The inventory report is a jointly agreed document that precisely describes the condition of a property and its equipment at the tenant’s move-in and move-out. It has been mandatory since the Law of 6 July 1989, designed to improve “rental relations”. In short, this report determines who will pay for repairs: normal wear and tear is the landlord’s responsibility, while damage is attributable to the tenant. Thanks to a properly drafted inventory report, a significant number of disputes are avoided every year.
What is an inventory report from a legal standpoint?
The inventory report is a legally binding, jointly established document, more precisely within the meaning of Article 3-2 of the Law of 6 July 1989. This means it must be drawn up in writing, in as many copies as there are parties, dated and signed by both the landlord and the tenant.
Without a written move-in inventory report, the property is presumed to have been handed over in good condition regarding rental repairs. This creates a presumption of “property in good condition”, which is almost impossible for the landlord to overturn.
The 2014 ALUR Law standardised the format: identical presentation for move-in and move-out, easier comparison, and a standard template available.
The document must describe each room, the condition of walls, floors, ceilings, equipment, and include meter readings.
Since 2016, the tenant has 10 days to report defects that were not visible on the day of the inventory (for example, a heating failure discovered in October for a move-in in August). This period increases to 1 month for the first month of heating.
How to properly prepare a move-in inventory report?
For the landlord, preparation ideally starts 15 days beforehand:
- Have the necessary mandatory property diagnostics carried out if required: energy performance report, electricity, gas for installations over 15 years old, lead for buildings built before 1949.
- Photograph each room from several angles, test all equipment, and take meter readings. Any detail overlooked at move-in may be considered chargeable damage at move-out.
The tenant should plan at least 2 hours for a standard apartment:
- Arrive during daylight hours to benefit from natural light, which reveals defects more clearly.
- Bring a flashlight, a phone charger to test electrical outlets, and a small ball to check floor levelness.
- Systematically photograph every defect noted. Do not hesitate to be exhaustive: an unreported scratch may be charged between €50 and €150 depending on the repainting area.
Which points should be checked during the inventory report?
Priority must be given to elements that generate the largest number of disputes. Here are the key points with indicative figures (to be confirmed depending on your situation and the property):
- First, the walls: distinguish normal wear (yellowing, micro-cracks) from damage (holes, furniture marks, peeling paint). A wall in “good condition” allows a few light marks, “fair condition” means repainting in 2–3 years, “poor condition” requires immediate work.
- Then the floors: scratched parquet, chipped tiles, stained carpet. Count about €35/m² for parquet sanding, around €15/m² for vinyl replacement.
- Test the plumbing: a dripping tap typically costs €80 to replace, a toilet flush mechanism around €120.
- The electricity: every outlet, switch and light point.
- The woodwork: window opening, shutter closing, condition of seals. A faulty window seal can cause water infiltration with average repair costs of €2,000.
How to calculate depreciation and legitimate deductions?
Depreciation corresponds to the natural decrease in value of an item over time. As a reference point, consider that parquet flooring has a lifespan of 20–25 years, paint 7–10 years, carpet 7–8 years, household appliances 10 years.
Concrete example: you have a new carpet costing €40/m² installed in 2020, but the move-out inventory in 2024 shows a burn mark on 2 m². The residual value can be calculated as follows: €40 × (1 − 4/8 years) = €20/m².
Thus, a legitimate charge would be: €20 × 2 m² = €40, not €80.
Remember that official depreciation scales exist, but they remain indicative. A court may adjust estimates based on maintenance, initial quality, and normal use of the property.
What are the remedies in case of disagreement on the move-out inventory report?
If the tenant refuses to sign the move-out inventory, the landlord must appoint a bailiff within 8 days. This intervention costs between €250 and €400 depending on the living area and may be shared equally if provided for in the lease.
The bailiff then prepares an indisputable report for the judge. Without this intervention, it is impossible to withhold the security deposit beyond one month.
A tenant disputing deductions has three options:
- The Departmental Conciliation Commission (CDC), a free service that often resolves disputes amicably without court proceedings.
- The local judge for disputes under €5,000, simplified procedure without a lawyer.
- The judicial court for higher amounts, with mandatory legal representation.
Landlords who have subscribed to a rental guarantee insurance often benefit from included legal protection.
What are the specificities of inventory reports in luxury real estate?
High-end properties require particular attention, as tenants and landlords may debate the condition of elements such as Versailles parquet, Carrara marble, complex home automation systems, or premium appliances — each item worth several thousand euros.
A premium inventory report easily takes 3 to 4 hours to complete. In practice, the assistance of a qualified expert proves extremely valuable, costing between €500 and €800 for an upscale apartment, ensuring flawless documentation with professional photo reporting, exhaustive descriptions, and assessment of specific equipment.
To secure your inventory reports and optimise the rental management of your exceptional properties, Consultants Immobilier and its network of 18 agencies provide specialised experts, produce indisputable reports, and assist you with the resolution of potential disputes, thus preserving the value of your real-estate assets.