The Alur Law Inventory of Fixtures: A Comprehensive Guide for Landlords and Tenants (France)

The Alur Law Inventory of Fixtures: A Comprehensive Guide for Landlords and Tenants in France

The inventory of fixtures (état des lieux) is an essential document in French property rentals. It precisely describes the condition of the property when the keys are handed over (entry inventory of fixtures) and when they are returned (exit inventory of fixtures). The Alur law (Accès au Logement et Urbanisme Rénové - Access to Housing and Renovated Urban Planning), enacted on March 24, 2014, significantly amended the rules regarding inventories of fixtures to better protect tenants and clarify everyone's obligations. This comprehensive guide will help you, whether landlord or tenant, navigate this process with confidence.

What is the Inventory of Fixtures?

The inventory of fixtures is a written and contradictory document, meaning it is carried out in the presence of the landlord (or their representative) and the tenant. It describes accurately and in detail the condition of the property and its fixtures (walls, floors, ceilings, windows, sanitary installations, etc.). It is compared at the end of the rental period to determine if any damage has been caused by the tenant during their occupancy (excluding normal wear and tear).

Why is the Inventory of Fixtures Crucial?

Tenant Protection: It proves that any existing defects were already present before their arrival, preventing them from being held responsible for repairs they did not cause.
Landlord Protection: It provides evidence in case of damage caused by the tenant, allowing them to withhold part or all of the security deposit for repairs.
Dispute Prevention: An accurate and complete inventory of fixtures minimizes the risk of disagreement between the landlord and the tenant at the end of the lease.

The Alur Law and the Inventory of Fixtures: Key Changes

The Alur law introduced several important changes regarding the inventory of fixtures:

Obligation to establish an inventory of fixtures: The Alur law makes it mandatory to establish an entry and exit inventory of fixtures for all residential rental agreements.
Form and content of the inventory of fixtures: The inventory of fixtures must be established in a contradictory and amicable manner, on a single document or on documents with a similar presentation. It must include certain mandatory information, such as:
- The type of document (entry or exit inventory of fixtures)
- The date of establishment
- The address of the property
- The names and addresses of the landlord and the tenant
- The reading of individual water or energy consumption meters
- A detailed description of the condition of the walls, floors, ceilings, fixtures, etc.
- The observations or reservations of the tenant and the landlord
- The signatures of the landlord and the tenant
Contestation period: The tenant has a period of 10 days from the handover of the keys to report to the landlord any anomalies or defects that were not mentioned in the entry inventory of fixtures. They can also request to complete the inventory of fixtures if necessary. After this period, the inventory of fixtures is considered final.
Wear and tear grid: The Alur law encourages the use of a wear and tear grid, which defines the theoretical lifespan of the various elements of the property and assesses normal wear and tear due to time. The use of this grid, although not mandatory, facilitates the determination of responsibilities in case of damage.

Landlord Obligations and Rights

The landlord has several obligations regarding the inventory of fixtures:

Provide a decent property: The landlord must ensure that the property is in good condition and repair when the tenant moves in.
Establish an inventory of fixtures: It is mandatory to establish an entry and exit inventory of fixtures.
Provide a copy to the tenant: The landlord must provide a copy of the inventory of fixtures to the tenant immediately after signing.
Repair damages: If damage is found during the exit inventory of fixtures, the landlord may withhold part of the security deposit to cover the cost of repairs, provided they justify the amounts.

The landlord also has the right to:

Be present during the establishment of the inventory of fixtures (or be represented by an agent).
Challenge the tenant's observations if they are not justified.

Tenant Obligations and Rights

The tenant also has obligations and rights:

Be present during the inventory of fixtures: It is strongly recommended to be present during the establishment of the entry and exit inventory of fixtures.
Carefully check the condition of the property: The tenant must carefully inspect each room of the property and report any defects or anomalies they find.
Report anomalies: They have 10 days to report to the landlord any anomalies that were not mentioned in the entry inventory of fixtures.
Assume rental repairs: The tenant is responsible for rental repairs, i.e. minor repairs and routine maintenance of the property.

The tenant has the right to:

Request the execution of a contradictory and amicable inventory of fixtures.
Challenge deductions from the security deposit if they are not justified.

Practical Tips for a Successful Inventory of Fixtures

Prepare the inventory of fixtures: Before the inventory of fixtures, clean the property and gather all relevant documents (lease, inventory, etc.).
Be precise and meticulous: Take the time to carefully inspect each room and describe the condition of each element precisely. Feel free to take photos or videos to document the condition of the property.
Pay attention to details: Check the functioning of the equipment (taps, toilet flush, heating, etc.) and report any anomalies.
Keep the inventory of fixtures safe: Keep the entry and exit inventory of fixtures safe, as they will be essential in case of a dispute.
Use compliant inventory of fixtures templates: Use inventory of fixtures templates that comply with the Alur law. You can easily find them on the internet or from property professionals.

Conclusion

The inventory of fixtures is a crucial document to secure your property rental in France. By understanding each other's obligations and rights, landlords and tenants can avoid disputes and enjoy a smooth rental experience. Remember, in 2026, the Alur law is still the reference for inventories of fixtures, so get informed and apply it scrupulously!