The Energy Performance Certificate (EPC) and Short-Term Rentals: What the Le Meur Law Changes for Furnished Tourist Rentals
Are you considering buying an apartment in the mountains, or are you already the owner of a furnished rental property? It’s time to focus on the topic of the EPC.
Are you considering buying an apartment in the mountains, or are you already the owner of a furnished rental property? It’s time to focus on the topic of the EPC. Just like property sales, these three letters could soon lead to significant changes in the short-term rental market.
Enacted quietly in November 2024, the Le Meur law introduces new rules applicable to short-term rentals. This set of measures aims to better regulate the rental market in areas with high tourist demand, whether on the coast, in the mountains, or in highly desirable cities. The law has even earned a nickname that reflects its objectives—it is often referred to as the “anti-Airbnb law.”
Among the measures introduced, one stands out for its potential impact on the mountain resort housing stock: the obligation to meet minimum energy performance standards. To enforce this, there is a familiar benchmark in the real estate market: the Energy Performance Certificate (EPC).
CONTENTS
- Is the EPC mandatory for holiday rentals?
- How to Get an Energy Performance Assessment (EPC) for a Furnished Rental
- What Renovations Can Improve Your Energy Performance Rating?
- Are there any renovation subsidies available?
1. Is the EPC mandatory for holiday rentals?
The EPC is not entirely new to the rental market. It has applied to long-term or permanent rental properties since the introduction of the Climate & Resilience law. The goal was to encourage renovation of rental properties to improve energy performance, reduce greenhouse gas emissions, and ultimately benefit tenants.
The holiday rental sector initially appeared exempt from these new obligations, as it was excluded from the Climate & Resilience law. However, it is now subject to the same rules under the law adopted in November 2024. The ultimate goal is to encourage owners to renovate the tourist rental housing stock. This new law aims to limit the effects of climate change while helping mountain regions transition toward a more sustainable model.
What Energy Rating Is Required for Tourist Rentals?
The Le Meur Law introduces a phased timeline to improve the energy performance of properties used as seasonal rentals—whether primary or secondary residences, rented occasionally or regularly.
- Starting in November 2024, newly registered tourist rentals with an energy rating of F or G may no longer be offered on the rental market.
- Properties rated E may continue to be rented until January 1st, 2034.
The goal is that from 2034 onward, all furnished tourist rentals must have an energy rating between A and D.
2. How to Get an Energy Performance Certificate (EPC) for a Furnished Rental?
What information needs to be provided?
To successfully complete a EPC evaluation, the first step is to gather as much technical data about the property as possible: insulation, heating systems, hot water production, ventilation, windows, etc. The diagnostician thoroughly assesses these elements. Providing additional supporting documentation can improve the EPC assessment.
For apartments in multi-unit buildings, the collective EPC provides extensive data that can help improve individual EPC assessments. The building’s technical logbook, which lists completed work, can also reveal recent improvements such as upgraded heating or hot water systems.
When Is a EPC Required?
When can the authorities require a valid EPC for legal compliance checks?
Two scenarios apply:
- For properties newly entering the rental market: A change-of-use permit (requested from the local town hall) is required, and a EPC must be carried out. The list of areas subject to this permit is included in Decree No. 2023-822 of August 25, 2023, covering all tourist municipalities that collect a tourist tax.
- For properties already on the rental market: There is no immediate requirement, but these properties must have a D rating or better by January 1, 2034.
The most optimistic will consider the deadline to be far off, but it is strongly recommended to carry out the Energy Performance Certificate (EPC) in order to anticipate potential solutions. This is all the more important as many units are located in collective buildings, where it is necessary to distinguish between works to be done privately and those that fall under the responsibility of the co-ownership.
While the deadline may seem distant, property owners are strongly advised to obtain the DPE in order to plan ahead the solutions. A recent study by the National Real Estate Federation (FNAIM) found that 28% of ski resort accommodations are energy inefficient (“energy sieves”) rated F or G, and this number rises to 70% in some resorts when including properties rated E.
3. What Renovations Can Improve Your energy Performance Rating?
Improving your EPC to meet required thresholds involves identifying upgrades that can be carried out within the property. But which renovations have the greatest impact on energy performance?
In some cases, an energy audit can be carried out alongside the EPC to help determine the most effective renovation scenarios.
Insulation: the key to moving from a G/F rating to D
Insulating the roof, walls, and lower floors is often essential for improving a property’s energy performance. Poor insulation can result in significant heat loss—up to 30% through an uninsulated roof. Attic insulation, when applicable, is one of the most effective ways to prevent this.
Wall insulation is more costly but often necessary in older multi-unit buildings. Two main techniques are used:
- External insulation, which preserves interior living space but requires professional installation and a larger construction project.
- Internal insulation, which reduces usable living space and may require reconfiguring rooms.
In multi-unit buildings, collective external insulation chosen by the co-owners is typically the most efficient solution, often eliminating the need for individual insulation work.
Heating and Hot Water: Upgrading to More Efficient Systems
Replacing your heating or hot water system is another high-impact improvement. While updating an individual system is relatively straightforward, shared systems in collectively heated buildings are more complex, as all co-owners must contribute to the cost.
In both scenarios, any new system must be compatible with the existing infrastructure (e.g., fluid-based or electric systems) and suited to the altitude of the building’s location.
Windows and Openings: Eliminate Drafts
Modern glazing significantly improves insulation. Replacing windows and doors with newer models can substantially boost a property’s energy performance rating. Triple glazing isn’t always necessary—double glazing with insulating gas offers excellent performance while still allowing solar heat gain.
High-performance windows and glazed doors in Courchevel (Chalet Libellule)
Ventilation: Renewing Air Without Losing Heat
Often overlooked, controlled mechanical ventilation (CMV) plays a key role in daily comfort and energy efficiency. It ensures healthy air renewal while limiting heat loss.
In properties built before the 1980s, which often lack CMV systems, installing one—especially alongside insulation upgrades—provides a strong foundation for improving energy performance.
4. Are there any renovation subsidies available?
Contrary to the common belief that subsidies are mainly reserved for primary residences, there are schemes available for secondary homes or rental investments.
- Energy Savings Certificate (CEE): This financial incentive is available to all and funded by high-emission industries as a way to offset their carbon footprint. The amount awarded depends on household income, the type of work carried out, equipment performance, and property location. For example, up to €25/m² is available for attic insulation.
- MaPrimeRénov’: This financial aid program applies to primary residences. However, a separate version of the program is available—under certain conditions—for multi-unit buildings undertaking shared renovations.
To finance the thermal renovation of a collective building while minimizing the remaining costs for co-owners, innovative solutions have emerged. One such approach involves creating additional floor space, sold as new units, to help offset the overall cost of the energy renovation. This solution was recently implemented for the Ariondaz residence in Courchevel.
An Innovative Energy Retrofit Project: L’Ariondaz, Courchevel
