If your F-rated house is rented out or intended for rental, you need to decide before 1 January 2028: from that date, no new lease, renewal or tacit renewal will be possible for an F-rated dwelling, unless the law changes. Selling is preferable if the cost of the works exceeds the discount you would take by selling as is, or if you have neither the budget nor the time to renovate. Renovating is preferable if a few targeted works (insulation, heating) are enough to gain one or two classes and you want to keep the property or sell it for a better price later. If it is your main residence, there is no obligation to sell: the question is purely one of personal wealth management.
In summary
- G-rated dwellings have been banned from rental since 2025, F-rated dwellings will be from 1 January 2028, and E-rated dwellings in 2034.
- An exemption for landlords who have committed to works is being discussed in a bill, adopted by the Senate but not yet definitively passed.
- The new DPE calculation method on 1 January 2027 may move an electrically heated house out of class F, without any works.
- To sell an F-rated house, an energy audit is mandatory; it estimates the cost of the works and serves as a basis for negotiation.
What 2028 changes for an F-rated house
A ban on renting, not on selling
The Climate and Resilience Act set a timetable for "energy decency": G in 2025, F in 2028, E in 2034. These rules concern rentals. Selling an F-rated house remains perfectly possible, but the number of interested investors falls, which weighs on the price. The applicable rules are set out on the official Service-Public.fr page on the DPE. To measure the impact of the rating on your price, have a property valuation of your house carried out.
An exemption still under discussion
The bill on housing recovery and decentralisation, adopted by the Senate on 8 July 2026, provides that a landlord could continue to rent if they have signed an energy renovation works contract, with a period of 3 years for a house. This text has not yet been voted on by the National Assembly: do not base your decision on this exemption.
What a landlord risks by renting out a non-decent dwelling
A dwelling that does not meet the minimum energy performance level is not considered decent. The tenant may request that it be brought into compliance, ask for a rent reduction or go to court, and the departmental conciliation commission may be called upon. Renting out an F-rated house after 2028 without carrying out works therefore exposes you to litigation and a loss of income.
Check first: is your house really rated F?
The effect of the new DPE calculation
The conversion coefficient for electricity went from 2.3 to 1.9 on 1 January 2026, and will drop to 1.7 on 1 January 2027. Around 850,000 electrically heated dwellings are said to have already moved out of classes F and G in 2026. If your house is electrically heated, a free update of your DPE on the ADEME Observatory may be enough to change the situation.
An old or questionable DPE
A DPE carried out before July 2021 is no longer valid. A recent DPE carried out without supporting documents (insulation invoices, equipment manuals) may be unfavourable: a new, well-documented assessment is sometimes worth a class.
The supporting documents that improve a DPE
The assessor can only take into account what they observe or what you can document. Loft insulation invoices, technical data sheets for the windows, maintenance certificate for the heat pump or stove, installation date of the hot water tank: without these documents, they apply default values, which are often unfavourable. Gathering these documents before the assessment may be enough to gain a class.
How to challenge a DPE that seems wrong to you
If you believe an error has been made (surface area, heating method, insulation not taken into account), first ask the assessor for an explanation. You can also have a second assessment carried out by a certified professional. The DPE is enforceable against you: a significant error may engage the assessor's liability.
Selling as-is or renovating: comparing the two scenarios
Criterion | Selling as-is | Renovating, then renting or selling |
|---|---|---|
Price achieved | Discount often above 10% | Price close to market value for a D or C rating |
Budget required | None | Often €15,000 to €60,000 depending on the house |
Timeframe | 3 to 4 months on average | 6 to 12 additional months of works |
Risk | Strong negotiation | Budget overruns, availability of tradespeople |
Financial support | None | MaPrimeRénov', éco-PTZ, energy savings certificates (certificats d'économie d'énergie) |
The simple decision rule
If the net cost of the works (after subsidies) is lower than the discount you would avoid, renovate. Otherwise, sell as-is at a price that factors in the works. Example: a house that would be worth €260,000 with a D rating is negotiated at around €230,000 with an F rating. If the works needed to reach D cost €18,000 after subsidies, renovating wins; if they cost €40,000, selling as-is wins. Looking at renovated houses or houses to renovate for sale in your area helps you assess this discount.
Selling an F-rated house successfully
Presenting the energy audit as an asset
The energy audit, mandatory for the sale of a house rated F or G, offers costed work scenarios. Presented from the first viewing, it turns a concern into a concrete project and limits excessive negotiation.
Targeting the right buyers
First-time buyers ready to renovate, tradespeople, buyers eligible for the PTZ for older properties with works: your advisor knows where to find them and how to highlight the property's potential. A local real estate advisor will know how to present the energy audit and steer the marketing toward these profiles.
Setting a price that factors in the works
The right price for an F-rated house is calculated from the value of an equivalent D-rated house, minus the cost of the necessary works and a margin for the disruption and uncertainties of the building work. Listing at a price too close to that of a renovated house drives buyers away and ends in difficult negotiation.
