Move-in and move-out inventory (état des lieux)
Updated 9 October 2026 · By the Loyski team
The inventory (état des lieux) describes the property room by room, when the tenant moves in and again when they move out. It's the evidence that counts in any dispute over the security deposit: a precise inventory with photos avoids most disagreements. Here's what French law says and how to do it well.
A compulsory document, at move-in and move-out
The inventory is compulsory for every unfurnished or furnished let used as a main residence. It is drawn up jointly, with the landlord (or their agent) and the tenant both present, when the keys are handed over and again when they are returned. Each party keeps a signed copy, on paper or in digital form.
For a furnished let, it comes with an inventory and detailed condition report of the furniture.
How much does an inventory cost?
| Who carries it out? | Cost for the tenant | Cost for the landlord |
|---|---|---|
| Landlord and tenant together | €0 | €0 |
| Agency or appointed professional | Capped at €3.03 incl. VAT per m², and no more than the landlord's share | The rest of the bill |
| Commissaire de justice (if no agreement) | Half | Half |
The commissaire de justice's fee is regulated: about €160 to €260 in total in mainland France depending on the size of the property, split equally. They must notify both parties at least seven days ahead by registered letter.
What the inventory must contain
Decree no. 2016-382 of 30 March 2016 sets out what to include:
- the type of inventory (move-in or move-out) and its date;
- the address of the property, and the name and address of each party (and of the agent, if any);
- the readings of individual meters (water, electricity, gas);
- the list of keys and fobs handed over and what they open;
- for each room, a precise description of the floors, walls, ceilings, fittings and equipment;
- the signatures of the parties.
The move-out inventory also gives the tenant's new address, the date of the move-in inventory and the changes found.
Doing it well: the method
- Room by room, in the same order at move-in and move-out, so you can compare line by line.
- A condition for each item (new, good, worn, poor) rather than a vague "good overall condition", which proves nothing.
- Dated photos of every room and every defect, linked to the inventory.
- Meter readings, photographed too.
- Signatures of both parties on each copy.
The 10 days to amend the move-in inventory
The tenant can ask for the move-in inventory to be completed within 10 days of it being drawn up, for example for a defect they hadn't noticed. For heating, this window runs during the first month of the heating season. If the landlord refuses, the tenant can refer the matter to the local conciliation committee (commission départementale de conciliation).
No move-in inventory: who is protected?
Without a move-in inventory, the tenant is presumed to have received the property in good repair (article 1731 of the French civil code) and must return it that way. But this presumption doesn't apply against the tenant if the landlord prevented the inventory from being done. In practice, without a move-in record, the landlord will struggle to prove any damage at move-out.
Move-out: comparison, wear and tear, deposit
At move-out, each item is compared with its move-in condition. Only damage caused by the tenant can be deducted from the deposit, with supporting quotes or invoices. Normal wear and tear over time (vétusté) is the landlord's responsibility: eight-year-old paintwork isn't redone at the tenant's expense. The lease can include a wear-and-tear schedule (grille de vétusté) to make this objective.
The deposit must be returned within one month if the move-out inventory matches the move-in one, two months otherwise. After that, the landlord owes a penalty of 10% of the monthly rent per month late: our security deposit calculator gives the deadline and the penalties.
The digital inventory in Loyski
Loyski offers a move-in and move-out inventory on your phone: rooms and items pre-filled, a condition for each item, photos per room, meter readings, finger signatures from both parties and a final PDF. At move-out, every item is compared automatically with move-in, so you see straight away what has changed. Documents for the tenant stay in French, as French law requires.
Rent tracked, receipts sent, IRL rent increases and charges at the right time. Free for one property.
Frequently asked questions
Is an inventory (état des lieux) compulsory in France?
Yes. It must be drawn up when the tenant moves in and when they move out, and attached to the lease (article 3-2 of the law of 6 July 1989). Without a move-in inventory, the tenant is presumed to have received the property in good condition, unless the landlord prevented it from being done.
Who pays for the inventory?
Nobody if landlord and tenant do it together. If an agency does it, the tenant's share is capped (€3.03 including VAT per m² of living space according to service-public.fr). If a commissaire de justice (bailiff) does it because the parties can't agree, the cost is split equally, at a regulated rate.
Can the tenant add to the inventory after moving in?
Yes: they can ask the landlord to complete it within 10 days of the inventory, and during the first month of the heating season for heating equipment.
Can the inventory be done on a tablet or phone?
Yes. It can be on paper or digital, signed by both parties, and each one gets a copy. Dated photos are strongly recommended.
What can be deducted from the deposit after the move-out inventory?
The cost of repairing damage found by comparing it with the move-in inventory, backed by quotes, invoices or photos. Normal wear and tear (vétusté) is the landlord's responsibility.
Sources
- French law no. 89-462 of 6 July 1989, article 3-2 (Légifrance)
- Service-public.fr: move-in inventory for a residential lease
- Service-public.fr: security deposit
This guide gives general information about French law, accurate on its publication date. It doesn't replace personal legal or tax advice: if in doubt, the ADIL of the département where the property is located advises landlords and tenants for free.