The État des Lieux in France: What It Means and What to Expect

What Is an État des Lieux?

État des lieux means “state of the premises,” it is a condition report of a rental property, completed at the start and end of every lease. There are two versions:

• État des lieux d’entree: the entry inventory, done when the keys are handed over to the new tenant.
• État des lieux de sortie: the exit inventory, done when the tenant leaves and returns the keys.

Both are legally required and both are attached to the rental contract. The entry inventory records the condition of everything in the apartment when you move in. The exit inventory records the condition when you leave. Comparing the two is how any damage or deterioration beyond normal wear and tear is established and who is financially responsible for it.

In the US, the end-of-lease walkthrough is informal and the outcome often depends on the landlord’s goodwill. In France, the État des lieux gives both parties a documented, signed record. It protects you as much as it protects the landlord.

Entry Inventory: État des Lieux d’Entrée

The entry inventory is done on the day the lease is signed and the keys change hands, or as close to that day as possible. In our case, the agency did it a week early because the first of the month fell on a weekend public holiday and they would be closed. Whatever the timing, it must happen before you move anything in.

The inventory is done with the landlord or their agent present. You walk through the entire property together, room by room, noting the condition of every surface, fixture, and piece of equipment. The form can be paper or digital; our agent used a tablet and filled in a PDF as we went through the apartment. 

The agent had recommended we take another walk through ourselves in the week after moving in, once we were not under time pressure. That turned out to be good advice, you notice things differently once the boxes are unpacked and you are actually start living there.

What Goes on the Form

Whether for entry or exit, the inventory form includes the following:

• Type of inventory (entry or exit)
• Date of inventory
• Full address of the property
• Names of all parties present: tenant, landlord or agent, and any authorised representative
• Contact information for the landlord or agency if they are not present in person
• Meter readings for water and electricity (where charges are not included in the rent)
• An inventory of all keys and access devices included with the property
• A detailed description of the condition of every room: floors, walls, ceilings, doors, windows, fixtures, and all equipment and furniture included in the lease
• Photographs, which can be attached as additional evidence
• Signatures of all parties

For the exit inventory, two additional items are included: the tenant’s new address, and a note of any changes in condition compared to the entry inventory.

The descriptions on the inventories need to be precise. “Good condition” is not enough, note the specific finish, any existing marks, the age of appliances if known. The more detail in the entry report, the stronger your position at exit. Our agent recommended taking photos along with him while we were doing the walk-through. 

Can You Change It After Signing?

For the entry inventory: yes, but within limits. You have 10 calendar days from the date of the inventory to ask the landlord or agent to modify the report. For example, if you notice something after the walkthrough that was not recorded correctly.

If the landlord or agent refuses your request for a modification, you can apply to the departmental conciliation commission for the area where the property is located.

There is also a specific rule for heating: if the property has heating or hot water equipment, you can request a note about its condition within the first month of actually using the heating system. This matters because it is hard to assess the state of a boiler in August.

For the exit inventory: no. Once all parties have signed the exit report, it is final. This is why the entry report matters so much, any dispute at exit will be resolved by comparing the two documents. DOCUMENT EVERYTHING, NO MATTER HOW SMALL. 

What It Costs

When done by an agent

If the inventory is carried out by a real estate agent rather than directly by the landlord, the tenant pays part of the fee. The law caps the tenant’s share at 3 € TTC per square meter of livable surface area, and the tenant’s share cannot exceed the landlord’s share.

Livable surface area is the total floor area minus walls, partitions, steps, stairwells, and door and window openings. Spaces under 1.8 meters high, attics, cellars, garages, balconies, and terraces are excluded from the calculation.

When a bailiff is required

If either party refuses to attend the inventory without valid reason, a huissier de justice (bailiff)  can be called to carry it out. The bailiff must notify both parties by registered letter at least 7 working days in advance. The fee is set by law and split equally between landlord and tenant:

• Property under 50 m²: 158.58 € TTC total
• Property 50 to 150 m²: 180.28 € TTC total
• Property over 150 m²: 256.89 € TTC total

Note that these fees are set by decree and revised every two years, the current rates apply through early 2026. The next revision will likely be in early 2027.

Exit Inventory: État des Lieux de Sortie

The exit inventory follows the same process as the entry inventory. The same form is used, the same information recorded, and the condition of everything in the property is documented. The entry inventory is then used to identify any changes over time since the start of the lease. 

Unfurnished apartments

The exit inventory can be done on the last day of the lease or shortly afterwards, at a date agreed by both parties. There is no cost to the tenant for the exit inventory. Unlike the entry inventory, the exit inventory cannot be modified once signed by all parties.

Furnished apartments

If the lease was signed on or before 27 March 2014, an exit inventory is not legally required (even if mentioned in the lease). If the lease was signed after 27 March 2014, an exit inventory is required by law. The same no-cost-to-tenant rule applies, and if an exit inventory cannot be arranged, a bailiff can be called.

Entry vs Exit: Quick Comparison

Why It Matters and How to Protect Yourself

The état des lieux is the document that determines whether you get your security deposit back in full. If damage is found at exit that was not recorded at entry, you can be charged for it. If it was recorded at entry, you cannot be charged/responsible.

A few things worth doing:

• Be thorough at the entry inventory. Do not rush. Note every mark, scratch, stain, and defect, no matter how minor it seems. A small scuff that is not in the entry inventory becomes your problem during the exit inventory.
• Take your own photographs. Even if the agent takes photos, take your own too. Date-stamp them if possible. Keep them somewhere safe until after you move out.
• Walk around again after moving in. Our agent specifically recommended this, take a second look once you are settled and not under time pressure. Remember, you have 10 days to request changes.
• Keep your copy. You should receive a signed copy of the entry inventory the same day or immediately after. Keep it for the entire duration of your lease.
• Be present at the exit inventory. Do not skip the exit inventory. If you are not there, the landlord’s or agent’s version of the property condition stands.