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Key takeaways
- Rent can only be increased once per year, on the anniversary date specified in the lease.
- Increases are capped to the IRL (Indice de Référence des Loyers), published quarterly by INSEE.
- The relevant IRL quarter is the one stated in the lease contract, or the preceding quarter if not stated.
- In zones tendues with encadrement des loyers (Paris, Lyon, Bordeaux, Montpellier and others), the rent at lease renewal is also capped at the loyer de référence majoré.
- The landlord must notify the tenant in writing before the rent revision date. Failure to notify in time forfeits that year's increase permanently.
- No rent increase is permitted on properties rated F or G on the DPE (energy performance certificate), under the legal freeze introduced in August 2022.
When landlords can increase rent
Rent increases in France are governed by the Loi du 6 juillet 1989. The law allows landlords to revise rent once per year, but only if the lease contains a révision du loyer clause that references the IRL index. Without this clause, rent cannot be increased at all during the lease term.
The revision date is typically the anniversary of the lease start date. If the landlord misses this date, or fails to notify the tenant in advance, the right to increase rent for that year is permanently lost. It cannot be backdated to recover the missed increase.
This framework applies to standard residential leases (baux d'habitation) under the 1989 law, including both unfurnished and furnished tenancies. Some specific lease types — such as mobility leases (bail mobilité) — carry additional restrictions.
What is the IRL?
The Indice de Référence des Loyers (IRL) is a quarterly index published by INSEE (Institut national de la statistique et des études économiques). It measures the evolution of consumer prices excluding tobacco and rent, and serves as the legal ceiling for annual rent increases on residential properties.
The relevant quarter is the one stipulated in the lease contract. If the lease does not specify a quarter, the IRL for the quarter immediately preceding the revision date applies. Landlords must use the official INSEE figure — rounding or estimating is not permitted.
â„ą Information: IRL values are published by INSEE on their website at insee.fr. Always use the official figure for your calculation. Values are typically released within the first three weeks following the end of each quarter.
The table below shows recent IRL values for reference. These figures are approximate and should be verified against the official INSEE publication before use.
| Quarter | IRL Value | Year-on-year change |
|---|---|---|
| Q1 2025 | 145.02 | +1.66% |
| Q2 2025 | 145.88 | +1.69% |
| Q3 2025 | 146.21 | +1.71% |
| Q4 2025 | 146.79 | +1.72% |
Source: INSEE. Values shown are approximate. Verify at insee.fr before using in a rent calculation.
How to calculate the increase
The legal formula is straightforward:
New rent = Current rent Ă— (New IRL Ă· Old IRL)
The "new IRL" is the index for the applicable quarter in the current revision year. The "old IRL" is the index for the same quarter in the previous year. This ensures the increase tracks exactly one year of index movement.
Worked example
| Item | Value |
|---|---|
| Current rent | 900.00 EUR |
| New IRL (Q2 2025) | 145.88 |
| Old IRL (Q2 2024) | 143.46 |
| Calculation | 900 Ă— (145.88 Ă· 143.46) = 900 Ă— 1.01687 |
| New rent | 915.18 EUR |
Tip: Round to the nearest euro cent, not the nearest euro. Some leases specify their own rounding rules — check your contract before finalising the figure.
Encadrement des loyers (rent control zones)
In zones tendues where encadrement des loyers applies, rent increases face an additional constraint. The rent at the start of a new lease, or at lease renewal, must not exceed the loyer de référence majoré: the upper reference rent published by the local prefecture for the relevant property type, size, construction period, and neighbourhood.
As of 2026, encadrement des loyers is in force in:
- Paris and the petite couronne (inner suburbs)
- Lyon and Villeurbanne
- Bordeaux
- Montpellier
- Around 25 other communes that have joined the scheme via local authority application
The list of participating communes is updated periodically. Check with the local prefecture or ADIL (Agence DĂ©partementale d'Information sur le Logement) to confirm whether your property falls within a controlled zone.
