⚠️ Article updated on 12 June 2026: two developments since publication — the electricity conversion factor dropped from 2.3 to 1.9 on 1 January 2026 (order of 26 August 2025, rating updated via ADEME's free certificate), and the "Relance logement" housing bill presented on 23 April 2026 would allow letting an F or G-rated unit again against a 5-year works commitment in condominiums (bill not yet passed — cabinet review on 24 June 2026).
You are a landlord in a condominium. Your unit is rated F. The general assembly has voted a multi-year renovation plan (PPT — plan pluriannuel de travaux) that includes external wall insulation, replacement of the communal boiler and roof refurbishment. The property manager assures you that "everything is in order" for the 2028 deadline. You think you are covered.
You probably are not.
The EPC is assessed unit by unit, not building by building. A PPT voted at the general assembly improves the performance of the shared building envelope — but it does not guarantee that your specific unit, with its own characteristics (windows, ventilation, internal gains), will fall below the 330 kWh/m²/year threshold that separates class E from class F.
This article examines what the PPT actually does for your individual EPC rating, what it does not do, and the additional steps every landlord-owner must take — within their unit and at the general assembly — to avoid ending up with an unlettable property in 2028.
The PPT: What It Covers, What It Does Not
What the PPT is legally required to include
The multi-year renovation plan is an obligation under the Climate and Resilience Act (article 171, codified as CCH article L.731-2). It applies progressively to all condominiums:
- Since 1 January 2023: condominiums with more than 200 units
- Since 1 January 2024: condominiums with 51 to 200 units
- From 1 January 2025: condominiums with 50 units or fewer
The PPT is prepared on the basis of the comprehensive technical assessment (DTG — diagnostic technique global) or, failing that, the collective EPC. It must cover a 10-year period and include:
- The list of works necessary for the preservation of the building, the health and safety of occupants, and energy savings
- An estimate of the energy performance level the works will achieve
- A rough estimate of the cost of works and their prioritisation
- A projected schedule
What the PPT does not cover: private areas
The PPT deals exclusively with the common areas and communal equipment of the condominium. It cannot impose or plan works on the private areas of individual owners. However, in the calculation of an individual unit's EPC (3CL-DPE 2021 method), several parameters fall within private areas:
- Windows and doors — their type (single/double/triple glazing), airtightness and Uw coefficient
- Unit ventilation — individual mechanical ventilation, air inlets, extraction
- Heat emitters in the unit — radiators, underfloor heating, their controls
- Internal insulation — wall lining, floor insulation if the unit is on the ground floor
- Individual hot water production if not communal
⚠️ Warning: Even if the PPT provides for external wall insulation (EWI) of the entire facade and replacement of the communal boiler, your individual EPC can remain at class F if your windows are single-glazed, your ventilation is defective, or your unit has thermal bridges not addressed by the communal works.
Collective EPC vs Individual EPC: Two Documents, Two Realities
The collective EPC: mandatory but insufficient for landlords
The collective EPC has become mandatory according to the following schedule:
- Since 1 January 2024: condominiums with more than 200 units
- Since 1 January 2025: condominiums with 51 to 200 units
- From 1 January 2026: condominiums with 50 units or fewer
The collective EPC evaluates the overall energy performance of the building. It is useful for informing the PPT and guiding general assembly decisions. But it does not replace the individual EPC of your unit, which is the only legally binding document for letting purposes — see our guide on the collective vs individual EPC in condominiums.
A building can have a collective EPC rated D while containing individual units rated F — particularly ground-floor units (floor heat loss), top-floor units (roof heat loss), or corner units (two exposed facades).
The individual EPC: the only one that matters for letting
It is the individual EPC of your unit that determines whether you can legally let it. The regulatory thresholds apply to the unit's rating, not the building's:
| Unit EPC Rating | Primary Energy Consumption | Letting Ban |
|---|---|---|
| G | > 420 kWh/m²/year | Since 1 January 2025 |
| F | 331 to 420 kWh/m²/year | From 1 January 2028 |
| E | 251 to 330 kWh/m²/year | From 1 January 2034 |
| D | ≤ 250 kWh/m²/year | No ban planned |
Key takeaway: For a landlord-owner in a condominium, the goal is not that the building improves overall — it is that your individual unit falls below the class E threshold (≤ 330 kWh/m²/year) before 1 January 2028 if you are rated F, or below class D (≤ 250 kWh/m²/year) if you want a safety margin.
