The Inspection: 1 Hour That Decides the Fate of €800 in Security Deposit
The move-in/move-out inspection (MMI) is the document that describes the condition of the rental property at move-in and at move-out. It is based on this comparison that your landlord decides how much of your security deposit to return (or withhold). The trap: if you sign a move-in inspection stating "everything is perfect" without reading it, you will pay six months later for even the slightest pre-existing stain.
Here is how to avoid losing €500 to €1,200 from your security deposit by conducting a bulletproof MMI.
Step 1 — Understand the Mechanism: The Joint Inspection
In France, the MMI is mandatory and joint: you are present with the landlord or their representative, you fill out the document together, and you sign it together. If either party refuses or is absent, the "amicable" MMI is null and void.
If no amicable agreement is reached, either party can call in a bailiff (Commissioner of Justice since 2022) for a legal MMI. Cost: approximately €130–180, split evenly between landlord and tenant (under the ELAN law). In practice, this is deterrent for both sides, so an amicable solution is almost always preferred.
💡 If you refuse to sign the move-in MMI because you disagree: your landlord can request a bailiff. But this also means there is a dispute from the start—so it's better to negotiate amicably.
Step 2 — Before the Appointment: Equipment to Bring
On the day, arrive with:
- Fully charged smartphone — you will take 50 to 200 photos.
- Tape measure to verify the surface area (and contest it if incorrect).
- Flashlight or phone light for dark corners.
- Black ballpoint pen (non-erasable—important for legal validity).
- Signed lease to verify consistency (listed equipment, surface area).
- List of equipment to check for furnished rentals.
🚨 Never attend an MMI without having at least 1 hour available. Landlords who rush you through it in 10 minutes ("Come on, it's fine, it's spotless, let's sign") are systematically the ones who will charge you for everything upon move-out.
Step 3 — The Room-by-Room Method
For each room (entrance, living room, bedroom, kitchen, bathroom, WC, balcony, cellar):
Surfaces to Inspect
- Floors: parquet, tiles, linoleum, carpet → scratches, stains, loose joints, holes.
- Walls: paint, wallpaper → cracks, anchor holes, stains, yellowing.
- Ceilings: moisture rings, cracks, broken light bulbs.
- Baseboards: chips, peeling paint.
- Doors and Windows: paint, handles, locks, seals, cracked glass.
- Shutters (swing, rolling): full operation, fixings.
- Switches, Sockets: quantity, condition (yellowed = report), functionality.
Equipment to Test
- Taps: open every mixer tap, check hot/cold water pressure, drainage.
- Toilet flush: flush twice.
- Heating: turn on each radiator (even in summer—the landlord must be able to prove they heat up).
- Extractor hood, hob, oven: turn on and test each for 30 seconds.
- Fridge, washing machine: open, look inside, turn on.
- Ventilation (VMC): hold a piece of paper near it—it should be sucked in.
- Smoke alarms: battery present and test button functional.
Details Often Forgotten
- Meters: note precisely the readings for EDF (off-peak/on-peak), Engie (gas), cold water, hot water. Photograph each dial. This information avoids a ridiculous "adjustment" bill upon move-out.
- Keys: note how many you receive (and what type—front door, BAL, cellar, garage, intercom badge).
- Mailbox: label it correctly with your name within 48 hours.
Step 4 — How to Describe Defects
The classic trap: you write "small stain" and the landlord charges for "carpet replacement" upon move-out. Be ULTRA precise.
Instead of ❌ "Damaged paint," write ✅ "South wall of bedroom: 3 round stains (Ø 5 cm) at 1.20 m from the floor, yellowed paint above the radiator, 30 cm horizontal crack near the baseboard."
Instead of ❌ "Scratched parquet," write ✅ "Living room parquet: 4 deep scratches (>15 cm) near the window, split plank at the hallway entrance."
Attach numbered photos to the MMI document (photo appendix with date and room number). Ask the landlord to initial the appendix pages—this gives them legal weight.
Step 5 — Legal Deadline to Supplement the Move-in MMI
If you discover a defect after signing the MMI (a leaking tap the next day, a window that doesn't close in winter), you have:
- 10 days to report defects other than heating.
- The first month of the heating season (October to April) to report any heating issues (cold radiators, boiler not starting).
Send a registered letter with acknowledgment of receipt (or an email with read receipt if your lease allows) listing the defects with photos. The landlord must attach this letter to the move-in MMI.
Step 6 — The Move-out MMI: Don't Sign Too Quickly
Before moving out, do a thorough clean the day before (scrubbed floors, windows, degreased oven, defrosted and cleaned fridge), fill holes made by you with a little spackling paste (€3), and remove adhesives without peeling the paint.
On the day of the move-out MMI, bring the move-in MMI and compare line by line. If a stain was noted at move-in, it cannot be charged to you at move-out.
Wear and Tear and Normal Aging
Wear and tear (normal aging over time) is not your responsibility. Paint yellowing after 5 years, parquet losing its shine, bathroom sealant slightly blackening = normal wear and tear. The landlord cannot charge you for total renovation.
Reference: the ANIL wear-and-tear grid (often attached to the lease) sets lifespans: paint 7 years, carpet 10 years, appliances 7–10 years depending on type.
Return of the Security Deposit
The landlord has 1 month (if the MMI matches) or 2 months (if deductions are made) to return your deposit. Beyond this, they must pay you 10% of the monthly rent per month of delay.
If they withhold amounts, they must provide proof (quotes or paid invoices). No proof = no legal deduction.
Step 7 — Dispute: The Free Procedure Before Going to Court
If the landlord withholds an abusive amount:
- Formal notice letter (registered with acknowledgment of receipt) with a detailed list and copy of the move-in MMI.
- Appeal to the Departmental Conciliation Commission: free, takes about 2 months, often conclusive.
- Appeal to the Judge of Contentious Protection Matters: Judicial Court, lawyer not mandatory for claims under €10,000.
The ADIL in your department (Departmental Housing Information Agency) assists you for free in drafting the formal notice and preparing the case file.
Step 8 — Official Resources
- 📋 service-public.fr — Move-in/Move-out Inspection — official sheet, MMI templates.
- 📚 ANIL — Wear-and-tear grid and advice — ADIL by department (free legal info).
- 🏛️ Departmental Conciliation Commission — free appeal.
- ⚖️ Notaires de France — Renting a Property — practical guide.
- 🆘 CLCV / UFC-Que Choisir — tenant consumer associations.
And Pionra in All This?
Pionra is not a bailiff. But on the /housing thread, newcomers share real MMI scams spotted in their cities: landlords refusing to note a leak, agencies charging for new carpet due to a simple stain, security deposits returned in installments after 4 months.
Did you just get 100% of your deposit back? Are you fighting for €600 wrongfully withheld? Are you preparing your move-in MMI next week? Share your experience in the comments—this is what turns one hour of inspection into a defense weapon for those coming after you.