than just a simple ad. Between the calendar of restrictions related to the energy performance diagnosis (DPE), setting the rent, and choosing the tenant, every decision impacts the profitability and peace of mind of the landlord. Here are the points that deserve special attention before handing over the keys.
DPE and rental bans: the calendar that changes everything
Do you have a property classified as F or G in the energy performance diagnosis? The question is no longer whether renovations are needed, but when. As of January 1, 2025, properties classified as G will be banned from rental. Classes F and then E will follow by 2034, according to the schedule set by the Climate and Resilience law.
Specifically, a landlord preparing today to rent out an energy-intensive property must check two things. First, the current energy label of the property. Then, the date when this label will make the lease legally impossible to renew or sign.
Anticipating these deadlines allows for planning energy renovation work before being caught off guard. A landlord who insulates and changes the heating system before renting can also justify a slightly higher rent, as the property becomes less costly to heat for the tenant.
For those looking to rent a property with Spy Immo, this DPE check is one of the first reflexes to adopt even before drafting the ad.
Setting the rent in tight areas: regulation and pricing strategy
Why does this topic deserve so much attention? Because a poorly calibrated rent produces two opposing effects, both costly. If too high, it prolongs vacancy periods. If too low, it erodes profitability throughout the lease.
Rent regulation applies in an increasing number of municipalities in tight areas. The system, initially experimental, is currently being debated for its extension or abolition by 2026. Keeping up with legislative news on this point directly affects the amount you can ask for.
To set a realistic rent, compare ads published in your area for comparable properties in terms of size, floor, and general condition. Also take into account the cadastral rental value indicated on the property tax notice, which provides a useful administrative benchmark.
Rent supplement, a lever under conditions
In areas subject to rent regulation, a landlord can apply a rent supplement if the property has exceptional characteristics (large terrace, remarkable view, high-end amenities). This supplement must be included in the lease and can be contested by the tenant within the first three months.
Tenant selection and guarantees: what the law really allows
The temptation is strong to multiply the documents requested from candidates. The regulations set a limited list of required documents:
- Valid identity document, employment contract or activity certificate, and the last three payslips
- Last tax notice and, if applicable, the last three rent receipts from the previous accommodation
- Any document not on the list (bank statement, criminal record extract, account management certificate) is prohibited and exposes the landlord to penalties
Requesting a prohibited document can result in a fine of several thousand euros. It is better to stick strictly to the legal list and compensate with a rigorous analysis of the income-to-rent ratio.
Visale guarantee or unpaid rent insurance
Two main options protect the landlord against unpaid rents. The Visale guarantee, free and issued by Action Logement, covers tenants under thirty or employees in mobility. Unpaid rent insurance (GLI), taken out with a private insurer, covers a broader spectrum but represents an annual cost.
These two guarantees cannot be combined for the same tenant. The choice depends on the profile of the selected candidate and the level of coverage desired.
Lease and inventory: two documents that protect over time
The rental lease sets the rules of the game for the entire duration of the relationship. In unfurnished rentals, the minimum duration is three years (six years if the landlord is a legal entity). In furnished rentals, it is reduced to one year, or nine months for a student lease.
Every clause matters. The amount of rent, recoverable charges, distribution of work, termination conditions: everything must be drafted precisely to avoid disputes.
The inventory, a bulwark against disputes
Conducted at the tenant’s entry and exit, the inventory constitutes the only opposable proof in case of damage. A few precautions make the document solid:
- Describe the condition of the walls, floors, ceilings, equipment, and joinery room by room, using precise terms (scratch, stain, crack) rather than vague assessments
- Accompany the description with dated photos, ideally integrated into the document or attached
- Have both parties sign the document on the same day as the key handover, never remotely or afterward
A hastily done inventory makes it almost impossible to withhold any part of the security deposit. Taking an extra thirty minutes on the day of entry avoids months of discussion at the time of departure.
Daily rental management: delegate or maintain control
Once the tenant is settled, rental management encompasses collecting rents, regularizing charges, monitoring maintenance work, and declaring rental income for tax purposes. A landlord managing a single property can handle it alone. Beyond two or three properties, the administrative burden becomes significant.
Delegating to a professional manager generally costs between a few percent of the annual rent. This cost is deductible from rental income under the real regime, which mitigates the impact on net profitability.
The choice between direct management and delegated management depends on the available time, the distance between the landlord and the property, and the complexity of the portfolio. A furnished rental generates more accounting obligations than an unfurnished rental, which can tilt the balance towards delegation.
Regardless of the management method chosen, maintaining regular oversight of receipts, exchanges with the tenant, and technical interventions remains the best way to prevent disputes before they arise.