An electrically heated home can change its energy label without any work. This is one of the direct consequences of a decree published in August 2026, which modifies the calculation method of the DPE starting January 2027. The real estate sector in France is going through a period where the rules are changing rapidly, with tax reforms, a refocusing of renovation aids, and strengthened rent controls.
New DPE calculation in 2027: what changes for electric homes
You may have noticed that two identical homes, one heated by gas and the other by electricity, do not receive the same energy label? This discrepancy comes from a technical coefficient called the “primary energy conversion coefficient.” Until now set at 1.9 for electricity, it will be reduced to 1.7 starting January 1, 2027.
In practical terms, an apartment rated F could rise to E without any intervention. The decree of August 26, 2026, published in the Official Journal, provides for this modification. Affected owners will not need to redo a complete diagnosis: an updated certificate will be available through the DPE-Audit Observatory of Ademe.
For landlords, the stakes are direct. A home that moves from F to E exits the “thermal sieve” category and remains rentable. For buyers monitoring real estate news on Partimmobilier, this reclassification can alter the perceived value of a property on the market.
MaPrimeRénov’ refocused since September 2026: aids removed and submission rules
The “gesture-based” funding of MaPrimeRénov’ has been significantly reduced as of September 1, 2026. Several common equipment types are no longer eligible when carried out in isolation.
- Thermodynamic water heaters installed alone no longer benefit from gesture-based funding, whereas they represented a significant portion of requests.
- Some roof insulation and ventilation, previously subsidized for isolated works, now require a more comprehensive renovation framework to be covered.
- Biomass equipment (pellet stoves, wood boilers) also lose their eligibility for single gestures according to decree n° 2026-822 of August 25, 2026.
An administrative trap deserves attention: it is the date of submission of the file that determines the applicable rules, not the date of the estimate or the start of the work. An owner who signed an estimate in July but submits their file in October will be subject to the new conditions.
What impact for rental investors?
Energy renovation remains possible, but the budget to be planned increases for owners who were counting on unit aids. Large-scale renovations (bundles of work) remain encouraged, pushing towards heavier and better-planned projects.
Furnished rental: tax cuts planned for 2027
The government has announced its intention to reduce tax advantages related to furnished rentals starting in 2027. The stated objective: to eliminate the imbalances between unfurnished and furnished rentals.
The taxation of furnished rentals, particularly through the LMNP status, currently allows for the accounting depreciation of the property and significantly reduces taxation on rental income. This mechanism has directed part of the market towards furnished rentals, sometimes to the detriment of long-term rental offerings in tight areas.
The exact contours of the reform are not yet finalized, but several avenues are circulating:
- Integration of depreciation into the calculation of capital gains upon resale, which would increase exit taxation.
- Bringing the micro-BIC regime of furnished rentals closer to that of micro-property, reducing the flat-rate allowance.
- Possibility of capping advantages for multiple owners holding several furnished lots.
For an investor buying today, the tax structure must account for the scenario of a less favorable furnished regime starting in 2027. A property that is only profitable due to LMNP optimization becomes a risky bet.
Housing bill: thermal sieves and rent controls
The housing bill related to the housing crisis, examined in committee at the Assembly in September 2026, contains two divisive measures.
Temporary return of thermal sieves for rent
The committee adopted an amendment allowing the re-rental of certain homes rated G, under conditions. This measure aims to maintain rental supply in areas where renovated homes are lacking. It does not eliminate the obligation for renovation, but pushes back the prohibition timeline for landlords engaged in work.
Expansion of rent controls to new municipalities
The rent control system, which sets a ceiling based on location and characteristics of the housing, is gradually expanding. Several medium-sized urban areas have joined or will join the system. For a tenant, this means that a rent higher than the reference rent plus an increase can be contested before the conciliation commission.
The real estate market in France is entering a period of dense regulatory transition. The new DPE calculation, the refocusing of MaPrimeRénov’, the tax reform of furnished rentals, and the housing bill are simultaneously altering the rules for owners, landlords, and buyers. Each decision to purchase, renovate, or rent out should be aligned with the precise timeline of these reforms rather than solely on price trends.
