Raising an undervalued rent at lease renewal
Raising a manifestly undervalued French rent at renewal: six months before the term, three or six comparable rents, a phased increase, never for an F or G home. Worked example.
Kivlo · Updated November 9, 2026 · Sources checked November 9, 2026 · 3 min read
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Yes, but only if the rent is manifestly undervalued compared with neighbourhood rents. You propose the new rent at least six months before the lease term, with three comparable rents (six in the largest urban areas). For an unfurnished let the increase is phased in by thirds or sixths, and it is forbidden for a home rated F or G. The rule is article 17-2 of the law of 6 July 1989.
Review or reassessment: two mechanisms
| Mechanism | When | Ceiling | Text |
|---|---|---|---|
| Annual review | Every year, if the lease provides | Change in the IRL (rent index) | Article 17-1 |
| Reassessment at renewal | At the term, on proposal | Comparable neighbourhood rents | Article 17-2 |
Without a review clause there is no annual review (see the IRL rent review guide). Article 17-2 does not depend on that clause, but it is tightly framed.
The conditions
- A manifestly undervalued rent, judged against the rents usually charged nearby for comparable homes.
- At least six months before the term, by registered letter with acknowledgment of receipt, bailiff's act or hand delivery against a signed receipt. The period runs from receipt.
- Comparable rents: at least three, or six in the towns listed by decree within urban areas of over one million people. According to Service-Public they mix recent leases and leases over three years old, each with street, building age and quality, floor, area, rooms, amenities and rent excluding charges.
- The text of article 17-2 copied out in the proposal, or it is void, per Service-Public.
- No notice to quit for the same term: a landlord proposing an increase cannot also end the lease at that date.
- An A to E energy rating: for F or G, the renewal increase is banned (see the rent freeze for F and G ratings).
In high-demand areas: a ceiling
Where rent changes are capped by decree (zone tendue), Service-Public says the increase may not exceed the higher of: 50% of the gap between the neighbourhood rent and the last rent applied; or an annual 15% of the actual cost of improvement or compliance works since the last renewal, if they cost at least one year's rent. Cities with rent control (Paris, Lille, Lyon, Bordeaux, Montpellier and others) have their own rules: read their Service-Public page first.
The timetable
An unfurnished lease ends on 30 June 2027.
| Step | Deadline |
|---|---|
| Proposal received by the tenant | 30 December 2026 |
| Agreement, or else referral to the conciliation board | Four months before the term, end of February 2027 |
| Opinion of the commission départementale de conciliation | Two months after referral |
| Court seized | Before 30 June 2027 |
Silence from the tenant counts as refusal. The conciliation board is mandatory before court. If no judge is seized before the term, the lease renews on the former terms, indexed to the IRL if the lease allows.
Worked example
An unfurnished flat in a zone tendue, let at €650 excluding charges. Three comparable rents average €750. No works.
- Gap: €750 − €650 = €100.
- Ceiling: 50% of the gap, so €50.
- €50 is 7.7% of €650, under 10%, so it is phased by thirds over a three-year lease: €666.67, then €683.33, then €700.
IRL reviews provided by the lease come on top each year, if the home is not F or G. The free IRL rent review calculator works them out.
And for a furnished let?
According to Service-Public, the increase applies to the renewed contract and, above 10% of the initial rent, by thirds each year over the renewed contract and the following ones. A bail mobilité (short furnished lease) is never renewed.
Common mistakes
- Proposing too late: five months before the term is too late for that renewal.
- Forgetting to copy out article 17-2 or attach the comparable rents.
- Combining an increase with notice to quit for the same term.
- Proposing an increase for an F or G home, or without a valid energy certificate.
- Applying the whole increase at once on an unfurnished lease.
The landlord's notice rules are in the notice period guide.
Have your own case checked
A single formal error voids the whole procedure. Before sending your proposal, have it checked by the local ADIL, which gives free housing advice, or by a French lawyer.
Sources
- Article 17-2 of law no. 89-462 of 6 July 1989 (Légifrance, in French)
- Article 17-1 of the 1989 law, annual review (Légifrance, in French)
- Undervalued rent: increase at renewal, Service-Public (in French)
- Rent controls in high-demand areas, Service-Public (in French)
Last checked on 9 November 2026
Every lease term in sight
Kivlo reminds you, in its list of what needs your attention, of the deadline before each lease term. It keeps each lease's rent history, and from the Pro plan it prepares your IRL reviews and blocks them for an F or G home.
Frequently asked questions
Can a French landlord raise the rent at renewal?
Only if it is manifestly undervalued compared with neighbourhood rents, by proposing the new rent at least six months before the term with comparable rents. Otherwise the lease renews at the same rent, indexed to the IRL if the lease allows.
How many comparable rents are needed?
At least three, or at least six in the towns of an urban area of over one million inhabitants listed by decree. They concern comparable homes in the neighbourhood, some recently let and some let for over three years.
Does the increase apply at once?
Not for an unfurnished let. It is phased in by thirds over a three-year lease, or by sixths if it exceeds 10% on a lease of under six years.
Can the rent of an F or G home be raised at renewal?
No. For a home rated F or G on the energy certificate (DPE), the renewal increase is forbidden, like the annual review and the increase between tenants.
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Kivlo editorial team
Updated November 9, 2026 · Sources checked November 9, 2026 · 3 min read