Ban on renting out energy-inefficient properties in 2026: Homestays as a legal solution

In recent years, the French property market has been shaken by the rhythm of energy reforms. With the tightening of regulations, many hosts find themselves helpless when faced with the inability to let out their property. At Roomlala, we support hosts every day who are looking for reliable, legally compliant solutions to keep generating income. The 2026 ban on renting out energy-inefficient properties continues to place strong pressure on landlords of entire homes. However, a particularly interesting and perfectly legal alternative is available to you: renting out a room within your primary residence. Let's look at how this solution allows you to intelligently navigate the hurdles associated with energy performance ratings (DPE) while helping tenants in need of accommodation.

Understanding the 2026 ban on renting out energy-inefficient properties

The relentless schedule of the Climate and Resilience Act

The climate law on rentals has set an extremely strict framework for cleaning up the French housing stock. Since 1 January 2025, it has been strictly forbidden to put entire homes classified as G on the market for primary residence leases. This measure aims to eradicate "thermal sieves" (passoires thermiques)—those extremely energy-intensive homes that weigh heavily on household budgets and the environment. The 2026 ban on renting out energy-inefficient properties confirms and extends this strict exclusion from the rental market for the worst-rated energy-inefficient properties.

See also: Shared housing in Wallonia: New tenancy rules for young professionals in 2026, New CIN regulations in Italy: Why hosts are turning to shared housing in 2026 and 2026 Youth Rental Grant: How to benefit from the aid to rent a room in Spain

Alongside this ban on renting, landlords of properties rated F and G also face major financial constraints. Indeed, the rents for these energy-inefficient homes have been strictly frozen since August 2022. It is therefore impossible to increase the rent between tenants or upon lease renewal, which significantly cuts into the rental profitability of poorly insulated properties. At Roomlala, we observe that these measures are pushing many hosts to withdraw their properties from the conventional market.

The good news for 2026: the reform of the electrical coefficient

However, 2026 brings an unexpected breath of fresh air for some hosts. As of 1 January 2026, a major reform of the Energy Performance Diagnosis (DPE) calculation came into force. This reform, approved by the government, specifically concerns the reduction of the electricity conversion coefficient, which has gone from 2.3 to 1.9. This technical change in the calculation method has a direct and immediate impact on the final rating of many properties.

What does this mean in practice? Let's take the example of Mr Martin, who owns a 40-square-metre flat heated exclusively by electricity. At the end of 2025, his property was classified as G, making it unsuitable for renting. Thanks to the 2026 coefficient reform, his flat is automatically reclassified as F, without him having to spend a single cent on renovation work. Although the rent remains frozen, this change allows him to escape the strict rental ban and put his property back on the market entirely legally.

Homestays: A legal alternative to the DPE

Specific rules for DPE in homestays

If your main home has a poor rating and you are hesitant to rent it out, a homestay represents an excellent fallback solution. The law makes a clear distinction between renting an entire, independent home and renting a room within your own dwelling. The DPE for a homestay benefits from welcome flexibility: renting a room is generally not subject to the obligation to provide a DPE specific and exclusive to that room alone.

In most cases, if the rented surface area is less than 14 square metres and it does not constitute an independent dwelling, the overall DPE of your primary residence is sufficient. More importantly, because renting a room in your primary residence is not subject to the same prohibition sanctions as autonomous entire homes, you can legally host a tenant in your guest room, even if your home's overall rating is G. It is a valuable legal exception that encourages shared housing and the optimisation of existing space.

Why is renting a room in your primary residence advantageous regarding the DPE?

Opting to rent out a room in your own home presents multiple advantages, beyond simply circumventing DPE constraints. Financially, it allows you to generate a regular supplement of income, which is often tax-free provided the rent stays within the limits of the ceiling set by the tax authorities (a reasonable rent). At Roomlala, we see thousands of hosts paying for their bills or leisure activities thanks to this secure monthly income, all while making use of an unoccupied room in their house.

Let's take a very common use case: you own a large 1970s house, rated G, and the children have left. Rather than embarking on exterior insulation works costing tens of thousands of euros to be able to rent out the entire house, you decide to rent two rooms to students. You provide an immense service to the local community in the face of the housing shortage, you break the solitude, and you do so in a perfectly legal and secure framework.

Decency criteria that must be respected

Surface area, height, and mandatory equipment

Please note, while the regulations on the DPE are more flexible for homestays, the legal criteria for decency remain uncompromising. For a room to be rented out legally, it must strictly comply with specific standards. The minimum surface area of the room must be 9 square metres under the Carrez Law, with a ceiling height of at least 2.20 metres. A living volume of 20 cubic metres may also be acceptable in certain specific cases.

Furthermore, the room must have a window providing access to natural light and allowing for adequate ventilation. The heating system, whether central or a fixed auxiliary heater, must allow a minimum temperature of 18 degrees Celsius to be reached in the centre of the room. For example, converting a windowless basement or a non-insulated attic that does not have a Velux window is strictly forbidden by law, as it does not meet decency criteria, regardless of any DPE issues.

The trap of classification as an independent dwelling

There is a crucial point of vigilance that we always insist on at Roomlala: the legal boundary between a homestay and an independent dwelling. If the room you are offering has an entrance completely independent of your primary residence (for example, direct access via the garden) and is equipped autonomously (with its own kitchenette and private, non-shared sanitary facilities), it risks being legally reclassified as an independent dwelling, like a studio or an annexe.

In this scenario, the axe falls: this reclassified dwelling immediately falls under the climate law on rentals. If it is rated G, the 2026 ban on renting out energy-inefficient properties will apply automatically to this annexe. To maintain the benefits of a homestay, it is essential that the tenant shares at least part of the living areas or equipment (such as the kitchen or the main bathroom) with you, thus confirming that they are indeed residing within your household.

How to manage your room rental with Roomlala?

Choosing the right rental contract

Even if you are hosting someone under your own roof and the atmosphere is friendly, a written rental contract is absolutely mandatory. The law requires the agreement to be formalised to protect both parties. Depending on your tenant's profile, several options are available. The 9-month student lease is the most popular: it covers exactly the academic year and allows you to reclaim your room during the summer to host your family or tourists.

If you are renting to a professional on a work trip or an intern, the mobility lease (lasting from 1 to 10 months, non-renewable) is an excellent alternative. Finally, for a longer-term rental, the standard one-year renewable furnished lease is perfectly suitable. At Roomlala, we provide you with contract templates compliant with the latest regulations, ensuring you total peace of mind when signing.

Welcoming a student at the start of the academic year: a practical example

To illustrate the simplicity of the process, imagine that you wish to host a student for the upcoming September intake. You have checked that your room is 12 square metres, that it has a window, and that it is well-heated. You publish your listing on Roomlala in just a few clicks. You don't have to worry about carrying out a specific DPE for this room, as you are sharing your kitchen and bathroom with the tenant.

You quickly receive an application from Lucas, a first-year student. Thanks to Roomlala's secure messaging system, you exchange messages with him to ensure that your lifestyles are compatible. You sign a 9-month student lease. Lucas benefits from affordable and warm accommodation, and for your part, you receive rent that helps you cope with inflation, all while scrupulously respecting the legal framework despite your overall house being an energy-inefficient property. It is a win-win solution that we are proud to encourage on a daily basis.