Move-in property inspection in France: complete checklist
Introduction
The move-in property inspection, known in France as the état des lieux d’entrée, is one of the most important documents in a residential tenancy.
<!-- contextual-links -->For more context, also read Move-in vs move-out inspection in France: what are the differences?, Photos in a property inspection: evidence value and best practices and Property inspection in a shared rental: move-in, move-out and common areas.
Prepared when the keys are handed over, it records the condition of the property and its equipment when the tenant takes possession.
Months or years later, the move-out inspection will be compared with this initial record.
A vague move-in inspection can therefore make that comparison significantly more difficult.
Writing only 'good condition' for an entire room does not provide the same information as separately describing the walls, floor, ceiling, windows, doors and equipment.
Key point: a useful move-in inspection should allow someone who did not previously know the property to understand its condition on the day the keys were handed over.
1. What is a move-in inspection for?
The move-in inspection records the condition of the rented property when the tenant takes possession.
It later provides the reference point for the move-out inspection.
It can help distinguish between:
- defects already present at move-in;
- ordinary deterioration resulting from time and normal use;
- potential damage occurring during the tenancy.
It therefore plays an important role in end-of-tenancy questions, including possible repairs and the return of the security deposit.
2. When should it be completed?
For residential leases governed by the French Law of 6 July 1989, the inspection is prepared when the keys are handed over.
It should be carried out jointly and amicably by landlord and tenant, or by a third party appointed by them.
It is then attached to the rental agreement.
3. Can the inspection be digital?
Yes.
The Decree of 30 March 2016 expressly allows the inspection to be prepared:
- on paper;
- or electronically.
A copy must be provided to each party or their representative at the time of signature, either directly or electronically depending on the format used.
A digital process can make it easier to structure room descriptions, attach photographs, record meters and keys, obtain signatures and retain the document with the tenancy file.
4. What information must the inspection contain?
Decree no. 2016-382 of 30 March 2016 specifies minimum information for the inspection.
At move-in, this includes in particular:
- the type of inspection;
- date of preparation;
- location of the property;
- names or legal names of the parties;
- landlord's address or registered office;
- where applicable, details of representatives carrying out the inspection;
- where applicable, individual water or energy meter readings;
- details and purpose of keys and other access devices;
- a precise description, for every relevant room and area, of floors, walls, ceilings, equipment and other property elements;
- signatures of the parties or their representatives.
These items form the regulatory basis of the document.
5. Should every room be inspected?
Yes.
The decree provides that the inspection covers all private premises and equipment mentioned in the lease over which the tenant has exclusive use.
Depending on the property this may include:
- entrance;
- living room;
- kitchen;
- bedrooms;
- bathroom;
- shower room;
- toilet;
- corridors;
- cupboards;
- balcony or terrace;
- cellar;
- garage;
- private garden;
- other lease-related areas.
6. General checklist for each room
A consistent inspection method is useful in every room.
Floor
Check the type and condition of the surface, including visible scratches, stains, impacts, cracks, damaged tiles, damaged flooring and signs of moisture.
Walls
Check paint or wallpaper, holes, cracks, marks, stains, moisture, mould and impacts.
Ceiling
Look for cracks, stains, signs of water ingress, peeling surfaces and the condition of attached elements.
Doors
Check the door, handle, lock, operation, impacts and scratches.
Windows and shutters
Check opening and closing, handles, glazing, seals, shutters, blinds and visible condition of the frames.
Electrical elements
Where they can be checked normally without technical work, record the apparent condition and operation of accessible switches, visible sockets, lighting and other supplied controls.
The inspection is not a substitute for a statutory electrical report or technical assessment.
7. Kitchen checklist
The kitchen often contains many individual items.
Check in particular:
- floor;
- walls;
- ceiling;
- worktop;
- sink;
- taps;
- visible drainage;
- cupboards;
- doors and hinges;
- handles;
- splashback;
- sockets;
- lighting.
