In brief
Since January 1, 2025, G-rated DPE properties can no longer be rented as primary residences, with F-rated ones following in 2028 and E-rated in 2034; in Paris these properties sell at a 15 to 25% discount compared to an equivalent rated D or E, and the 2026 DPE reform moved about 50,000 properties from G up to F. Home Select, a Paris buying agent since 2011, systematically assesses the renovation potential of the properties it visits to turn this discount into a long-term asset opportunity.
Key takeaways
- Since January 1, 2025, G-rated properties on the DPE cannot be offered for new leases or lease renewals as primary residences
- The 2026 DPE reform moved approximately 50,000 G-rated properties up to F rating thanks to the new electricity coefficient
- G-rated properties sell at a 15-25% discount, creating opportunities for buyers willing to undertake energy renovation
- The next deadline is 2028 for F-rated properties and 2034 for E-rated, following the Climate and Resilience Law timeline
Since January 1, 2025, properties rated G on the DPE (Diagnostic de Performance Energetique, or Energy Performance Certificate) can no longer be offered for rental as a primary residence in mainland France. This measure, provided for by the 2021 Climate and Resilience Law, is the first step in a progressive timeline: F-rated properties will be affected in 2028, and E-rated properties in 2034. In Paris, this ban is reshaping landlord strategies and creating opportunities for buyers.
What exactly does the law say about G-rated homes?
Since January 1, 2025, the Climate and Resilience Law has banned any new lease and any lease renewal as a primary residence for a home rated G on the DPE. Existing leases continue until their term and the current tenant retains their rights.
In practice, the landlord of a G-rated studio can no longer sign a lease with a new tenant or renew an existing one.
To qualify as “decent,” a property must meet an increasingly demanding energy performance threshold. Since 2023, final energy consumption must not exceed 450 kWh/m²/year. Since 2025, the property must display at least an F rating on the DPE. In the event of non-compliance, the tenant can take the case to court to obtain renovation works or a rent reduction, and the landlord faces sanctions.
The DPE reform that came into force on January 1, 2026 has softened the impact of this measure. Approximately 50,000 G-rated properties have moved up to F thanks to the new electricity conversion coefficient (1.9 instead of 2.3). These properties gain a reprieve: they will only be subject to the rental ban in 2028. For affected owners, the new 2026 DPE should be checked as a priority.
What effect is the ban having on the Paris market?
It is pushing landlords who will not or cannot renovate to sell, and those properties trade 15 to 25% below the price of an equivalent rated D or E. The stock released this way is mostly small units in peripheral arrondissements (18th, 19th, 20th).
A G-rated studio in the 11th arrondissement therefore sells 15 to 25% below the price of an equivalent property rated D or E. The buyer takes on the renovation, but can potentially benefit from MaPrimeRenov’ subsidies and the eco-PTZ (zero-interest loan). The calculation can be advantageous: buying a discounted property and renovating it for a total cost below the price of an already-renovated property.
The rent freeze constitutes another effect. Since 2022, F and G-rated properties in Paris can no longer have their rent increased, including at re-letting. This constraint pushes some landlords to renovate in order to regain the ability to adjust their rent to market levels.
Should you buy a G-rated flat in Paris?
For a primary residence buyer ready to carry out the works, the maths holds up: the DPE discount cuts the purchase price by 15 to 25%, and moving from G to D is then worth a 10 to 15% increase in value. The works are also partly funded by public subsidies.
The rental ban has created a specific market segment: renovation-ready properties sold by constrained landlords.
Points of caution do exist. The energy audit, mandatory for F and G-rated property sales since April 2023, provides an estimate of the required works. In co-ownership buildings, works on the building envelope (external insulation, window replacement) require a vote at the general meeting. And timing matters: F-rated properties will in turn be banned from rental in 2028.
Our property hunters systematically assess the renovation potential of the properties they view. A G-rated property with a recent DPE, in a co-ownership committed to a renovation plan, can be an excellent deal. Professional guidance helps you tell opportunities from dead ends.
Sources
Frequently asked questions
01 Have G-rated properties really been banned from rental since 2025?
Yes. Since January 1, 2025, any property rated G on the DPE can no longer be the subject of a new lease or lease renewal as a primary residence. The ban applies to leases signed or renewed from that date. Existing leases remain valid until their term.
02 How many properties are rated G in Paris?
Approximately 3.9 million properties are rated F or G in France. In Paris, small units heated by gas or oil are the most affected. However, the 2026 DPE reform allowed approximately 50,000 G-rated properties to move up to F thanks to the new electricity coefficient.
03 Can an owner sell a G-rated property without renovating it?
Yes. The ban concerns rental, not sale. An owner can sell a G-rated property, but the buyer must be informed of the energy rating, and an energy audit has been mandatory for F and G-rated properties since April 2023. In practice, G-rated properties sell with a discount of 15 to 25%.
04 When will F-rated properties be banned from rental?
F-rated properties will be banned from rental in 2028, after G-rated ones were banned on January 1, 2025, followed by E-rated properties in 2034. This progressive timeline stems from the 2021 Climate and Resilience Law. In Paris, the DPE reform that came into force in 2026 moved approximately 50,000 properties from G up to F thanks to the new electricity conversion coefficient (1.9 instead of 2.3), granting them a reprieve until 2028. Owners of energy-inefficient properties therefore have an interest in anticipating either renovation or sale.
