Energy-inefficient homes and energy performance certificates in 2026: Is a homestay a legal exception?

For several years, the French property market has been undergoing a period of profound change, driven by a government objective to eliminate energy-inefficient housing. With the tightening of environmental regulations, many landlords have found themselves distressed by the ban on letting “thermal sieves” (energy-inefficient homes) that is fast approaching for certain categories of housing in 2026. At Roomlala, we receive daily messages from worried hosts: do they still have the right to rent out a room in their house if it is poorly insulated? The short answer is yes, but under very specific conditions. This article aims to decode current legislation and explain in detail how energy performance certificates (DPE) work for a homestay. You will discover that renting a room within your primary residence benefits from certain legal flexibility, offering an extremely profitable alternative for hosts, while providing an essential community-based solution to the housing crisis the country is facing.

1. The 2026 ban on letting energy-inefficient homes: What applies to a homestay

To fully understand current issues, it is essential to revisit the foundations of the Climate and Resilience Act. This major piece of legislation introduced a particularly strict schedule aiming to remove the most energy-intensive properties from the rental market. At Roomlala, we would like to reassure you: although these rules are firm, they apply with important nuances when it comes to renting out part of your own primary residence. Hosts are not left behind, but they must absolutely master the rules of the game to avoid any disputes with their tenants.

See also: Rise in rental costs in Switzerland (Winter 2026): Renting out a room to balance your budget, Student accommodation shortage in Belgium in 2026: Homestay, the community-minded alternative and Youth Rental Voucher autumn 2026: How to fund your shared housing in Spain

1.1. The strict schedule of the Climate and Resilience Act

Since 1 January 2025, the law has been clear: properties classified as G on the Energy Performance Certificate (DPE) are formally prohibited from being rented out if they constitute the tenant's primary residence. This drastic measure aims to protect tenants from energy poverty. However, this is only a first step, as this ban will inexorably extend to class F from 1 January 2028. If you are considering renting out a room and are wondering about the 2026 legislation, you must know that these bans also apply to a homestay as soon as the signed lease makes this room the tenant's primary residence. This typically concerns a 9-month student lease or a standard one-year renewable furnished lease. In these cases, the rented room must meet the same energy decency criteria as an entire apartment or house.

1.2. A reassuring pooling of the DPE for hosts

This is where the first piece of good news for you, dear hosts, comes in. If you are renting a room located inside your house or apartment, you absolutely do not need to have an exclusive DPE carried out for this single room alone. The law allows for the pooling of the diagnostic. In practical terms, it is the global DPE of your primary residence that is valid and must be attached to the rental contract. This saves you from complex administrative procedures and unnecessary extra costs. The energy performance of the room is therefore assessed in light of the overall performance of your home, taking into account the general insulation, the central heating system, and the ventilation of the entire building.

Practical example of use: Let's take the case of Martine, a retiree living in Lyon. She owns a large apartment classified as E on the global DPE. She wishes to rent out a north-facing room, which, if assessed alone, might perhaps border on class F. Thanks to the pooling of the diagnostic, Martine can use the global class E DPE of her apartment. She was thus able to sign a 9-month student lease legally via Roomlala, without fearing the 2026 ban on letting energy-inefficient homes, while offering affordable accommodation to a young student.

2. Exceptions and flexibility for renting a room in 2026

While long-term rentals are subject to strict rules, legislation offers some breathing room and very interesting alternatives for owners of energy-inefficient properties. At Roomlala, we always encourage our hosts to explore all legal options to continue generating extra income while respecting the framework of the law. The year 2026 brings its share of new regulations that could well save the day for many hosts.

2.1. Short-term rentals: A legal loophole

The main loophole, or rather the major legal exception to the ban on renting out energy-inefficient homes, lies in the nature of the lease. Indeed, the ban on renting out properties classified as G (and soon F) targets only primary residence leases at a national level. Therefore, if you rent out your room for short stays, to tourists, professionals on business trips, or seasonal workers (without it becoming their primary residence), you are not subject to this rental ban. This flexibility allows owners of poorly rated properties to maintain a rental activity and collect income while they gather the funds necessary to undertake energy renovation work at their own pace.