Where appliances are included in the tenancy, also record their visible condition and, where simple to do so, operation, including for example:
- hob;
- oven;
- extractor hood;
- refrigerator;
- freezer;
- dishwasher;
- microwave.
8. Bathroom checklist
Check in particular:
- washbasin;
- taps;
- shower;
- bath;
- shower screen;
- seals;
- tiles;
- visible drainage;
- furniture;
- mirror;
- towel radiator;
- visible ventilation;
- moisture marks;
- mould;
- walls and ceiling.
Existing moisture or damaged seals should be specifically recorded.
9. Toilet checklist
Check the toilet bowl, seat, flush, visible cistern where applicable, floor, walls, ventilation, any hand basin and taps.
10. Bedrooms and living room
Check the floor, walls, ceiling, doors, windows, shutters or blinds, cupboards, radiators, visible sockets and switches and any equipment attached to the room.
In a furnished rental, supplied furniture should also be clearly identified and its condition recorded.
11. Should cupboards be inspected?
Yes, where they form part of the rented property.
Check doors, tracks, handles, hinges, shelves, rails, internal surfaces and existing marks or damage.
12. What about balconies, terraces and private gardens?
Where these spaces are included in the private premises used exclusively by the tenant, they should also be covered.
Depending on the property, record the visible condition of flooring, walls, doors, windows, shutters, garden areas and equipment included in the lease.
The inspection is a visual record rather than a technical compliance or safety assessment.
13. Which meters should be recorded?
The decree provides for individual water or energy meter readings where applicable.
French law also contains provisions relating to energy readings where there is individual heating or hot-water equipment, or collective equipment with individual metering.
A dedicated section may therefore include, depending on the property:
- electricity;
- gas;
- cold water;
- hot water;
- other applicable individual readings.
For clarity, record the reading and, where useful, sufficient information to identify the relevant meter.
14. Why should keys be listed precisely?
The decree requires details and the purpose of keys and other access devices.
Instead of writing only 'keys handed over', a clearer record could state:
- 2 front-door keys;
- 1 mailbox key;
- 1 cellar key;
- 1 building access badge;
- 1 garage remote control.
This makes the move-out comparison easier.
15. Are photographs mandatory?
No.
The decree expressly provides that the written description may be illustrated with images.
Photographs are therefore not a general legal requirement under that provision.
They can nevertheless be very useful for documenting scratches, cracks, stains, impacts, damaged seals or the condition of equipment.
16. Should photographs replace written descriptions?
It is generally better to use photographs as a supplement to a clear written description.
An image may be difficult to interpret years later if it is not clearly linked to a specific room, item and observation.
For example:
North wall — white paint — generally good condition — approximately 2 cm impact near the window — associated photograph.
provides more context than an unidentified photograph alone.
17. How many photographs should be taken?
French law does not impose a standard number of photographs for the inspection.
The objective should therefore be useful documentation rather than reaching an arbitrary number of images.
Photographs are especially useful for general context, existing defects, significant equipment and elements that are difficult to describe clearly in words alone.
18. How should an existing defect be described?
Prefer observable facts to broad assessments.
Vague
Wall in poor condition.
More precise
White wall beside window: three visible fixing holes and an approximately 15 cm grey mark near floor level.
A useful observation identifies the location, nature, approximate extent and, where relevant, associated photograph.
19. Are labels such as 'new', 'good condition' or 'used condition' enough?
They can provide a general classification but may be insufficient on their own.
The decree requires a precise description of the condition of surfaces, equipment and property elements.
Where defects are visible, add a specific observation.
20. Should equipment be tested?
Where it can be done simply and normally during the inspection, testing can produce a clearer record.
Examples include taps, toilet flushes, windows, shutters, lighting, supplied cooking equipment, appliances and intercoms.
The inspection should not become a technical expert assessment.
If an item cannot be tested, record that fact rather than stating that it works without verification.
21. What if water, electricity or heating is unavailable?
If an item cannot be tested because a utility is unavailable, make a reservation in the inspection.
For example:
Hob: visually in good condition — operation not tested because electricity was unavailable during the inspection.
