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

For several years now, the French property market has been shaken by the pace of energy reforms. With the tightening of regulations, many hosts find themselves helpless when faced with the inability to rent out their property. At Roomlala, we support hosts every day who are looking for reliable, legally compliant solutions to continue generating income. The 2026 ban on renting out energy-inefficient properties maintains strong pressure on landlords of entire homes. However, a particularly interesting and perfectly legal alternative is available to you: renting a room within your primary residence. Let us break down how this solution allows you to intelligently bypass the obstacles linked to the EPC (Energy Performance Certificate) while providing a service to tenants looking for accommodation.

Understanding the 2026 ban on renting out energy-inefficient properties

The relentless schedule of the Climate and Resilience Law

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 formally forbidden to rent out entire homes classified as G on the primary residence rental market. This measure aims to eradicate "energy sieves"—those highly 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 energy sieves of the worst category.

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Alongside this ban on renting, owners of homes classified as F and G are also facing major financial constraints. Indeed, rents for these energy-inefficient properties have been strictly frozen since August 2022. It is therefore impossible to increase the rent between two tenants or when renewing a lease, which significantly reduces the rental profitability of poorly insulated properties. At Roomlala, we observe that these measures are driving many owners to withdraw their properties from the conventional market.

The good news for 2026: the electricity coefficient reform

However, 2026 brings an unexpected breath of fresh air for some owners. From 1 January 2026, a major reform of the Energy Performance Certificate (EPC) 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.

Concretely, what does this mean? Let us take the example of Mr Martin, the owner of 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 coefficient reform in 2026, his flat was automatically reclassified as F, without him having to spend a single penny on renovation work. Although the rent remains frozen, this development allows him to escape the strict rental ban and put his property back on the market perfectly legally.

Homestay: a legal alternative regarding the EPC

Specific EPC rules for homestay

If your primary residence has a poor rating and you are hesitant about renting, a homestay arrangement represents an excellent fallback solution. Legislation makes a clear distinction between renting an entire, independent property and renting a room within your own home. The EPC for a homestay benefits from welcome flexibility: renting a room is generally not subject to the obligation of providing an EPC specific and exclusive to that single room.

In the majority of cases, if the rented surface area is less than 14 square metres and it does not constitute an independent dwelling, the overall EPC of your primary residence is sufficient. More importantly, since renting a room in a primary residence is not subject to the same prohibition sanctions as entire autonomous homes, you can legally host a tenant in your spare room, even if the overall rating of your house is classified as G. It is a valuable legal exception that encourages cohabitation and the optimisation of existing space.

Why renting a room in your primary residence is advantageous

Opting for a homestay offers multiple advantages beyond simply bypassing EPC constraints. On a financial level, it allows you to generate regular supplementary income, which is often tax-free if the rent remains within the limits set by the tax authorities (a reasonable rent). At Roomlala, we see thousands of hosts financing their expenses or leisure activities thanks to this secure monthly income, while making good use of an unoccupied room in their home.

Let's take a very common use case: you own a large 1970s house, classified as G, from which the children have moved out. Rather than embarking on exterior insulation work 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 it within a perfectly legal and secure framework.

Decency criteria that must be respected

Surface area, height and mandatory equipment

Caution: while the regulations on the EPC are more flexible for homestays, the legal decency criteria remain uncompromising. For a room to be rented legally, it must strictly comply with specific standards. The minimum surface area of the room must be 9 square metres according to the Carrez law, with a ceiling height of at least 2.20 metres. A habitable volume of 20 cubic metres may also be accepted in certain specific cases.

In addition, the room must have a window providing access to natural light and allowing for adequate ventilation. The heating system, whether central or a fixed portable heater, must be able to reach a minimum temperature of 18 degrees Celsius 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 formally prohibited by law, as it does not meet the decency criteria, regardless of any EPC-related 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 from your primary residence (for example, direct access via the garden) and it is equipped autonomously (with its own kitchenette and private, non-shared sanitary facilities), it risks being legally reclassified as an independent dwelling, such as a studio flat or an annex.

In this scenario, the guillotine falls: this reclassified property immediately falls under the scope of the climate law on rentals. If it is classified as G, the 2026 ban on renting out energy-inefficient properties will apply by right to this annex. To maintain the advantages 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, thereby 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 intended to be friendly, a written rental contract remains absolutely mandatory. The law requires the agreement to be formalised in order to protect both parties. Depending on your tenant's profile, several options are available to you. The 9-month student lease is the most popular: it covers exactly the academic year and allows you to recover 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 (for a duration of 1 to 10 months, non-renewable) is an excellent alternative. Finally, for a longer-term rental, the classic one-year renewable furnished lease is perfectly suitable. At Roomlala, we provide you with contract templates compliant with the latest regulations in force, guaranteeing you total peace of mind when signing.

Hosting a student at the start of the academic year: a practical case

To illustrate the simplicity of the process, let's imagine that you wish to host a student at the start of the next academic year in September. You have verified 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 a few clicks. You do not have to worry about producing a specific EPC for this room, since you share your kitchen and bathroom with the tenant.

You quickly receive an application from Lucas, a first-year student. Thanks to Roomlala's secure messaging, you communicate 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 a rent that helps you cope with inflation, all while scrupulously respecting the legal framework despite the fact that your house as a whole is an energy sieve. It is a win-win solution that we are proud to encourage on a daily basis.