The move-in property inspection (etat des lieux d'entree) is a legally mandated document in France that records the condition of a rental property at the start of a tenancy. For every landlord, this document is essential — it is the reference point for any dispute over damages when the tenant moves out. Getting it right protects both parties and is a cornerstone of sound rental management.
Legal Framework: What the Law Requires
Under French law (Loi ALUR, Article 3-2 of the 1989 Act), a property inspection must be conducted at both move-in and move-out. The move-in report is attached to the tenancy agreement and signed by both the landlord and the tenant. If no inspection is carried out, the tenant is presumed to have received the property in good condition — which can work against the landlord if damages existed before the tenancy began.
Key legal points to remember:
- The inspection must be conducted in person, on-site, by both parties (or their representatives).
- It must be done in adequate lighting conditions — ideally during daylight hours.
- Both parties must receive a signed copy.
- The document must be contradictory — meaning both parties contribute observations.
- It is free of charge when conducted directly between landlord and tenant.
If a professional (bailiff) is called in because one party refuses to participate, costs are shared equally between landlord and tenant.
What to Include in the Property Inspection
General Information
Start with the administrative details:
- Date and time of the inspection
- Full address of the property
- Names and contact details of the landlord and tenant
- Meter readings for electricity, gas, and water
- Number and description of keys handed over
Room-by-Room Assessment
The core of the inspection is a detailed, room-by-room review. For each room, document the condition of:
- Walls: paint, wallpaper, marks, cracks, stains
- Ceiling: condition, stains, peeling
- Floor: type (tile, parquet, carpet), scratches, stains, damage
- Windows and shutters: operation, seals, glass condition
- Doors: hinges, locks, surface condition
- Electrical fixtures: outlets, switches, light fittings
- Plumbing: faucets, drains, water pressure, leaks
- Heating: radiators, thermostat, boiler condition
- Built-in furniture: shelves, cupboards, kitchen units
Condition Ratings
Use a consistent rating system across all elements. The standard French scale includes:
- Neuf (New) — brand new or recently replaced
- Tres bon etat (Very good) — minimal wear
- Bon etat (Good) — normal wear and tear
- Etat d'usage (Fair) — visible wear, still functional
- Mauvais etat (Poor) — damaged or non-functional
Photos: Your Best Evidence
While not legally required, photographs are strongly recommended. They provide unambiguous evidence that can settle disputes instantly. Best practices for inspection photos:
- Take wide-angle shots of each room from multiple angles
- Photograph any existing damage in close-up
- Include timestamps (most smartphones do this automatically)
- Attach or reference photos in the inspection document
- Store originals in a secure location alongside the tenancy agreement
Common Mistakes to Avoid
Even experienced landlords make errors during inspections. Here are the most common pitfalls:
- Rushing the process — a thorough inspection takes 30-60 minutes for a standard apartment. Do not cut corners.
- Vague descriptions — "walls okay" is useless in a dispute. Be specific: "Living room north wall: two small nail holes above outlet, 10cm scratch near baseboard."
- Forgetting outdoor areas — balconies, terraces, gardens, parking spots, and cellars must be inspected too.
- Ignoring appliances — test every provided appliance (oven, dishwasher, washing machine) and note its condition.
- Not testing utilities — run all faucets, flush toilets, test heating, and check every electrical outlet.
The Tenant's Right to Amend
An important protection for tenants: during the first ten days after signing the inspection, the tenant may request modifications by registered letter. Additionally, during the first heating season, the tenant can ask for the heating system assessment to be updated. The landlord is obliged to consider these requests.
Move-Out Comparison
When the tenant leaves, a move-out inspection is compared side-by-side with the move-in report. Differences attributable to the tenant (beyond normal wear and tear) may justify deductions from the security deposit. This is precisely why the move-in inspection must be exhaustive and precise — it is your baseline for any claim.
Digital Property Inspections
Traditional paper-based inspections are increasingly being replaced by digital solutions. Online rental management platforms allow landlords to complete inspections on a tablet or smartphone, attach photos directly, and have both parties sign electronically. This approach is faster, more thorough, and produces a professional document that is easy to store and retrieve.
HelloRento offers a complete digital property inspection workflow — from room-by-room checklists to integrated photos and electronic signature. The signed document is automatically linked to your tenancy agreement and stored securely in your account.
Want to create professional property inspections in minutes? Sign up for HelloRento and conduct your next move-in inspection with confidence — fully digital, legally compliant, and beautifully formatted.