This is clearer than assuming the item works.
22. Can the tenant request an amendment after signature?
Yes.
Article 3-2 of the French Law of 6 July 1989 allows the tenant to request completion of the move-in inspection within 10 days of its preparation.
If the landlord refuses, the tenant may refer the matter to the competent departmental conciliation commission.
23. Is there a special rule for heating equipment?
Yes.
During the first month of the heating period, the tenant may request that the inspection be supplemented with the condition of heating elements.
This is useful where heating could not be properly assessed when the tenant first moved in.
24. What happens if landlord and tenant disagree?
The inspection should normally be completed jointly and amicably.
If this cannot be achieved, either party may arrange for a commissaire de justice to prepare the inspection under the statutory procedure.
The relevant costs are shared equally between landlord and tenant under Article 3-2, and the parties must be notified at least seven days beforehand under the conditions provided by law.
25. Who pays for a move-in inspection?
If landlord and tenant prepare the inspection themselves, there is no professional inspection fee to allocate.
Where a real-estate professional carries out the move-in inspection, part of the cost may be charged to the tenant within statutory limits.
At the time of this guide, the tenant's share may not exceed both:
- half of the inspection fee;
- and €3 including tax per square metre of habitable floor area.
Different rules apply to an amicable move-out inspection.
26. What happens if there is no move-in inspection?
The absence of an inspection can create significant evidential difficulties.
Article 1731 of the French Civil Code generally provides that, where no inspection was made, the tenant is presumed to have received the premises in good rental repair, unless evidence proves otherwise.
Article 3-2 of the Law of 6 July 1989 adds an important qualification: a party that prevented the preparation or delivery of the inspection cannot rely on that presumption in the circumstances provided by the law.
It is therefore preferable not to begin a tenancy without a properly completed and delivered move-in inspection.
27. Why does the inspection matter for the security deposit?
At move-out, the property's condition is compared with its condition at move-in.
If an existing defect was accurately recorded at the beginning, it should not later be treated as damage that arose during the tenancy.
A precise move-in inspection is therefore highly relevant when considering any deductions from the security deposit.
28. How is normal wear and tear treated?
Normal wear and tear should be distinguished from tenant-caused damage.
The 30 March 2016 decree contains rules relating to the consideration of deterioration caused by time and normal use and allows the parties, under the applicable conditions, to agree to use an eligible wear-and-tear schedule.
Even without a specific schedule, a detailed move-in inspection provides the essential starting point for assessing changes over time.
29. What should be added for a furnished rental?
Furniture and equipment supplied with a furnished tenancy should also be clearly documented.
Depending on the property, this may include:
- bed;
- mattress;
- table;
- chairs;
- storage furniture;
- lights;
- refrigerator;
- cooking equipment;
- oven or microwave;
- dishes;
- kitchen utensils;
- cleaning equipment;
- other supplied items.
The furniture inventory and move-in inspection have related but distinct purposes, so supplied items should be identifiable without ambiguity.
30. Final checklist before signing
General information
- inspection type recorded;
- date recorded;
- property address recorded;
- landlord identified;
- tenant identified;
- representative identified where applicable.
Property
- every relevant room inspected;
- floors described;
- walls described;
- ceilings described;
- doors and windows checked;
- equipment described;
- existing defects precisely located.
Additional information
- applicable meter readings recorded;
- keys and access devices listed;
- furniture checked in furnished rentals;
- reservations recorded for items that could not be tested;
- useful photographs added if desired;
- document reviewed by the parties;
- signatures obtained;
- copy provided to each party.
31. Common mistakes to avoid
Rushing through the inspection
A very fast inspection increases the risk of missing defects or equipment.
Using only generic descriptions
'Good condition' may not adequately describe existing marks or damage.
Forgetting secondary areas
Cellars, garages, balconies and private gardens may need to be included where they form part of the rented premises.
Forgetting keys
The number and purpose of access devices should be recorded.
Missing meter readings
Applicable readings should be recorded where required.
