Paris move-in inspection: protect your security deposit

You've just signed your Parisian lease. The key handover is approaching. And with it, a moment that many tenants treat as a mere administrative formality: the move-in inspection. That's a mistake that can be very costly.

In Paris, the security deposit is generally equivalent to two months' rent excluding charges for a furnished property, and one month for an unfurnished one.

For a beautiful apartment in the most sought-after neighbourhoods, it's common to have between €5,000 and €10,000 tied up for the entire duration of the tenancy.

This article gives you the concrete tools to approach the inspection with professional-level precision, protect your money from day one, and start preparing your move-out from the very beginning.

A mutual protection contract, not a formality

The move-in inspection is an official document that describes, room by room, the condition of the property and its fixtures at the time of key handover. It is drawn up jointly, meaning in the presence of both the tenant and the landlord (or their representative).

There are two of them:

• The move-in inspection, signed on the day the tenant takes possession of the property.
• The move-out inspection, drawn up on the day the keys are returned.

It is the comparison between these two documents that determines whether any deductions from the deposit are justified.

Without a move-in inspection, the tenant is presumed to have received the property in good condition. Without a move-out inspection, the landlord cannot prove any damage. Both parties therefore have an equal interest in ensuring this document is accurate and complete.

The legal framework to know

The move-in inspection is governed by the ALUR Act of 2014 and the decree of 30 March 2016, which set out its minimum mandatory content. It must include:

• The date of establishment and the type (move-in or move-out)
• The address of the property and the identity of the parties
• Individual meter readings (water, electricity, gas)
• The detail and purpose of each key handed over
• The precise condition of each room: floors, walls, ceilings, fixtures
• The signatures of both parties

To consult the reference text, the Service-Public.fr website details all the legal obligations relating to the rental inspection.

The choice of words in a move-in inspection is not trivial. An imprecise adjective can cost you several hundred euros at move-out.

Wear and tear vs. Damage

Wear and tear (or normal use) refers to the natural deterioration of a property due to time and normal use. It is the landlord's responsibility. Paint that yellows after five years, a shower seal that peels away, a parquet floor that dulls: these are signs of wear and tear, not damage.

Damage, on the other hand, results from abnormal use or a lack of maintenance attributable to the tenant. A hole in the wall, a broken window, burn marks on the worktop: these items can legitimately be subject to a deposit deduction.

The wear-and-tear schedule, annexed to many leases, sets the theoretical lifespan of fixtures. A carpet laid 8 years ago with an estimated lifespan of 10 years can only be charged at 20% of its replacement value.

The adjectives to use (and those to avoid)

During the inspection, be precise in your wording. Here are some concrete examples:

• Prefer "superficial scratch on the worktop" over "damaged worktop"
• Note "old damp stain at the top of the north wall of the bedroom" rather than "stained wall"
• Write "bath seal detached over 10 cm" rather than "bathroom in poor condition"
• Mention "yellowing paint on the living room ceiling" to document existing wear and tear

The more precise and localised your description, the harder it is to contest. Vagueness always benefits whoever wants to withhold money.

The written document is essential, but it is not enough. Photos and videos are the irrefutable proof of the property's condition at a given moment. They are your best insurance against bad-faith disputes.

How to document effectively

Visual documentation must be systematic and methodical. Here is the method to follow:

• Photograph each room as a whole, from several angles
• Zoom in on every imperfection mentioned in the written document
• Film a continuous video as you enter each room, commenting aloud
• Photograph the meters (water, electricity, gas) with their readings clearly visible
• Document the condition of appliances: hobs, oven, extractor hood, taps, locks
• Enable geolocation and date on your camera to timestamp the evidence

Send these files immediately by email to your landlord or the agency, with a confirmation message. This creates a dated, legally enforceable record in the event of a dispute.

Annexing evidence to the official document

The law expressly allows the annexation of photos to the inspection report. Systematically request that your photos be mentioned in the document, with the wording: "Photos annexed to this inspection report, signed by both parties".

If the agent refuses or downplays the importance of photos, that is a warning sign. A serious professional has no reason to object: visual documentation protects both the landlord and the tenant.

The inspection is not a quick visit. Even if the agent is in a hurry, you have the right to take the time needed to test every fixture. That time invested can save you thousands of euros.

The complete checklist of fixtures to test

Methodically go through every element of the property:

• Kitchen: turn on each hob, test the oven, check the extractor hood (noise, suction), open and close the cupboards
• Bathroom: test the pressure and temperature of the hot water, check the drainage, flush the toilet
• Electricity: test every switch and every power socket
• Locks and windows: check that every lock works with its key, that windows close properly and do not whistle
• Heating: turn on every radiator or convector, even in summer
• Shutters and blinds: test their full mechanism (up and down)
• Intercom and door code: check they work correctly

What to do if a fixture is faulty?

Any faulty fixture identified during the inspection must be noted immediately in the document, with a precise description.

Never sign an inspection report that does not mention a problem you have identified.

If the agent says "we'll note it later" or "it's not a big deal", insist. Once the document is signed, it is very difficult to assert a problem that is not recorded in it. You can also request a written repair deadline before signing.

Few tenants know this, but the law grants you a additional period after signing the move-in inspection to make amendments. It is one of the most valuable and least-known rights in French tenancy law.

What the law says

Under the ALUR Act and its implementing decree, the tenant has 10 days from the key handover to request amendments or additions to the move-in inspection. This request must be sent to the landlord or the agency by registered letter with acknowledgement of receipt.

This window is particularly useful for reporting problems that were not visible on the day of key handover: a radiator that does not heat, a leak that appears after the first rain, or an appliance that breaks down in the first few days.

How to use this window effectively

As soon as you move in, take the time to inspect the property under real conditions:

• Test the heating even if it is summer
• Run the washing machine and dishwasher if the property has them
• Check the window seals during rain
• Observe the walls after a few days to detect any signs of damp

Draft your amendment request in writing, describing each point to be added precisely, and send it by registered post within 10 days. Keep the acknowledgement of receipt carefully.

The best way to recover your full security deposit at move-out is to lay the groundwork from day one. The move-in inspection is your contractual reference: the more precise it is, the better protected you are.

The rules for returning the security deposit

The landlord has a legal deadline to return your deposit:

• 1 month if the move-out inspection matches the move-in inspection
• 2 months if differences are found between the two documents

Beyond these deadlines, the landlord must pay you late interest equivalent to 10% of the monthly rent excluding charges per month of delay started. This is a provision that is often overlooked, but legally binding.

Best practices throughout the tenancy

To maximise your chances of recovering your full deposit, adopt these habits from day one:

• Keep a copy of the move-in inspection in a safe place (and in digital format)
• Report any technical issue in writing as soon as it arises, without delay
• Carry out the minor repairs that are your responsibility (seals, light bulbs, small cracks)
• Arrange a professional clean before moving out if the property was handed over clean
• Take photos of the property's condition a few weeks before your departure

Before even signing your lease, make sure you have inspected the property methodically during your viewing. Our guide on the 10 key inspection points when viewing a Paris apartment will help you.

In the event of a deposit dispute

If your landlord withholds all or part of your deposit without valid justification, several avenues are available:

• The Departmental Conciliation Commission (CDC): free, fast, and often effective for tenancy disputes
• The local civil court: for disputes under €10,000
• The ADIL (Departmental Housing Information Agency): for free legal advice

The ANIL also provides a directory of local ADILs to find an adviser near you.