Wall holes: calculation for tenants in France

When the lease ends, many tenants in France wonder who pays for holes in the walls and how to estimate repair costs. This guide clearly explains the principles that apply to tenant repairs, the distinction between normal wear and tear and damages, and the steps to contest a deposit deduction. You will find practical advice on documenting the property's condition, preparing the exit inventory, and initiating conciliation if necessary. The goal is to help tenants understand their rights and obligations without legal jargon.

How is the repair for holes calculated?

The general rule is that the tenant is responsible for repairs resulting from damage beyond normal wear and tear. The amount claimed by the landlord must correspond to the actual cost of repairs or a justified professional depreciation. In practice, the entry condition is compared to the exit condition and the cost of materials and labor is estimated. If the landlord applies a flat-rate chart without proof, the tenant can request quotes or invoices as justification.

What to document

• Dated photos of each wall showing the condition before and after.
• Signed inventory of fixtures at move-in and move-out.
• Repair quotes or invoices provided by the landlord.
• Letters or written exchanges serving as evidence in case of dispute.

What to do if you disagree?

Start by asking the landlord for a written explanation and supporting documents (quotes, invoices, photos). If the response is insufficient, propose conciliation through the departmental conciliation commission or bring the case to the Tribunal judiciaire for small disputes. Before any court action, mediation and conciliation are often faster and less costly.^[1]

Practical calculation: simple examples

Here are some principles used by professionals:

• Small fixture holes (a few millimeters): often considered normal wear if they are few and repaired by simple filling and repainting.
• Large or multiple holes requiring filler and full repainting: actual cost must be justified by the landlord.
• Replacing or repainting an entire room may be charged if localized repair is not possible.

How to contest a deposit deduction

Gather documents and evidence, send a registered letter with acknowledgement of receipt requesting justification, then contact the departmental conciliation commission or the Tribunal judiciaire if necessary. The inventory of fixtures is central: without a signed contradictory inventory, it is difficult for the landlord to prove the damage.^[2]

FAQ

Who should repair holes in the wall at the end of the lease?

The tenant is responsible for damage beyond normal wear and tear; the landlord must justify repair costs with quotes or invoices.

Is simply hanging pictures considered damage?

Hanging a few pictures with appropriate plugs is generally considered normal wear unless the holes are numerous and visible.

What to do if the landlord withholds part of the deposit without an invoice?

Request the supporting documents in writing and contact the departmental conciliation commission or the Tribunal judiciaire if no justification is provided.

How to

1. Photograph all affected areas keeping dates and times visible.
2. Keep the move-in inventory and compare it with the move-out inventory.
3. Ask the landlord for quotes or invoices justifying any deduction from the deposit.
4. If disagreement persists, request the departmental conciliation commission.
5. Take the case to the Tribunal judiciaire as a last resort with all evidence.

Key takeaways

• Always keep photos and signed inventories of fixtures.
• The landlord must financially justify any withholding from the deposit.
• Conciliation is a useful step before any court proceedings.

Help and Support

• [1] Law n° 89-462 of July 6, 1989 - Legifrance
• [2] Inventory of fixtures - Service-public.fr
• [3] Departmental conciliation commission - Service-public.fr

1. [1] Law n° 89-462 of July 6, 1989 - Legifrance
2. [2] Inventory of fixtures - Service-public.fr