Taking unstructured photographs
A smaller number of well-labelled photographs can be more useful than a large collection that cannot later be linked to specific observations.
Confirming operation without testing
Where an item cannot be tested, record a reservation.
Failing to provide the document promptly
The inspection must be provided to the parties or their representatives at the time of signature under the rules set by the decree.
32. How does Homellya support a customized move-in inspection?
Homellya allows landlords to build an inspection that reflects the actual property instead of relying solely on a generic template.
The landlord can first create an inventory of the items contained in or associated with the rented property.
Depending on the property, this inventory may include:
- rooms;
- floor and wall finishes;
- doors and windows;
- bathroom equipment;
- kitchen equipment;
- appliances;
- furniture in furnished rentals;
- ancillary areas;
- any other item the landlord wishes to track.
This provides a consistent structure while allowing the inspection to remain specific to the rented property.
Assessing each item separately
For each inventory item, the landlord can record its condition using a 1-to-5 scale.
This assessment may then be supplemented by:
- a comment;
- a more precise description;
- one or more photographs where useful.
This item-by-item approach makes it possible to document differences within the same room.
For example, a kitchen might contain a slightly marked worktop, a scratched cupboard door and an oven in excellent condition.
Each item can therefore be documented independently.
Best practice: a numerical condition score should not replace a written observation when a defect or particular feature needs explanation. The score helps provide structure, while comments and photographs provide context.
33. Tenant review before final validation
A move-in inspection does not have to be treated as a document prepared by the landlord and then simply presented for signature.
Its quality also depends on the ability of the parties to compare their observations and reach a shared record.
With Homellya, the landlord can send the inspection to the tenant for review before final validation.
The tenant can review the recorded information and identify points that may require discussion or correction.
This creates a structured exchange before the final document is produced.
The aim is to converge towards an inspection whose content is understood and accepted by all parties involved.
This can be useful where a discussion concerns, for example:
- the condition of an appliance;
- the description of a mark or defect;
- the condition score assigned to an item;
- a photograph;
- an item omitted from the original inventory.
Why is this review stage useful?
It can help:
- reduce misunderstandings at signature;
- improve the accuracy of the final description;
- prevent important observations from remaining only in a separate email or message;
- prepare a final document that reflects the shared inspection.
This approach is consistent with the purpose of a jointly established move-in inspection: creating a shared record of the property's condition.
34. Validation, document generation and QR-code verification
Once the review is complete and the inspection has been validated, Homellya generates the corresponding document.
Depending on the information contained in the inspection, the final document can include:
- rooms and inventoried items;
- recorded condition values;
- associated comments;
- photographs included in the document;
- property and party information.
The document generated by Homellya also includes a verification QR code.
Scanning the QR code opens a public Homellya page allowing the recipient to verify that the document corresponds to a document recorded and produced by the platform and to view its status.
The QR code does not replace the contents of the inspection or the parties' signatures. It provides an additional way to verify the document's origin within Homellya.
35. Electronic signature of the inspection with Homellya
Once the inspection content has been finalized, it may also be submitted for electronic signature in Homellya when the parties use this feature.
The signature therefore applies to the finalized document after the preparation and review stages.
The workflow can be viewed as a sequence of distinct steps:
- preparation of the property inventory;
- recording and documenting the condition of individual items;
- tenant review;
- discussion and possible corrections;
- content validation;
- generation of the final document;
- electronic signature where applicable;
- retention of the document in the tenancy record.
This distinction is useful because the signature should not replace the discussion and review of the inspection itself.
It comes after the parties have reached the document they intend to validate.
36. Why retain the entire process?
For a digital inspection, it can be useful to retain not only the final PDF but also the information used to create it.
A structured record may therefore include:
- the property inventory;
- condition values assigned to individual items;
- comments;
- photographs;
- the final document;
- signatures where used;
- information identifying the generated document.
This traceability can make the tenancy file easier to understand several years later, particularly when the move-out inspection is carried out.
