État des Lieux: Property Inspection Report

Last updated 15 June 2026AdminLanding Editorial

The #1 source of rental disputes in France. Protect yourself with a thorough, legally compliant inspection report — room by room, signed by both parties.

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Quick answer

The état des lieux is the inspection report required by Article 3-2 of the loi du 6 juillet 1989 and standardised by Décret n° 2016-382: a room-by-room record of the property's condition, signed by both parties at move-in and again at move-out. Skip it and Article 1731 of the Code Civil presumes the tenant received the property in good tenant-repair condition (bon état de réparations locatives) — leaving the landlord unable to prove damage and the tenant exposed to contested deductions. It is the most disputed rental document in France, which is why the entry and exit reports must be comparable line by line. AdminLanding produces both in French from the same template, with dated photos and an automatic entry/exit comparison, through a bilingual English/French interface.

Why is the État des Lieux mandatory in 2026?

The état des lieux is a mandatory inspection report required by Article 3-2 of the loi du 6 juillet 1989. It documents the condition of the rental property at move-in and move-out, and is the primary evidence used to determine security deposit deductions.

Without a move-in état des lieux, Article 1731 of the Code Civil presumes the tenant received the property in good condition. This means the landlord can hold the tenant responsible for any damage found at move-out, even if it existed before.

The état des lieux is also linked to your other rental documents: lease contract (bail) and rent receipts (quittances).

Room-by-Room Checklist

What to inspect in every room — as defined by Décret n° 2016-382.

Walls & Ceiling

Condition, cracks, stains, paint, wallpaper

Windows & Shutters

Glass condition, frames, locks, shutters

Electrical

Outlets, switches, lights, circuit breaker

Plumbing

Taps, toilet, shower, water pressure

Heating

Radiators, thermostat, boiler condition

Kitchen

Appliances, worktops, sink, extractor

Meter Readings

Electricity, gas, water meter numbers

Keys & Access

Count of keys, badges, garage remotes

Move-in vs Move-out

Both are mandatory. The move-out report is compared against the move-in to determine deposit deductions.

Move-in (Entrée)

Done before key handover
Establishes baseline condition
Both parties must be present
Tenant has 10 days to add observations
During the first month of heating season, tenant can note heating issues

Move-out (Sortie)

Done at key return
Compared room-by-room with move-in report
Determines security deposit deductions
Landlord has 1 month to return deposit (2 if deductions)
Contestable within 10 days by lettre recommandée

Once the inspection is signed, send rent receipts to your tenant automatically every month — no admin lift required.

Frequently Asked Questions

Property inspections, disputes, and legal requirements.

Can I do an état des lieux without the tenant present?

No. Both the landlord (or their representative) and the tenant must be present and sign the document. If either party refuses, the other can request a bailiff (huissier de justice) to perform the inspection, with costs shared equally between the parties.

What if the landlord refuses to do a move-in inspection?

Send the landlord a formal letter (lettre recommandée avec accusé de réception) requesting an état des lieux. If they still refuse, you can hire a bailiff. Without a move-in inspection, Article 1731 of the Code Civil presumes the tenant received the property in good condition — making it harder to contest deposit deductions later.

How long does the tenant have to contest the move-out inspection?

The tenant has 10 days after the move-out inspection to request modifications by lettre recommandée. After that, the document is considered final. If there is a dispute about deposit deductions, the tenant can take the matter to the Commission Départementale de Conciliation or the tribunal.

Can I use photos as evidence in an état des lieux?

Yes. Photos, videos, and other visual evidence can support the written état des lieux. While not legally required by Décret 2016-382, they are strongly recommended and courts accept them as supporting evidence in deposit disputes.

Who pays for a bailiff if we can't agree?

Bailiff fees are split 50/50 between landlord and tenant — but the tenant's share is capped at 3 €/m² of living space. Article 3-2 of the loi du 6 juillet 1989 mandates equal cost-sharing when a justice commissioner (commissaire de justice, formerly huissier) is called because one party refuses to attend the inspection or the parties cannot agree on its findings. Total fees are regulated by decree based on surface area; if half the regulated fee exceeds 3 €/m² for the tenant, the landlord pays the excess. Typical total cost: €150–€300 plus around €15 in notification fees.

Is a digital état des lieux legally valid?

Yes. Since the loi ALUR (2014), digital états des lieux are legally equivalent to paper versions as long as they include all mandatory information defined by Décret 2016-382 and are signed by both parties. Electronic signatures (including simple electronic signatures) are accepted.

Important: AdminLanding is a technology platform, not a law firm. We do not practice law, provide legal advice, or act as lawyers (avocats), notaries (notaires), or any regulated legal professional as defined by French Law No. 71-1130 of December 31, 1971. The documents and information provided are general-purpose templates for convenience only — they do not constitute personalized legal advice and are not tailored to your specific situation. We strongly recommend consulting a qualified legal professional before signing or relying on any document generated through our platform.

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