Warning: Even if the IRL-calculated increase is mathematically valid, it cannot take the rent above the loyer de référence majoré in a rent-controlled zone. Landlords who exceed this cap risk fines and an obligation to reimburse the excess to the tenant.
The DPE rent freeze
Since August 2022, under the Loi Pouvoir d'Achat, landlords of properties rated F or G on the DPE (Diagnostic de Performance Energétique — energy performance certificate) are prohibited from increasing rent. This applies regardless of any IRL revision clause in the lease, and regardless of whether the property is in a zone tendue.
The freeze applies not only during an ongoing lease but also at renewal. A new tenant moving into an F- or G-rated property cannot be charged more than the previous tenant paid.
The legislation subsequently extended the prohibition to E-rated properties for new leases from 2034, as part of the broader schedule to phase out energy-inefficient rentals.
Warning: If your property is rated F or G, the IRL revision clause in your lease has no effect. You cannot legally increase rent until the property's energy rating is improved through qualifying renovation works.
Step-by-step: how to notify your tenant
Follow these steps in order. Missing any step — particularly the deadline for notice — can invalidate the increase for the entire year.
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Step 1: Verify the lease contains a révision du loyer clause
Open the lease and look for a clause explicitly linking rent revision to the IRL. The clause must name the IRL as the reference index. If no such clause exists, no increase is possible for the duration of the current lease.
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Step 2: Note the revision date
The revision date is typically the anniversary of the lease start date. Some leases specify a different fixed date — check the contract. This is the date from which the new rent becomes effective, not the date by which you must send notice.
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Step 3: Identify the applicable IRL quarter and retrieve the value
Note which quarter is stated in the lease. If none is stated, use the quarter immediately preceding the revision date. Go to insee.fr and retrieve both the current year's figure for that quarter and the same quarter from the previous year.
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Step 4: Calculate the new rent
Apply the formula: New rent = Current rent Ă— (New IRL Ă· Old IRL). Round to the nearest euro cent. Keep a written record of the figures used.
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Step 5: Check encadrement des loyers if applicable
If the property is in a zone with rent control, look up the loyer de référence majoré for your property (type, size, construction period, and area) on the relevant prefecture or ADIL website. The revised rent must not exceed this figure. If the IRL calculation would take rent above this cap, the cap applies instead.
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Step 6: Check the DPE rating
Confirm the property's current DPE rating. If it is rated F or G, stop here. You cannot apply any rent increase, regardless of what the IRL calculation shows. Proceed only once the rating has been improved.
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Step 7: Send written notice to the tenant
Notify the tenant in writing — by letter, email, or recorded delivery (LRAR). The notice must state: the new rent amount, the IRL figures used (new and old, with their quarter references), the calculation, and the effective date. The notice must reach the tenant before the revision date.
â„ą Information: There is no legal requirement to use recorded delivery (LRAR) for rent revision notices, but it provides evidence of receipt if the tenant later disputes the increase. It is strongly advisable for high-value properties or where disputes are anticipated.
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Step 8: Apply the new rent from the correct date
Apply the revised rent from the first payment date following the revision anniversary. Update your records and any standing order or direct debit instructions accordingly. If you sent notice late, the increase cannot be backdated — it simply does not apply for that year.
Frequently asked questions
Sources
- Loi n° 89-462 du 6 juillet 1989 — legifrance.gouv.fr: The principal statute governing residential tenancies in France, including the IRL revision framework.
- Indice de Référence des Loyers (IRL) — insee.fr: Official quarterly IRL values published by INSEE.
- Révision du loyer — service-public.fr: Government guidance on when and how landlords can revise rent.
- ANIL (Agence Nationale pour l'Information sur le Logement) — anil.org: Impartial legal guidance for landlords and tenants on French housing law.
- Loi n° 2022-1158 du 16 août 2022 (Loi Pouvoir d'Achat) — legifrance.gouv.fr: Introduced the rent freeze for F- and G-rated properties and the temporary IRL cap.