It also creates continuity between:
property inventory → move-in inspection → tenancy → move-out inspection.
Frequently asked questions
Is a move-in inspection required in France?
For residential leases governed by the Law of 6 July 1989, an inspection is to be prepared when the keys are handed over under Article 3-2 and the Decree of 30 March 2016.
Can it be completed on a phone or tablet?
Yes. French regulations expressly permit an electronic inspection.
Are photographs mandatory?
No. The decree states that the inspection may be illustrated with images but does not make photographs a general requirement.
Can the tenant add a defect after signing?
The tenant can request completion of the move-in inspection within 10 days. A separate rule applies to heating elements during the first month of the heating period.
Should meters be recorded?
Yes where the applicable statutory conditions are met. The regulations contain specific provisions for individual water and energy readings and certain heating and hot-water readings.
Do keys have to be listed?
Yes. Details and the purpose of keys and other access devices form part of the information specified by the decree.
Is writing only 'good condition' sufficient?
A more precise description is preferable, particularly where a defect is visible. The decree requires a precise description of the relevant surfaces, equipment and property elements.
What if landlord and tenant disagree?
If the inspection cannot be completed jointly and amicably, a commissaire de justice may prepare it under the statutory procedure.
Why is the inspection important for the security deposit?
It establishes the initial reference against which the condition of the property can be assessed at move-out.
Can a Homellya inspection be customized for the property?
Yes. The landlord can create an inventory adapted to the rented property and define the individual items to be monitored.
Each item can then be assigned a condition score from 1 to 5 and supplemented by comments and photographs.
Can the tenant review the inspection before signing it?
Yes. Homellya allows the landlord to send the inspection to the tenant for review before final validation.
The parties can therefore discuss observations and converge towards a shared version before document generation and, where applicable, electronic signature.
What is the QR code on a Homellya inspection used for?
The QR code opens a public Homellya verification page where the recipient can check that the document corresponds to a document recorded and produced by the platform and view its status.
It does not replace the content of the inspection or any electronic signature.
Can a Homellya move-in inspection be electronically signed?
Yes, when the electronic-signature feature is used. The signature applies to the finalized document after the preparation, review and validation stages.
Key takeaways
- The move-in inspection is prepared when the keys are handed over.
- It should be jointly established and provided to the parties.
- It may be on paper or electronic.
- French regulations require specific information to be recorded.
- All relevant private premises and equipment should be covered.
- Keys and access devices must be listed.
- Applicable meter readings should be recorded.
- Photographs are optional but can provide useful additional evidence.
- The tenant can request completion within 10 days.
- Heating elements can be supplemented during the first month of the heating period.
- A commissaire de justice can intervene where an amicable inspection cannot be prepared.
- A customized inventory can help document property-specific items more precisely.
- Tenant review can help the parties converge towards a shared inspection record.
- Homellya can generate the final document with a verification QR code and support electronic signature where that feature is used.
- A detailed move-in inspection makes the move-out comparison and security-deposit settlement significantly clearer.
Conclusion
The move-in inspection should not be treated as a routine administrative formality.
It establishes the descriptive reference for the property at the moment the tenant takes possession and may be relied on years later.
An effective approach is to start with a precise property inventory, assess individual items, document relevant details with comments and photographs and allow the parties to review the observations before final validation.
With Homellya, this process can be structured from beginning to end: the landlord prepares the inventory and records the condition of each item, sends the inspection to the tenant for review and the parties can converge towards a validated version. The final document can then be generated with a QR code allowing its Homellya origin to be verified and may be electronically signed when that feature is used.
Keeping the inventory, observations, photographs, final document and validation process together also makes the later move-out comparison easier to manage.
Discover Homellya's property-inspection tools
Legal sources
- French Law no. 89-462 of 6 July 1989, Article 3-2.
- Decree no. 2016-382 of 30 March 2016 on property inspections and normal wear and tear.
- French Civil Code, Article 1731.
- Service-Public.fr guidance on property inspections and inspection fees.
This article provides general information and does not constitute personalized legal advice.