The move-out inventory inspection takes place at the end of the lease, when the tenant returns the keys to the property. This joint document compares the current condition of the property with the move-in inventory inspection in order to identify any damage attributable to the tenant. The financial stakes relate to the security deposit. In practical terms, the landlord has one month (two months if damage is identified) to return the deposit paid at the start of the lease, minus the cost of any necessary repairs.
When and how should a move-out inventory inspection be organised?
The date of the move-out inventory inspection must coincide with the return of the keys. This generally takes place on the last day of the lease, once the notice period has been observed (3 months for an unfurnished property, 1 month for a furnished property or in a tight rental market area).
Article 3-2 of the Act of 6 July 1989 requires it to be carried out in the presence of both parties, or at least their representatives. Landlord and tenant agree on an amicable appointment, ideally during the week and in daylight hours to benefit from good natural light.
If one of the parties refuses to attend after being summoned by registered letter, the other may appoint a bailiff. This procedure costs between €250 and €400 depending on the surface area, and may be shared equally if provided for in the lease.
Without a joint or bailiff-led move-out inventory inspection, the landlord cannot legally withhold any amount from the security deposit, even in the presence of obvious damage.
How to effectively prepare the property before the inspection?
For the tenant, preparation generally begins about one month in advance with a first step: reviewing the initial inventory inspection in a residential lease in order to identify defects already noted at move-in.
Next comes a thorough cleaning: spotless windows, descaled bathroom seals, degreased cooktops, defrosted and disinfected refrigerator, etc. A clean property tends to encourage a degree of leniency regarding normal wear and tear…
Minor tenant repairs are another essential step. A wall plug hole properly filled costs around €2 in filler; left as-is, it can justify a €50 to €150 deduction for repainting, for example. Replace burnt-out light bulbs (around €5 each), worn tap seals (approx. €10), missing socket covers (approx. €3).
These details help avoid disproportionate deductions: experience shows that some landlords do not hesitate to charge €30 for an electrician’s visit just to replace a light bulb.
Which damages are attributable to the tenant?
A distinction must be made between normal wear and tear and damage.
Normal wear and tear falls under Article 1730 of the French Civil Code: natural ageing resulting from peaceful use in accordance with the property’s intended purpose. A parquet floor that creaks after five years, furniture marks on carpet, yellowing of white paint—these are typically elements attributable to normal wear, and therefore at the landlord’s expense.
Damage goes beyond normal use. Cigarette burns, holes in walls beyond simple wall plugs, broken tiles, shattered glass, or a damaged door are all elements that result in the tenant bearing the cost.
Case law also distinguishes routine maintenance (unclogging a sink, descaling) which a negligent tenant will have to compensate. A limescale-clogged water heater due to lack of maintenance may justify a €300 to €500 deduction.
Recoverable charges payable by the tenant do not include these repairs, which are added to the rent-related costs.
How does the inspection take place in practice?
On the day, bring all essential documents: the lease, the move-in inventory inspection, rent receipts, and the home insurance certificate.
The landlord provides the move-out inventory inspection template, ideally identical to the move-in version to facilitate comparison.
Proceed room by room in the same order as at move-in, noting every difference observed.
For each identified issue, three elements must be recorded:
- The nature of the damage,
- Its precise location,
- The estimated cost of repairs.
Practical example: “3 cm diameter hole in the north wall of bedroom 1, filling and partial repainting €80.” Systematically take photographs; these visual records help prevent subsequent disputes.
Do not forget meter readings (water, gas, electricity), which determine the final bills.
Typically, an inventory inspection lasts between 1 and 2 hours for a standard apartment.
What should be done in the event of a dispute over deductions?
Recurring disputes generally concern the valuation of damage. In other words, the landlord must justify any deduction with quotes or invoices.
Without supporting documents, the deduction becomes unlawful. The tenant may demand application of what are known as depreciation scales: a carpet with a lifespan of 8 years that is already 6 years old is worth only 25% of its new value. Charging full replacement cost would constitute unjust enrichment.
If the dispute persists, the tenant has two years to refer the matter to the Departmental Conciliation Commission (free of charge) and then to the judicial court.
A landlord who has taken out rent default insurance generally benefits from legal assistance for such disputes. Important to note: a landlord who fails to return the security deposit within the statutory time limits owes interest at the legal rate, currently 6.65% per year.
To secure your move-out inventory inspections and prevent any disputes, Consultants Immobilier and its network of 18 agencies place their expertise, professional network, and in-depth knowledge of the premium market at your disposal, ensuring a smooth rental transition and the protection of your assets.