Case Study: An F-Rated Unit in a Building with an Approved PPT
Profile: 3-room flat (65 m²) on the 3rd floor, 85-unit condominium in Paris 19th arrondissement, built 1972. Communal gas heating, original single-glazed aluminium windows, degraded communal mechanical ventilation, no internal insulation. Current individual EPC: 345 kWh/m²/year — class F.
The PPT voted at the 2025 general assembly provides for the following over 10 years:
| Item (common areas) | Estimated gain on collective EPC | Impact on individual unit |
|---|---|---|
| EWI facades (year 2-3) | −60 to −80 kWh/m²/year | Variable depending on exposure and residual thermal bridges |
| Communal boiler replacement (year 1) | −15 to −25 kWh/m²/year | Direct — applies to all connected units |
| Roof insulation (year 3-4) | −20 to −30 kWh/m²/year | Mainly top-floor units |
| Ventilation duct overhaul (year 4-5) | −5 to −10 kWh/m²/year | Depends on the condition of extraction vents in each unit |
Scenario 1: PPT only, no private works
If only the PPT works on common areas are carried out (EWI + boiler + roof + ventilation), the estimated gain for the 3rd-floor unit is between 80 and 115 kWh/m²/year. Starting from 345 kWh/m²/year:
| Assumption | Consumption after communal works | EPC Rating | Lettable in 2028? |
|---|---|---|---|
| Optimistic gain (−115) | 230 kWh/m²/year | D | ✅ Yes |
| Median gain (−95) | 250 kWh/m²/year | D (borderline) | ✅ Yes, just |
| Pessimistic gain (−80) | 265 kWh/m²/year | E | ✅ Yes |
Key point: In this scenario, the PPT alone is sufficient — but with a very thin margin in the median case. A ground-floor unit or one with an unfavourable exposure might not clear the threshold.
Scenario 2: Partial PPT (EWI deferred) + private works
A common scenario: EWI is postponed for budget reasons. Only the boiler and ventilation are completed within the first 3 years. The gain from common areas is then limited to 20-35 kWh/m²/year.
| Action | Estimated Gain | Resulting Consumption | Rating |
|---|---|---|---|
| Starting position | — | 345 kWh/m²/year | F |
| + Boiler + ventilation (communal) | −25 | 320 kWh/m²/year | E |
| + Double-glazing replacement (private) | −40 to −55 | 265 to 280 kWh/m²/year | E |
| + Internal wall insulation lining (private) | −20 to −30 | 245 to 260 kWh/m²/year | D to E |
Warning: Without EWI, reaching class D from a unit at 345 kWh/m²/year requires combining private works (windows + internal insulation) on top of communal works. The private cost is between €12,000 and €20,000 for a 65 m² 3-room flat — borne entirely by the individual owner.
Simulate the rating gain and cost of works for your unit
The simulator calculates the estimated rating improvement, available grants (individual and condominium MaPrimeRénov') and the actual remaining cost.
Financial Assistance in Condominiums: MaPrimeRénov' Copropriété and Individual Grants
MaPrimeRénov' Copropriété: what is funded on common areas
MaPrimeRénov' Copropriété (MPR Copro) funds energy renovation works on common areas voted at the general assembly. The 2025 rates are as follows:
| Condominium profile | Funding rate | Cap per unit |
|---|---|---|
| Standard condominium (gain ≥ 35%) | 30% excl. VAT | €25,000 excl. VAT/unit |
| Fragile or struggling condominium | 45% excl. VAT | €25,000 excl. VAT/unit |
| Thermal sieve exit bonus (F or G rating before works) | +10% excl. VAT | — |
For a standard condominium with the thermal sieve bonus, the effective rate reaches 40% of the excl. VAT cost of communal works. For a fragile condominium with the bonus: 55%.
⚠️ Warning: MPR Copropriété only funds works on common areas voted at the general assembly. Private works (windows, internal insulation) are not eligible for MPR Copro — they fall under individual grants.
Individual grants for private works
For works on private areas, each owner can access:
- Individual MaPrimeRénov' (single-measure pathway): fixed grant per type of work, subject to income conditions. Double-glazing windows: €40 to €100/window depending on income. Internal wall insulation: €15 to €25/m² depending on income.
- Individual éco-PTZ: zero-interest loan up to €50,000 for a package of works, repayable over a maximum of 20 years.
- CEE (Energy Savings Certificates): bonuses paid by energy suppliers, combinable with MPR.
- Reduced VAT at 5.5% on energy renovation works (instead of 10% or 20%).