Highlighting the assets that do not depend on the DPE
Location, land, living space, potential for extension: an energy-intensive house can have real assets. Your listing should highlight them as much as the energy question, presenting the works as a well-managed project rather than as a flaw.
The works that take a house out of the F rating
Gaining one or two DPE classes does not always require a full renovation. The energy audit provided at the time of sale offers work scenarios, but a few items come up in most F-rated houses.
Insulating the attic and the roof
A large share of heat loss goes through the roof. Insulating unconverted attic space is one of the most cost-effective works: moderate cost, quick job and often a significant gain on the rating. For converted attics, insulating the rafters is more expensive but just as effective.
Replacing the heating system
Replacing an old oil or gas boiler with a heat pump is the most powerful lever on the DPE, all the more so with the new electricity coefficient of 1.7 as of 1 January 2027. In a house heated by old electric convectors, inertia radiators or an air-to-air heat pump also improve comfort and consumption.
Windows and wall insulation
Replacing single-glazed windows and insulating the walls, from the inside or the outside, complete the package of works. These are more costly items, best reserved for houses where the gain in value justifies them.
Ventilation, often forgotten
A better-insulated house must be properly ventilated to avoid damp. Installing a VMC (mechanical ventilation system) is part of the recommended scenarios and improves air quality, a point that buyers increasingly look at.
Financial support for funding the renovation
MaPrimeRénov', the zero-interest eco-loan (éco-prêt à taux zéro), energy savings certificates (certificats d'économies d'énergie) and local aid schemes can reduce your out-of-pocket costs. Their conditions change regularly: get support from a France Rénov' advisor and check your eligibility before signing any quotes. For a landlord, timing is a concern: between quotes, approval of aid and completion of the work, a renovation can take 6 to 12 months. To be ready before 2028, the project needs to start in 2027.
The expert's view
"Owners of houses rated F often ask me whether they should sell quickly before their property loses too much value. My answer always starts with a check: is the rating still accurate? With the changes to the DPE (energy performance diagnostic) calculation in 2026 and 2027, some electrically heated houses are no longer classed as energy sieves (passoires thermiques). Next, we work out the figures together for two scenarios: selling as is, at a realistic price that factors in the work, or renovating in order to sell or re-let later. In sought-after markets, a well-located F-rated house quickly finds a buyer among purchasers willing to renovate. In slower markets, targeted work such as loft insulation or a heat pump often makes the difference. What should be avoided is the in-between: an F-rated house listed at the price of a renovated one, which stays on the market for months and ends up sold at a steep discount."
— Frédéric Rémy, Head of Commercial Performance at Capifrance
Conclusion
A house rated F is not doomed, but if it is let, it requires a decision before 2028. Check your DPE in light of the new calculation, compare the cost of the work with the price discount, then choose: renovate to keep or enhance the property, or sell as is at a realistic price. Either way, acting early saves you money.
A Capifrance advisor will assess your house in both versions, as is and renovated. Start with a free property valuation, look at the properties for sale in your municipality and book an appointment with an advisor near you. Do you know a landlord affected by 2028? Refer them to an advisor by becoming a Capifrance business referrer.
FAQ - Frequently asked questions
Can a house rated F be sold?
Yes, without restriction. An energy audit simply has to be provided to the buyer in addition to the DPE.
What price discount applies to a house rated F?
It varies by market, but often exceeds 10% compared with a comparable house rated D.
Can my current tenant stay after 2028?
The current lease continues until its end date, but it cannot be renewed or tacitly extended if the property is still rated F.
Can the 2027 DPE move my house from F to E?
Yes, if it is electrically heated. The update will be free of charge on the ADEME's DPE Observatory (Observatoire DPE), with no new visit required.
How long does it take to renovate a house rated F?
Between the audit, quotes, aid applications and the work itself, allow 6 to 12 months in many cases. For a let property, you therefore need to plan ahead for the 1 January 2028 deadline.
Can a buyer obtain a loan for a house rated F?
Yes. Banks often include the cost of the work in the loan, and a zero-interest eco-loan (éco-prêt à taux zéro) can top up the financing.
Do I need to redo the DPE before selling an F-rated house?
If it dates from before July 2021 or was carried out without supporting documents, a new, well-documented diagnostic can be useful. Otherwise, the free update linked to the new calculation is sufficient for electrically heated houses.
Does a house rated F sell more slowly?
Often, yes, because the number of interested buyers is smaller. An adjusted price and a well-presented energy audit help limit this delay.
Are renovation aid schemes reserved for owner-occupiers?
No, some aid schemes are also open to landlords, subject to a commitment to let the property. The rules change regularly: check your situation with France Rénov' before starting the work.
Can a house rated F be sold as a viager?
Yes, the DPE does not prohibit any method of sale. A life annuity sale (viager), a deferred-payment sale (vente à terme) or a standard sale all remain possible, with the same diagnostic and energy audit obligations.
Author
Frédéric Rémy – Director of Sales Performance
A real estate professional with several years of experience within the Capifrance network, I would like to share essential advice with you to help you successfully complete your property project with our advisors.