2.2. The new 2026 DPE calculation: A boon for electric heating

The other huge development that is bringing a smile back to hosts is the adjustment to the DPE calculation scheduled for 2026. The government has agreed to modify the electricity conversion factor, which will change from 2.3 to 1.9. What does this mean for you in practice? Until now, properties heated by electricity were heavily penalised by the DPE calculation method, often relegating them to classes F or G despite proper insulation. With this new, more favourable coefficient, many properties will automatically see their rating improve by one or two letters, without the owner having to carry out any renovation work at all. It is a real breath of fresh air for the rental market.

Practical example of use: Julien owns a house in Brittany heated exclusively by modern electric radiators. His current DPE classifies him as G, which had prevented him from renting a room to a student annually since 2025. Thanks to the new DPE calculation effective in 2026, Julien's house automatically moves to class E. He can now generate a new updated DPE and put his room back on Roomlala for a long-term student lease, quite legally and without having spent thousands of dollars on insulation.

3. Legal risks and points of vigilance for hosts

While homestay rentals offer undeniable advantages, it is our duty at Roomlala to alert you to certain pitfalls to avoid. The law is protective towards tenants, and any attempt to circumvent the rules can backfire on the host. It is crucial to clearly understand the boundary between a homestay and an autonomous property so as not to lose the benefits of this particular status.

3.1. Rent freeze still in effect

It is fundamental to remember that even if you find a solution to rent out your room, a major financial restriction remains. Since the summer of 2022, the ban on increasing rent for properties classified as F and G has been strictly in effect throughout France. And be aware, this measure applies fully to homestay rentals if they are subject to a long-term lease (primary residence). You will therefore not be able to apply annual indexation to the rent, nor increase it when changing tenants, until work has been done to remove the property from the energy-inefficient status.

3.2. The risk of reclassification as an autonomous property

This is undoubtedly the most critical point of vigilance for hosts. For your rental to be legally considered a 'homestay', the tenant must necessarily share certain living areas with you (usually the kitchen, toilets, or bathroom). If the room you are renting has a totally independent entrance from the outside and is equipped with its own toilets and a kitchen area without any access to the common areas of your house, the courts may reclassify it as an 'autonomous property' (studio or separate unit). In this case, you lose all the flexibility linked to the homestay status, and the property will be subject to the strict rules of standard apartments, requiring its own individual DPE.

Practical example of use: Sophie converted the basement of her class G house into a small studio with an entrance door leading to the garden, a kitchenette, and a shower. She thought she could rent it out under the 'homestay' status to bypass the individual DPE requirement. Unfortunately, her tenant took her to court. The judge reclassified the space as an autonomous property. Sophie found herself acting illegally (renting out a class G energy-inefficient home as a primary residence) and was ordered to suspend the rent and carry out work. At Roomlala, we advise you to maintain a genuine sharing of spaces to secure your status.

4. Our Roomlala tips for renting with peace of mind

Faced with this legislative maze, the Roomlala team is here to support you and help you make the most of your available space. The first step is to correctly assess your current DPE and anticipate the new 2026 calculation. If you are currently in class G or F, don't panic. You can easily adapt your rental strategy by prioritising short or medium-term rentals (tourism, short internships of less than 8 months) for which the concept of primary residence does not apply. Our platform allows you to easily adjust the length of your stays to target professionals or holidaymakers.

Next, we strongly recommend that you take advantage of government grants to consider energy renovation work in the medium term. Schemes like MaPrimeRénov' can be combined and can fund a large portion of your attic insulation or the replacement of your windows. Not only will you increase the value of your property, but you will also offer optimal comfort to your tenants, which will justify an attractive rent and foster tenant loyalty. Don't forget that a well-insulated room also means reduced energy bills for yourself on a daily basis.

Finally, be transparent in your listings on Roomlala. Clearly indicate shared spaces and the way of life within your home. Trust is the key to a successful cohabitation. By scrupulously respecting the legal framework of the homestay DPE and avoiding the trap of reclassification as an autonomous property, you will continue to enjoy the wonderful human and financial adventure that is homestay rental. We are proud to count you among our community of committed hosts, who offer a concrete and convivial response to housing challenges in France every day.