Move-out property inspection in France: complete checklist

Introduction

The move-out property inspection, known in France as the état des lieux de sortie, records the condition of the property when the tenant returns the keys and allows it to be compared with the move-in inspection.

For more detail on the points discussed below, also read Move-in vs move-out inspection in France: what are the differences?, Security deposit deductions in France: what can a landlord charge? and Property inspection dispute: what should landlords and tenants do?.

That comparison is essential for distinguishing normal wear and tear from possible damage occurring during the tenancy.

A good move-out inspection is often prepared several days in advance: cleaning, checking equipment, dealing with appropriate minor tenant repairs, gathering all keys and preparing meter readings.

Key point: the tenant is not expected to make the property look new. The property should be returned properly maintained, while deterioration caused by time and normal use must be distinguished from damage.

1. What is the move-out inspection for?

It records the property's condition when the tenant leaves and helps identify:

items remaining in a comparable condition;
normal changes caused by time and use;
possible new damage;
missing items or equipment;
repairs or improvements made during the tenancy.

It also plays an important role in the security-deposit process.

2. When should it be carried out?

For leases governed by the French Law of 6 July 1989, the move-out inspection is prepared when the keys are returned and is normally established jointly and amicably by landlord and tenant or their representatives.

The property should ideally be empty, accessible and sufficiently clean for an accurate inspection.

3. What information is required at move-out?

The Decree of 30 March 2016 provides for common information such as the inspection type, date, property location, parties, applicable meter readings, keys and access devices, a precise description of the premises and equipment, and signatures.

At move-out, the document also includes in particular:

the tenant's new home or accommodation address;
the date of the move-in inspection;
where appropriate, changes observed since move-in.

4. Why compare with move-in?

A mark, scratch or defect cannot be interpreted properly without checking whether it already existed at move-in.

The relevant question is not whether the property is perfect, but how its condition has changed during the tenancy.

5. Give the tenant a preparation checklist in advance

A landlord or manager can send the tenant a checklist several days or weeks before departure reminding them to:

empty the property;
clean every room;
degrease the kitchen;
remove limescale from sanitary equipment;
review ordinary tenant-maintenance items;
check holes and wall fixings;
replace small damaged items where this is genuinely their responsibility;
check supplied equipment;
gather keys, badges and remote controls;
prepare a forwarding address.

This is not about restoring the property to new condition. It gives the tenant time to deal with ordinary maintenance before the final inspection.

6. Should the property be cleaned before move-out?

Yes. Returning the property properly cleaned is good practice and is consistent with ordinary tenant-maintenance obligations.

Heavy grease, dirt or limescale may make it harder to assess the underlying condition accurately.

7. General cleaning checklist

floors vacuumed and cleaned;
skirting boards dusted;
doors and handles cleaned;
switches cleaned;
cupboards, shelves and drawers emptied and cleaned;
accessible windows and sills cleaned;
radiators dusted;
removable marks cleaned where this can be done safely;
rubbish and personal belongings removed.

8. Kitchen checklist

Check the worktop, sink, taps, splashback, cooking area, hob, oven, hood and accessible filters, refrigerator, freezer, dishwasher, cupboards, handles, floor and lighting.

Supplied appliances should be cleaned and compared with their initial condition.

9. Bathroom and toilet: remember limescale

French tenant-repair rules specifically include cleaning limescale deposits from sinks and sanitary appliances.

Check the basin, shower or bath, taps, shower screens, tiles, seals, toilet, flush, furniture, mirror and visible ventilation.

10. Should holes in walls be filled?

French tenant-repair rules refer to filling holes where this can be treated as a repair taking account of their number, size and location.

The circumstances therefore matter. When filling is appropriate, the repair should be done cleanly rather than creating a new visible defect.

11. Does the tenant have to repaint?

Not automatically.

Paint that has simply aged over time should not automatically be treated as damage. Complete repainting is not required merely to make the property look new again.

Specific abnormal damage may require a different assessment.

12. Should broken items be replaced?

Where a small item has been damaged during the tenancy and its repair or replacement is genuinely the tenant's responsibility, dealing with it before the inspection may be sensible.

This can include certain small handles, lost keys, shower hoses, bulbs or similar ordinary maintenance items depending on the circumstances.

An item that has simply failed because of age or normal deterioration should not automatically be replaced by the tenant.

13. Minor-repair checklist

bulbs and light tubes;
small handles and fittings;
shower hose;
clearly damaged seals;
missing keys;
holes and wall fixings;
cupboards and doors;
supplied furniture;
supplied appliances where normal testing is possible.

