Inventory of premises for entry into a residential lease
Verified 01 January 2026 - Public Service / Directorate of Legal and Administrative Information (Prime Minister)
What is an entry inventory? It is a document that describes the condition of the dwelling and its equipment upon entering the premises of the tenant. It is attached to the lease and must be done when handing over the keys of the accommodation to the tenant. We explain.
The tenant and the owner (or his representative, a real estate agent for example) must make together the inventory of the places of entry, in a contradictory way (each is present).
During the inventory, the accommodation must contain the elements mentioned in the lease.
The inventory must be made in good lighting conditions.
The inventory can be made:
- Either, amicably, and together, by the tenant and the owner. In this case, it is recommended to agree on a date for the inventory of the exit, by registered mail with acknowledgement of receipt.
- Or, amicably, and together, by the tenant and a professional (real estate agent or notary) representing the owner. In this case, it is recommended to agree on a date for the inventory of the exit, by registered mail with acknowledgement of receipt.
- Either, when the tenant or the owner (or his representative) refuses to come to the appointment, or to make the inventory, or to sign it, either one or the other can appeal to a commissioner of justice (formerly bailiff and judicial auctioneer). In this case, it is a state of play disputed, says rental report. The Commissioner of Justice notifies the tenant and the landlord (or his representative) by registered letter with acknowledgement of receipt, and at least 7 days in advance, of the day on which he will realize the rental report.
The inventory must be recorded in a written document.
This document must allow a comparison of the condition of the dwelling found at the entrance and exit of the premises. The inventory of entry and exit can be made:
- Either on a single document, comprising for each part of the housing a column "at the tenant's entrance" and a column "at the tenant's exit"
- Or on separate documents having a similar presentation.
The inventory must be made in writing, in paper form or in electronic form.
At the time of its signature, the inventory is given to the tenant and the owner (or his representative).
It is delivered by hand or by dematerialized means.
The inventory of the entrance must accurately describe the housing and the equipment it includes.
It also notes the state of conservation of the dwelling.
It shall contain at least the following information:
- Type of inventory: inventory of entry
- Date of establishment of the inventory
- Location of the accommodation
- Name or denomination of the parties (tenant, owner) and domicile or registered office of the owner's representative
- Where applicable, name or denomination and domicile or registered office of the persons authorized to carry out the inventory
- Where applicable, readings of individual water or energy consumption meters (i.e. where rental charges are not paid on a flat-rate basis)
- Keys or any other means of access to premises for private or common use
- For each room and part of the dwelling, precise description of the condition of the floor coverings, walls and ceilings, equipment and furniture of the dwelling. It may be supplemented by observations or reservations, and illustrated with images.
- Signature of the parties (tenant, landlord) or persons mandated to carry out the inventory.
At the time of the inventory of the entrance, the tenant can add details, such as the fact, for example, that the water, gas or electricity meters are not connected.
Please note
To compare the condition of the dwelling found at the entrance and exit of the premises, the tenant and the owner (or his representative) may agree, at the signing of the lease, to apply a grid of dilapidation.
The cost of the inventory varies, depending on the people who take care of it:
- When the tenant and the landlord together make the inventory of the premises of entry, it does not incur any costs
- When the tenant and a professional (real estate agent) do the inventory together, the tenant must pay a part of the costs
- When the tenant or the landlord (or his representative) refuses to establish the state of the premises in an adversarial manner by not showing up, one or the other can appeal to a commissioner of justice. In this case, it is a inventory at issue (or rental report) whose costs are shared between the tenant and the owner.
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Inventory made by the tenant and a professional
The rules depend on the year:
In 2026
When the inventory of the entrance is made by the tenant and a professional (real estate agent), a part of the costs must be paid by the tenant.
But the share paid by the tenant may not exceed:
- Half of the fees charged by the real estate agency
- And a maximum amount, of €3.03 TTC: titleContent per m² of living space.
Example :
For a dwelling is 25 m², if the inventory is invoiced €170 TTC:
- Half of the fees charged are equal to €170 / 2 = €85
- The maximum amount attributable to the tenant is equal to: 25 x €3.03 = €75
So the tenant has to pay €75 (for €75 is less than €85) and the owner must pay the remaining amount, either €95 (obtained by €170 - €75).
Example :
For a dwelling is 25 m², if the inventory is charged €100 TTC:
- Half of the fees charged are equal to €100 / 2 = €50
- The maximum amount attributable to the tenant is equal to: 25 x €3.03 = €75
So the tenant has to pay €50 (for €50 is less than €75) and the owner must pay the remaining amount, either €50 (obtained by €100 - €50).
In 2025
When the inventory of the entrance is made by the tenant and a professional (real estate agent), a part of the costs must be paid by the tenant.
But the share paid by the tenant may not exceed:
- Half of the fees charged by the real estate agency
- And a maximum amount, of €3 TTC: titleContent per m² of living space.
Example :
For a dwelling is 25 m², if the inventory is invoiced €170 TTC:
- Half of the fees charged are equal to €170 / 2 = €85
- The maximum amount attributable to the tenant is equal to: 25 x €3 = €75
So the tenant has to pay €75 (for €75 is less than €85) and the owner must pay the remaining amount, either €95 (obtained by €170 - €75).
