Energy-inefficient homes and DPE ratings in 2026: Is a homestay a legal exception?

For several years, the French real estate market has been undergoing a period of profound transformation, driven by the government's desire to eradicate energy-intensive housing. With the tightening of environmental regulations, many landlords find themselves overwhelmed by the approaching 2026 ban on renting out energy-inefficient properties (thermal sieves) for certain categories of housing. At Roomlala, we receive daily messages from worried hosts: are they still allowed to rent out a room in their home 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 the EPC (Energy Performance Certificate) works 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 also providing an essential solution in the face of the country's housing crisis.

1. The 2026 energy-inefficient housing rental ban: What applies to a homestay

To fully understand current issues, it is essential to revisit the foundations of the Climate and Resilience Law. This major piece of legislation established a particularly strict schedule aimed at removing the most energy-hungry housing from the rental market. At Roomlala, we want 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.

Read also: Rising rental costs in Switzerland (Winter 2026): Renting a room to balance your budget, Student housing shortage in Belgium in 2026: Homestays as a supportive alternative and Youth Rent Subsidy fall 2026: How to finance your shared housing in Spain

1.1. The strict schedule of the Climate and Resilience Law

Since January 1, 2025, the law has been clear: housing rated G on the Energy Performance Certificate (EPC) is formally banned for rent if it constitutes 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 as of January 1, 2028. If you are planning to rent out a room with 2026 legislation in mind, you should know that these bans also apply to a homestay once the signed lease makes that 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 apartment or an entire house.

1.2. EPC pooling: reassuring for hosts

This is where the first piece of good news comes in for you, dear hosts. If you rent out a room located inside your house or apartment, you absolutely do not need to have an exclusive EPC produced for just that room. The law allows for the pooling of the certificate. Concretely, your primary residence's global EPC is the one that counts and must be attached to the rental contract. This spares you from complex administrative procedures and unnecessary extra costs. The energy performance of the room is therefore evaluated based on the overall performance of your home, taking into account 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 with an E rating on her global EPC. She wants to rent out a north-facing room which, if evaluated alone, might potentially border on class F. Thanks to the pooling of the certificate, Martine can use the class E global EPC of her apartment. She was thus able to sign a 9-month student lease perfectly legally via Roomlala, without fearing the 2026 energy-inefficient housing rental ban, while offering affordable housing 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 homes. At Roomlala, we always encourage our hosts to explore all legal options to continue generating extra income while respecting the law. The year 2026 also brings its own share of regulatory changes that could well save the day for many hosts.

2.1. Short-term rental: 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 homes rated G (and soon F) only targets primary residence leases at the national level. Therefore, if you rent out your room for short stays to tourists, traveling professionals, 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 rental activity and collect income while they gather the necessary funds to undertake energy renovation work at their own pace.

2.2. The new 2026 EPC calculation: a boon for electric heating

The other huge new development that brings a smile back to hosts is the adjustment of the EPC calculation scheduled for 2026. The government has approved the modification of the electricity conversion coefficient, which will drop from 2.3 to 1.9. What does this mean for you in practice? Until now, homes heated with electricity were heavily penalized by the EPC calculation method, often relegating them to classes F or G despite correct insulation. With this new, more favorable coefficient, many homes will automatically see their rating improve by one or two letters without the owner having to perform 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 EPC rates him as G, which had prevented him from renting a room to a student annually since 2025. Thanks to the new EPC calculation effective in 2026, Julien's house automatically shifts to class E. He can now generate an updated EPC and put his room back on Roomlala for a long-term student lease, perfectly legally and without having spent thousands of euros on insulation.

3. Legal risks and points of vigilance for hosts

Although renting a homestay offers undeniable advantages, it is our duty at Roomlala to alert you to certain traps to avoid. The law is protective of 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 unit so as not to lose the benefits of this specific status.

3.1. The rent freeze still in effect

It is fundamental to remember that even if you find a solution to rent your room, a major financial restriction remains. Since the summer of 2022, the ban on increasing rent for homes rated F and G has been strictly in effect throughout France. And be careful, this measure fully applies to homestay rentals if the room is the subject of 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 carried out to remove the property from the energy-inefficient status.

3.2. The risk of requalification as an autonomous unit

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

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 EPC requirement. Unfortunately, her tenant took legal action. The judge reclassified the space as an autonomous unit. Sophie found herself in an illegal situation (renting out a class G thermal sieve as a primary residence) and was ordered to suspend the rent and carry out repairs. At Roomlala, we advise you to maintain 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 get the most out of your available space. The first step is to accurately assess your current EPC and anticipate the new 2026 calculation. If you are currently in class G or F, don't panic. You can absolutely adapt your rental strategy by prioritizing short or medium-term rentals (tourism, short internships of less than 8 months) for which the notion of primary residence does not apply. Our platform allows you to easily adjust the duration of your stays to target professionals or vacationers.

Next, we strongly recommend that you take advantage of state aid to consider energy renovation work in the medium term. Programs like MaPrimeRénov' can be combined and can finance a large part of your attic insulation or window replacements. Not only will you enhance your real estate assets, but you will also offer optimal comfort to your tenants, which will justify an attractive rent and foster host loyalty. Remember 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 lifestyle within your home. Trust is the key to successful cohabitation. By strictly respecting the legal framework of the homestay EPC and avoiding the trap of requalification as an autonomous unit, you will continue to enjoy the wonderful human and financial adventure of homestay rentals. We are proud to have you in our community of committed hosts, who offer a concrete and friendly response to housing challenges in France every day.