New EPBD Regulations
4 minutes
What is the Energy Performance Certificate (EPC)?
The EPC (DPE in French) is a property diagnostic that assesses the energy consumption and climate impact of a home. Established in the early 2000s, it is mandatory for selling or renting a house, an apartment, or an entire building.
Main objectives:
Reduce energy consumption;
Fight against global warming;
Combat fuel poverty.
Valid for 10 years (under certain conditions), it remains a key tool for achieving carbon neutrality by 2050.
How does the EPC rating work?
The EPC assigns two labels from A to G:
Energy Label: measures primary energy consumption;
Climate Label: assesses greenhouse gas emissions.
The final grade is determined by the worst of the two.
It is therefore essential to optimize both consumption and emissions to improve overall performance.
EPC: obligations for sale, rental, and co-ownership in 2025
Sale and rental
Since 2006 (sale) and 2007 (rental), a valid EPC is mandatory for any real estate transaction.
In 2025, to sell an E-rated single-family home or an entire building, you will also need to provide a more detailed energy audit.
Co-ownership
The collective EPC, which assesses an entire building, is gradually becoming mandatory:
2024: for buildings > 200 lots;
2025: for buildings with 50 to 200 lots;
2026: for buildings with fewer than 50 lots.
EPC Reform: what changes in 2025
Since July 2021, the EPC has been strengthened:
Single label based on the most unfavorable criterion;
New calculation method (DPE-3CL-2021);
Enforceability: errors can be penalized;
Elimination of blank EPCs.
EPCs carried out between January 2018 and June 2021 will become obsolete on January 1, 2025.
A new diagnostic will be required in the event of a sale, rental, or lease renewal (if requested by the tenant).
Correction for small surfaces
Since July 2024, the method has been adjusted to avoid penalizing properties smaller than 40 m².
Ban on renting G-rated properties starting in 2025
The Climate and Resilience Act plans to ban the rental of poorly insulated properties (passoires thermiques) according to this timeline:
Since 2023: G+ rated properties banned;
January 1, 2025: all G-rated properties;
2028: F-rated properties;
2034: E-rated properties.
This applies to new contracts as well as renewals and tacit extensions.
What about co-ownership properties?
Despite discussions about a postponement, the ban will indeed apply starting in 2025 for all G-rated properties, including those in co-ownership.
The Airbnb law and the mandatory EPC for tourist accommodation
Adopted on November 19, 2024, the Airbnb law imposes new rules for tourist furnished rentals:
Mandatory EPC:
From January 1, 2025 for new furnished rentals in high-demand areas (zones tendues);
From January 1, 2034 for all tourist furnished rentals.
Rental ban for poorly rated properties:
G from 2025;
F from 2028;
E from 2034.
An owner who does not comply with this obligation risks a fine of up to €5,000.
Useful definitions
New tourist furnished rental: housing recently converted for tourist rental after a change of use.
High-demand area (zone tendue): cities where housing demand significantly exceeds supply, such as Paris, Lyon, Bordeaux, Marseille.
You can check if your housing is in a high-demand area using this government simulator.
Conclusion: What to remember about the new 2025 EPC regulation
The 2025 EPC marks a major turning point for the French real estate market.
Whether you are a seller, landlord, or investor in tourist furnished rentals, it is essential to:
Check the validity of your EPC;
Anticipate renovation work if necessary;
Know the new legal obligations according to the property's energy rating.
Adapting your property now is the best strategy to avoid rental bans, protect your assets, and actively participate in the ecological transition.
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