Example :
For a dwelling is 25 m², if the inventory is charged €100 TTC:
- Half of the fees charged are equal to €100 / 2 = €50
- The maximum amount attributable to the tenant is equal to: 25 x €3 = €75
So the tenant has to pay €50 (for €50 is less than €75) and the owner must pay the remaining amount, either €50 (obtained by €100 - €50).
Rental report
The sums requested by the Commissioner of Justice (formerly judicial bailiff and judicial auctioneer) are regulated.
Warning
In some overseas departments, the VAT rate differs.
The amounts requested vary according to the surface of the dwelling.
Housing surface | Price list (VAT included) |
|---|---|
Up to 50 m² | Fee for act: €132.82 + Convocation letters: €18.06 + Travel expenses: €11.28 |
More than 50 m² and up to 150 m² | Fee for act: €154.74 + Convocation letters: €18.06 + Travel expenses: €11.28 |
More than 150 m² | Fee for act: €232.12 + Convocation letters: €18.06 + Travel expenses: €11.28 |
The total cost is shared for half between the tenant and the owner.
The tenant can ask the landlord (or his representative) to modify the state of the premises of entry within 10 calendar days following the date of the inventory in respect of any element relating to the dwelling. It can also make the request during 1er month of the heating period, as regards the condition of the heating elements.
If the dwelling is equipped with a heating or hot water installation (individual or collective with an individual count), the owner (or his representative) completes the inventory of entry (and the inventory of exit when the tenant leaves) by the index readings for each energy.
Please note
The inventory extract corresponding to this information shall be made available to the professional responsible for establishing the Energy Performance Diagnostic (EPD).
If the landlord (or his representative) refuses to change the condition of the premises, the tenant may seize the departmental conciliation commission on which the dwelling depends.
It all depends on the reason why the inventory of the entrance was not made:
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By refusal of the owner (formal notice remained ineffective)
When the landlord (or his representative) refuses to make an inventory of the places of entry, the tenant must send him a formal notice to do it.
If the landlord (or his representative) persists in his refusal despite this formal notice, he will have to prove at the end of the lease to have given the housing in good condition of use to assert the damage caused by the tenant.
By refusal of the tenant
The tenant is considered to have received the accommodation in good condition rental repairs. He will have to return it in good condition for rental repairs, unless he can prove the initial poor condition of the dwelling. Proof can be provided, for example, by means of photographs taken by a commissioner of justice (paid procedure).
For other repairs (work at the expense of the lessor or dilapidated of the premises), it is up to the owner (or his representative) to demonstrate that they are attributable to the tenant.
By negligence of the owner and the tenant
The tenant is considered to have received the accommodation in good condition rental repairs. He will have to return it in good condition for rental repairs, unless he can prove the initial poor condition of the dwelling. Proof can be provided, for example, by means of photographs taken by a commissioner of justice (paid procedure).
For other repairs (work at the expense of the lessor or dilapidated of the premises), it is up to the owner (or his representative) to demonstrate that they are attributable to the tenant.
The amount of the dispute is decisive:
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Litigation less than or equal to €5,000
1. Registered mail (optional step)
If you are unable to speak to your tenant or landlord (or their representative), you can send them a registered letter with acknowledgement of receipt.
The letter must describe the facts as accurately as possible.
You must attach documents to support your statement (legislation, regulations, invoices, photos...).
2. Amicable approach (mandatory step)
If you do not succeed with registered mail, you must take an amicable approach by involving:
- Either the departmental conciliation commission (free approach)
- Either one conciliator of justice (free approach)
- Either one civil ombudsman (paid approach).
3. Recourse to the judge
In case of failure of the amicable approach, you must refer the matter to the protection litigation judge the court on which the rented accommodation depends.
You have 3 years to do it, after the dispute has arisen.
Litigation over €5,000
1. Registered mail (optional step)
If you are unable to speak to your tenant or landlord (or their representative), you can send them a registered letter with acknowledgement of receipt.
The letter must describe the facts as accurately as possible.
You must attach documents to support your statement (legislation, regulations, invoices, photos...).
2. Amicable approach (optional step)
If you do not succeed with registered mail, you can take an amicable approach by involving:
- Either the departmental conciliation commission (free approach)
- Either one conciliator of justice (free approach)
- Evening one civil ombudsman (paid approach).
3. Recourse to the judge
You must refer the matter to the protection litigation judge the court on which the rented accommodation depends.
You have 3 years to do it, after the dispute has arisen.
FYI
To determine the value of the dispute, the total amount of requests. Sometimes you can't figure out the value of the dispute. In this case, you must bring the matter before the court by subpoena.
Who can help me?
Find who can answer your questions in your region
- Departmental Agency for Housing Information (Adil)
For more information on this subject, you can contact Allô Service Public.
Attention: the service does not have access to users' personal files and therefore cannot provide information on their progress.
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- Service free
The informants who answer you belong to the ministry in charge of housing and city planning.
State of play (general rules)
Realization and content of the inventory, taking into account the dilapidated housing
Presumption of receipt of the premises in good condition in the absence of an inventory
Time limit for bringing proceedings before the judge
FAQ
Service Public