14. Doors, windows, shutters and cupboards

Check simple operating elements such as handles, locks, windows, shutters, blinds, cupboard tracks, hinges and shelves.

15. Normal wear and tear, depreciation and damage: how to tell the difference

Not every difference between move-in and move-out is damage attributable to the tenant.

The Decree of 30 March 2016 defines vétusté as wear or deterioration resulting from time or normal use of the materials and equipment making up the property.

In other words, a property normally occupied for several years cannot reasonably be expected to look exactly as it did on day one.

Examples of normal wear

Depending on the initial condition, length of occupancy and circumstances, normal change may include:

paint gradually losing some of its original appearance;
light everyday marks on a wall;
regular wear on flooring in traffic areas;
a floor covering becoming progressively duller;
seals ageing naturally;
equipment whose appearance or performance declines with age;
supplied furniture showing wear consistent with several years of normal use.

These examples are not automatic legal classifications. The initial condition, age of the item, length of the tenancy and circumstances must all be considered.

Examples more likely to indicate damage

Depending on the circumstances, the following may be harder to explain by normal use alone:

a large hole or many holes in a wall;
a broken door;
broken glazing;
a burn mark on a worktop;
a large permanent stain caused by a specific incident;
equipment damaged through misuse;
supplied furniture that has been broken.

The cause remains essential: equipment failing because of age should not automatically be treated as tenant damage.

Why the move-in inspection matters

Move-in:

Old parquet — used condition — several scratches already visible.

Move-out:

Old parquet — comparable used condition — existing scratches remain, with light additional wear in the main traffic area.

This is very different from a new floor at move-in that later shows deep scratches or broken boards.

Length of occupation matters too

The same change may be viewed differently after six months and after eight years. The longer the tenancy, the more normal signs of use some materials and equipment may display.

Under the applicable conditions, the parties may agree to use an eligible wear-and-tear schedule.

Key point: a move-out inspection is not about identifying every difference and charging it to the tenant. The task is to determine whether the change results from time and normal use or from deterioration that cannot reasonably be explained by normal wear.

16. The property does not have to be returned 'as new'

The main reference remains the move-in condition, together with the duration of occupation and normal wear and tear.

17. Furnished rentals

Review the original furniture inventory and compare each supplied item with its initial condition.

18. Photographs at move-out

Photographs can usefully support written descriptions, especially for disputed areas, possible damage and equipment condition. Each image should ideally be linked to a room, item and observation.

19. Record meter readings

Where applicable, record electricity, gas, water or other individual meter readings as close as possible to the return of the keys.

20. Check all keys and access devices

Compare all returned keys, badges and remote controls with the move-in list.

21. Remember the tenant's forwarding address

The move-out inspection includes the address of the tenant's new home or accommodation.

22. What if landlord and tenant disagree?

Describe observable facts rather than immediately assigning responsibility.

Flooring in front of window: three approximately 20 cm scratches not mentioned in the move-in inspection.

is more useful than:

Floor damaged by tenant.

If an amicable inspection cannot be established, a commissaire de justice may intervene under the statutory procedure.

23. Move-out inspection and security deposit

Where the move-out inspection conforms to the move-in inspection, the maximum security-deposit return period is generally one month from return of the keys, subject to any amounts lawfully remaining due.

In other cases falling under the general rule, the maximum period is two months. Any deductions must be supported.

A recorded difference is not automatically attributable to the tenant: normal wear and the cause of the change must also be considered.

24. Seven-day preparation checklist

Cleaning

property emptied;
floors cleaned;
kitchen degreased;
sanitary equipment descaled;
cupboards emptied and cleaned;
accessible windows cleaned;
ancillary areas checked.

Maintenance

holes and fixings reviewed;
relevant tenant repairs identified;
appropriate small damaged items repaired or replaced;
bulbs checked;
supplied equipment cleaned and checked;
no unnecessary poor-quality repair undertaken.

Administration

move-in inspection available;
furniture inventory available if relevant;
forwarding address prepared;
keys, badges and remote controls gathered.

25. Checklist on inspection day

property empty and accessible;
parties and date confirmed;
move-in inspection available;
every room compared;
floors, walls and ceilings checked;
doors, windows and equipment checked;
furniture reviewed if relevant;
changes described factually;
useful photos added;
applicable meter readings recorded;
all keys checked;
forwarding address recorded;
document reviewed, signed and provided to the parties.

26. Common mistakes to avoid

Tenant side

cleaning only visible areas;
waiting until inspection day to discover broken items;
repainting unnecessarily;
making poor-quality repairs;
confusing normal wear with damage;
forgetting keys or access devices.

