Question 1

What is a property inspection report?

Accepted Answer

A property inspection report is a document that describes the condition of a property at a given point in time. It is carried out jointly by the landlord (or their representative) and the tenant, both at check-in and check-out. It is an essential part of the tenancy file, as it allows the condition of the property to be compared between the start and end of the tenancy, and any damage to be identified.

Question 2

Why is a property inspection report important?

Accepted Answer

The inspection report protects both parties. For the tenant, it ensures that pre-existing damage cannot be attributed to them. For the landlord, it provides justification for any deduction from the security deposit in the event of damage caused by the tenant. Without a check-in inspection report, the tenant is presumed to have received the property in good condition, which is unfavourable in the event of a dispute.

Question 3

What is the difference between a check-in and a check-out inspection?

Accepted Answer

The check-in inspection is carried out when the keys are handed over to the tenant. It describes the condition of the property before occupation. The check-out inspection is carried out when the tenant leaves, upon returning the keys. Comparing the two documents reveals any damage that occurred during the tenancy.

Question 4

How long does a property inspection take?

Accepted Answer

The duration varies depending on the size and complexity of the property. Allow approximately 30 to 45 minutes for a studio or one-bedroom flat, 45 minutes to 1 hour for a two- or three-bedroom flat, and 1 to 2 hours for a four-bedroom property or larger. For houses, it generally takes longer due to outdoor areas and annexes (garage, cellar, garden). At EDL 33, I take all the time necessary to carry out a thorough assessment.

Question 5

Who must be present during a property inspection?

Accepted Answer

The inspection must be carried out jointly, meaning in the presence of the landlord (or their representative) and the tenant (or their proxy). Each party may be assisted by a third party, such as an independent expert. The presence of all parties guarantees the validity of the document.

Question 6

Is a property inspection report mandatory?

Accepted Answer

Yes, since the ALUR Act of 24 March 2014, a property inspection report is mandatory for residential tenancies. It must be attached to the tenancy agreement. The absence of a check-in inspection creates a presumption of good condition in favour of the landlord, which is detrimental to the tenant.

Question 7

What does the ALUR Act say about property inspections?

Accepted Answer

The ALUR Act and the decree of 30 March 2016 set out the minimum content required for a property inspection report: a precise description of each room, the condition of surfaces (floors, walls, ceilings), equipment and heating elements, meter readings, and the number of keys handed over. The document must be signed by all parties and a copy provided to each.

Question 8

Can a tenant contest an inspection report?

Accepted Answer

Yes, the tenant has 10 days after signing the check-in inspection report to request amendments by recorded delivery letter. For the check-out inspection, any dispute must be raised at the time of the inspection. If no agreement is reached, the parties may call upon a bailiff or an independent expert.

Question 9

What happens if there is no inspection report?

Accepted Answer

In the absence of a check-in inspection report, the tenant is presumed to have received the property in good condition (unless they can prove otherwise). In the absence of a check-out inspection report, the landlord cannot justify any deduction from the security deposit for damage. The absence of an inspection report is therefore detrimental to both parties.

Question 10

What is the deadline for returning the security deposit?

Accepted Answer

If the check-out inspection matches the check-in report, the landlord has one month to return the security deposit. If discrepancies are found, the deadline is extended to two months. Beyond this deadline, a penalty of 10% of the monthly rent per month of delay is owed to the tenant.

Question 11

How do I prepare for a property inspection?

Accepted Answer

For check-in: verify that the property is clean and empty, test all equipment (taps, switches, shutters), note any existing defects. For check-out: clean the property thoroughly, fill any holes in walls, replace blown light bulbs, defrost the fridge. In both cases, take your own photos to supplement the report.

Question 12

Should I take photographs during the inspection?

Accepted Answer

Yes, it is strongly recommended. Photographs provide valuable additional evidence. At EDL 33, I systematically photograph every room from multiple angles, all equipment and every defect noted. The photos are time-stamped and included in the report.

Question 13

Can an inspection report be modified after signing?

Accepted Answer

For the check-in inspection, the tenant can request additions within 10 days of signing. During the first month of the heating season, they can also request the addition of observations on the heating system. The check-out inspection cannot be modified after signing, unless both parties agree.

Question 14

What should I check first during a property inspection?

Accepted Answer

The key points to check are: the condition of walls, floors and ceilings (cracks, stains, damp marks), joinery (windows, doors, shutters), sanitary installations (taps, seals, drainage), electrical fittings (sockets, switches), heating (radiators, boiler), meter readings (water, electricity, gas) and the number of keys.

Question 15

What should I do if there is a disagreement during the inspection?

Accepted Answer

If there is a disagreement, do not sign the document as it stands. Note your objections and request an inspection by a third party: an independent expert or a bailiff. Costs are then shared between the parties. It is preferable to involve a professional from the outset to avoid this situation.

Question 16

Should the inspection be carried out in an empty property?

Accepted Answer

The check-in inspection is carried out in an empty property (except for furnished lettings). For check-out, the property must be cleared of all the tenant's belongings. A cluttered property prevents the proper inspection of certain areas and may lead to an incomplete or contestable report.

Question 17

How much does a professional property inspection cost?

Accepted Answer

At EDL 33, fees start from 85 € excl. VAT for a studio or one-bedroom unfurnished flat. The cost varies depending on the type of property (flat or house), the number of rooms, and whether it is furnished. See the full pricing schedule on the Pricing page or request a personalised quote.

Question 18

Who pays for the inspection?

Accepted Answer

If the inspection is carried out by a mandated professional, the ALUR Act caps the tenant's share at 3 €/m² of living space. The remainder is payable by the landlord. If the inspection is carried out amicably between the parties, it is free of charge. If a bailiff is involved, costs are shared equally.

Question 19

Are there any travel charges?

Accepted Answer

Travel within a 15 km radius of Bordeaux is included in my fees. Beyond that, a surcharge of 0.80 €/km (return journey) applies, calculated only on the distance exceeding 15 km from Bordeaux city centre. This surcharge is stated in the quote before any appointment is confirmed.

Question 20

Do you offer reduced rates for professionals?

Accepted Answer

Yes, I offer partnership agreements with volume-based pricing for estate agencies, social landlords, property managers and investors with multiple properties. Contact me to discuss terms suited to your volume.

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