Ban on renting energy-inefficient housing in 2026: Homestay as a legal solution

For several years, the French real estate market has been reeling from the impact of energy reforms. With the tightening of regulations, many hosts have found themselves helpless in the face of being unable to rent out their property. At Roomlala, we support hosts daily who are seeking reliable, legally compliant solutions to continue generating income. The 2026 ban on renting out energy-inefficient properties (thermal sieves) continues to put significant pressure on owners of entire homes. However, a particularly interesting and perfectly legal alternative is available to you: renting a room within your primary residence. Let's break down how this solution allows you to intelligently circumvent the hurdles related to the DPE (Energy Performance Diagnosis) while providing a service to tenants in search of housing.

Understanding the 2026 ban on renting energy-inefficient properties

The relentless timeline 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 January 1, 2025, it has been strictly forbidden to rent out entire dwellings classified as G on the primary residence rental market. This measure aims to eradicate thermal sieves, those highly energy-consuming homes that weigh heavily on household budgets and the environment. The 2026 ban on renting out thermal sieves confirms and extends this strict exclusion from the rental market for the worst category of energy-inefficient properties.

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Alongside this rental ban, owners of properties classified as F and G are also facing major financial constraints. In fact, rents for these thermal sieves have been strictly frozen since August 2022. It is therefore impossible to increase the rent between two tenants or upon lease renewal, which significantly reduces the rental profitability of poorly insulated properties. At Roomlala, we observe that these measures are pushing many owners to withdraw their properties from the traditional market.

The good news for 2026: the electricity coefficient reform

However, 2026 brings an unexpected breath of fresh air for some owners. As of January 1, 2026, a major reform regarding the calculation of the Energy Performance Diagnosis (DPE) came into effect. This reform approved by the government specifically concerns the reduction of the electricity conversion coefficient, which dropped 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 homes.

Practically speaking, what does this mean? Let's take the example of Mr. Martin, the owner of a 40-square-metre apartment heated exclusively by electricity. At the end of 2025, his property was classified as G, making it unfit for rental. Thanks to the 2026 coefficient reform, his apartment was 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 return his property to the market legally.

Homestays: A legal alternative to DPE constraints

Specific DPE rules for homestays

If your primary residence has a poor rating and you are hesitant about renting, a homestay (renting a room in your own home) represents an excellent fallback solution. Legislation makes a clear distinction between renting an entire, independent home and renting a room within your own dwelling. The homestay DPE benefits from appreciable flexibility: renting a single room is generally not subject to the requirement of providing a DPE specific and exclusive to that room alone.

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

Why renting a room in your primary residence is advantageous

Choosing to rent a room in your own home offers multiple benefits beyond simply bypassing DPE constraints. Financially, it allows you to generate a regular supplementary income, often tax-exempt if the rent remains within the limits set by tax authorities (reasonable rent). At Roomlala, we see thousands of hosts financing their expenses or leisure activities thanks to this secure monthly income, all while making good use of an unoccupied room in their home.

Let's look at a very common use case: you own a large 1970s house, classified as G, now that the children have moved out. Rather than embarking on exterior insulation work costing tens of thousands of euros just 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 facing a 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

Be careful: while the DPE regulations 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 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.

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 auxiliary unit, must be able to reach a minimum temperature of 18 degrees Celsius in the center of the room. For example, fitting out a windowless basement or an uninsulated attic without a skylight is formally prohibited by law because it does not meet decency criteria, regardless of any DPE-related issues.

The trap of being classified as an independent dwelling

There is a crucial point of caution that we always emphasize 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 through 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, such as a studio or annex.

In this scenario, the consequences are immediate: this reclassified dwelling immediately falls under the scope of the climate law on rentals. If it is classified as G, the 2026 ban on renting out thermal sieves will apply to this annex. To retain the benefits of a homestay, it is essential that the tenant shares at least part of the living areas or facilities (such as the kitchen or 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 friendly, a written rental contract is absolutely mandatory. The law requires the agreement to be formalized 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 business 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 that comply with the latest regulations in force, ensuring complete peace of mind when signing.

Hosting a student at the start of the school year: a practical example

To illustrate the simplicity of the process, let's imagine you want to host a student for the next school year starting in September. You have verified that your room is 12 square metres, has a window, and is well-heated. You publish your listing on Roomlala in just a few clicks. You do not need to worry about obtaining a specific DPE for this room, as 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 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 a thermal sieve. It's a win-win solution that we are proud to encourage every day.