Energy-inefficient housing and Energy Performance Certificates (DPE) in 2026: Is a homestay a legal exception?

For several years, the French real estate market has been undergoing a profound transformation, marked by a government commitment to eradicate energy-intensive housing. With the tightening of environmental regulations, many landlords are left feeling helpless in the face of the 2026 energy-inefficient housing rental ban, which is rapidly approaching for certain categories of homes. At Roomlala, we receive daily messages from worried hosts: are they still allowed to rent a room in their house 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 energy performance certificates (DPE) for homestays work. You will discover that renting a room within your primary residence benefits from certain legal flexibility, offering an extremely profitable alternative for hosts while serving as an essential community-focused solution to the housing crisis the country is facing.

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

To fully understand current challenges, it is essential to revisit the foundations of the Climate and Resilience Law. This major piece of legislation introduced a particularly strict schedule aimed at removing the most energy-intensive homes from the rental market. At Roomlala, we want to reassure you: although these rules are firm, they apply with significant nuances when it comes to renting part of your own primary residence. Hosts are not being left behind, but they must absolutely master the rules of the game to avoid any disputes with their tenants.

Read also: Rise in rental utility costs in Switzerland (Winter 2026): Renting out a room to balance your budget, Student housing shortage in Belgium in 2026: Homestay, the supportive alternative and Youth Rental Voucher fall 2026: How to fund 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: homes classified as G on the Energy Performance Certificate (DPE) are formally banned from being rented out if they constitute the tenant's primary residence. This drastic measure aims to protect tenants from energy poverty. But this is only the first step, as this ban will inexorably extend to class F as of January 1, 2028. If you are considering renting a room with 2026 legislation in mind, you must know that these bans also apply to homestays as soon as the signed lease makes this room the tenant's primary residence. This typically concerns a 9-month student lease or a standard renewable one-year furnished lease. In these cases, the rented room must meet the same energy decency criteria as an apartment or an entire house.

1.2. A DPE pooling system that is reassuring for hosts

This is where the first piece of good news comes in for you, dear hosts. If you rent a room located inside your house or apartment, you do not need to have an exclusive DPE carried out for this single room. The law allows for the pooling of the diagnostic. In practical terms, the overall DPE of your primary residence is the valid document and must be attached to the rental contract. This saves you from complex administrative procedures and unnecessary additional costs. The energy performance of the room is therefore evaluated based on the overall performance of your home, taking into account the general insulation, the central heating system, and the ventilation of the entire building.

Concrete use case: Take the case of Martine, a retiree living in Lyon. She owns a large apartment classified as E on the overall DPE. She wishes to rent out a room facing north, which, if evaluated alone, might potentially border on class F. Thanks to the pooling of the diagnostic, Martine can use the class E overall DPE of her apartment. She was thus able to sign a 9-month student lease legally via Roomlala, without fearing the 2026 energy-inefficient housing rental ban, while offering affordable housing to a young student.

2. Exceptions and flexibilities for renting a room in 2026

While long-term rental is 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 additional income while respecting the law. Furthermore, 2026 brings its 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 energy-inefficient homes, lies in the nature of the lease. Indeed, the ban on renting homes classified as G (and soon F) only targets primary residence leases at the national level. Consequently, if you rent 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 classified homes to maintain rental activity and collect income while they gather the funds necessary to undertake energy renovation work at their own pace.

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

The other huge development bringing smiles back to hosts is the adjustment of the DPE calculation planned for 2026. The government has approved the modification of the electricity conversion factor, which will move 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 DPE calculation method, often relegating them to classes F or G despite proper insulation. With this new, more favorable coefficient, many homes will automatically see their grade improve by one or two letters, without the owner having to carry out any renovation work at all. It is a true breath of fresh air for the rental market.

Concrete use case: Julien owns a house in Brittany heated exclusively by modern electric radiators. His current DPE classifies it as G, which had prevented him from renting a room to a student annually since 2025. Thanks to the new DPE calculation effective in 2026, Julien's house automatically shifts to class E. He can now generate a new updated DPE and put his room back on Roomlala for a long-term student lease, fully legally and without having spent thousands of euros on insulation.

3. Legal risks and points of vigilance for hosts

Although renting a room as a homestay offers undeniable advantages, it is our duty at Roomlala to warn you about 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 independent home to ensure you do not lose the benefits of this specific status.

3.1. Rent freeze still in effect

It is fundamental to remember that even if you find a solution to rent out your room, a major financial restriction remains. Since the summer of 2022, the ban on increasing rent for homes classified as F and G is strictly in force throughout France. And be aware, this measure applies fully to renting a homestay if it is subject to 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 done to remove the home from its status as an energy-inefficient property.

3.2. The risk of reclassification as an independent home

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

Concrete use case: 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 DPE requirement. Unfortunately, her tenant took her to court. The judge reclassified the space as an independent home. Sophie found herself acting illegally (renting out an energy-inefficient G property as a primary residence) and was ordered to suspend rent and carry out work. 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 make the most of your available space. The first step is to correctly evaluate your current DPE and anticipate the new 2026 calculation. If you are currently in class G or F, do not 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 concept of primary residence does not apply. Our platform allows you to easily modulate 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 the insulation for your attic or the replacement of your windows. Not only will you increase the value of your real estate assets, but you will also offer optimal comfort to your tenants, which will justify an attractive rent and foster host loyalty. Do not forget that a well-insulated room also means reduced energy bills for yourself every day.

Finally, be transparent in your listings on Roomlala. Clearly indicate the shared spaces and the lifestyle within your home. Trust is the key to a successful cohabitation. By scrupulously respecting the legal framework of the homestay DPE and avoiding the trap of reclassification as an independent home, you will continue to enjoy the wonderful human and financial adventure that is homestay rental. We are proud to count you among our community of committed hosts, who offer a concrete and friendly solution to the housing challenges in France every day.