Landlord side

comparing the property with new condition instead of move-in condition;
using vague descriptions;
assigning responsibility rather than describing facts;
ignoring move-in photographs and observations;
forgetting ancillary areas.

27. How Homellya helps compare with the previous inspection

With Homellya, a new inspection can be created from the property inventory or from a previous move-in or move-out inspection.

Existing items, condition values, comments and photographs can be carried forward and updated to reflect the condition actually observed at departure.

28. Item-by-item comparison

Homellya allows each inventory item to receive a 1-to-5 condition score, supplemented by comments and photographs. This makes it easier to document changes within the same room rather than assigning one overall condition to the entire space.

29. Tenant review

The landlord can send the move-out inspection to the tenant for review. The tenant can add comments, photographs or assessments and indicate agreement or disagreement on relevant items.

The review remains available to both parties. The landlord remains responsible for final validation before the document is sent for signature.

30. Signature, final document and QR code

Once finalized, the inspection may be electronically signed in Homellya when that feature is used.

Homellya-generated inspections also include a verification QR code opening a public page where the recipient can check that the document corresponds to a document recorded and produced by Homellya and view its status.

The QR code does not replace the document contents or the parties' signatures.

Frequently asked questions

What is normal wear and tear in a rental property?

Normal wear refers to changes resulting from time and ordinary use, such as paint gradually becoming duller, light wear on flooring in traffic areas or the natural ageing of equipment.

There is no automatic list for every situation. Initial condition, age of materials, length of the tenancy and the circumstances must all be considered.

Does the property have to look new at move-out?

No. Normal wear and tear must be distinguished from damage.

Should the tenant clean before leaving?

Yes. Ordinary maintenance is part of the tenant's responsibilities and a properly cleaned property allows a more accurate inspection.

Does every hole have to be filled?

Not automatically. The number, size and location of the holes matter when determining whether filling them is a tenant repair.

Does the tenant have to repaint?

Not automatically. Paint that has aged normally does not in itself require complete repainting.

Should bulbs be replaced?

Replacement of bulbs and light tubes appears in the French list of tenant repairs.

Should limescale be removed?

Cleaning limescale deposits from sinks and sanitary equipment is included in the tenant-repair list.

Can photographs be included?

Yes. They are particularly useful when linked to specific observations.

Is a forwarding address required?

Yes. It is part of the information specifically provided for at move-out.

What happens when move-out matches move-in?

The maximum statutory security-deposit return period is generally one month from return of the keys, subject to any amounts lawfully remaining due.

What if differences are recorded?

The general maximum period may be two months. Deductions must be justified and not every difference is necessarily attributable to the tenant.

Can Homellya reuse the move-in inspection?

Yes. A new inspection can be created from a previous inspection and the existing items, comments, photographs and condition information can be reused and updated.

Can the tenant review the move-out inspection in Homellya?

Yes. The tenant can add observations, photographs or assessments and indicate agreement or disagreement before final validation.

Can the move-out inspection be electronically signed?

Yes, when Homellya's electronic-signature feature is used.

What is the Homellya QR code for?

It opens a public verification page where the recipient can check that the document corresponds to a document recorded and produced by Homellya and view its status.

Key takeaways

The move-out inspection is prepared when the keys are returned.
It should be comparable with the move-in inspection.
Giving the tenant an advance checklist is good practice.
The property should be empty and properly cleaned.
Some minor repairs and maintenance may be the tenant's responsibility.
The tenant does not have to restore the property to new condition.
Normal wear and tear must be distinguished from damage.
Keys, access devices, meters and forwarding address should be checked.
Homellya can reuse a previous inspection, support tenant review, electronic signature and QR-code verification.

Conclusion

A move-out inspection is best prepared before the day the keys are returned.

Providing an advance cleaning and maintenance checklist gives the tenant time to deal with ordinary maintenance and avoidable issues, while the final comparison must still take account of the move-in condition, length of occupation and normal wear.

With Homellya, the landlord can start from the property inventory or a previous inspection, carry forward existing condition information, comments and photographs and update each item at move-out. The tenant can review the record before final validation.

Discover Homellya's property-inspection tools

Read the complete move-in inspection checklist

Legal sources

French Law no. 89-462 of 6 July 1989, in particular Articles 3-2, 7 and 22.
Decree no. 2016-382 of 30 March 2016 on property inspections and normal wear and tear.
Decree no. 87-712 of 26 August 1987 on tenant repairs.
Service-Public.fr guidance on property inspections, tenant repairs and security-deposit returns.

This article provides general information and does not constitute personalized legal advice.