Remaining cost simulation for private works
Profile: Middle-income owner, 65 m² 3-room flat, replacing 5 single-glazed windows with double glazing + internal wall insulation lining (45 m² of wall surface).
| Item | Estimated cost incl. VAT | Estimated grants | Remaining cost |
|---|---|---|---|
| 5 double-glazed windows installed | €5,500 | ~€400 (MPR) + ~€350 (CEE) | €4,750 |
| Internal wall insulation (45 m²) | €6,500 | ~€900 (MPR) + ~€500 (CEE) | €5,100 |
| Total private works | €12,000 | ~€2,150 | €9,850 |
Financing option: The individual éco-PTZ can cover the full remaining cost (€9,850) as a zero-interest loan over 15 years, i.e. monthly payments of approximately €55/month — compared with lost rental income of €800 to €1,200/month if the unit becomes unlettable.
Estimate your EPC rating after works
The OneDpe EPC simulator estimates your rating before and after works, distinguishing between gains from communal and private works.
What Every Landlord-Owner Must Check — and Do — Now
Step 1: Check your current individual EPC
What to check on your EPC: Was your individual EPC produced before 1 July 2021? If so, it was calculated using the old method (based on energy bills) and may differ significantly from an EPC recalculated using the 3CL-2021 method. Commission a new EPC from a certified assessor — cost: €150 to €250 — to determine your actual rating.
Step 2: Read the PPT and identify which items affect your unit
Request a copy of the adopted PPT (or draft submitted for vote) from the property manager. For each work item, ask yourself: does this item improve the performance of my specific unit, or only the building in general?
| PPT Item | Impact on your unit? | Additional action needed? |
|---|---|---|
| EWI facades | Yes, if your unit has walls facing the exterior | Check residual thermal bridges (window reveals, floors) |
| Boiler replacement | Yes, if you are connected to communal heating | Check the condition of your emitters (radiators) and controls |
| Roof insulation | Yes, only if you are on the top floor | None if you are not under the roof |
| Communal ventilation overhaul | Partial — depends on extraction vents in your unit | Have extraction vents checked and replaced if necessary |
| Facade rendering without EWI | No — no thermal gain | Everything remains to be done on the insulation side |
Step 3: Estimate the combined gain (communal + private) and compare to the threshold
Commission a rating gain estimate from a certified assessor or thermal engineering firm, incorporating:
- The works planned in the PPT on common areas (with their schedule)
- The works you can carry out on your private areas
- The expected combined gain and resulting consumption
If the resulting consumption remains above 330 kWh/m²/year (F/E threshold), you have a problem that the PPT alone will not solve.
Step 4: Take action at the general assembly
As a co-owner, you have the right to add an item to the general assembly agenda by notifying the property manager at least 21 days before the meeting date (décret n°67-223, article 9). You can specifically request:
- Acceleration of certain PPT items (particularly EWI if scheduled for year 5 or later)
- Addition of items not included in the original PPT (e.g. replacement of communal windows if applicable)
- A detailed unit-by-unit energy audit to identify which units will remain in class F even after communal works
- A vote for an increased works fund (above the legal minimum of 5% of the provisional budget) to speed up the schedule
What to do now: If your annual general assembly is in the coming months, prepare your agenda item request now. The 21-day deadline before the meeting is mandatory. After this deadline, your item can only be added at the next meeting — a full year lost.
Rental Deficit: Turning Works Costs into a Tax Lever
The rental deficit mechanism in condominiums
If you are a landlord and your unit is let (or intended for letting), energy renovation works — whether voted at the general assembly on common areas or carried out on your private areas — are deductible from your rental income as charges. If the works amount exceeds your rental income, the surplus constitutes a rental deficit (déficit foncier) that can be offset against your general income up to €10,700/year (or €21,400 for energy renovation works carried out between 2023 and 2025 — temporary provision under the 2023 Finance Act).
In practice, for a landlord-owner in the 30% marginal tax bracket, each deductible euro of works represents a tax saving of 30 cents (income tax) + 17.2 cents (social contributions on rental income) = 47.2 cents saved per euro spent, within the deductible deficit limit.
Application to the condominium context
Calls for funds for works voted at the general assembly are deductible in the year of actual payment to the property manager, not the year of the vote. The landlord-owner can therefore plan fund calls to optimise the deduction:
- Concentrate calls in a year when rental income is high
- Or spread them over several years to maximise the deficit offset against general income
| Item | Owner's share (proportional) | Rental income deduction | Tax saving (30% bracket + social contributions) |
|---|---|---|---|
| EWI facades (share) | €8,500 | €8,500 | €4,012 |
| Boiler replacement (share) | €2,200 | €2,200 | €1,038 |
| Private works (windows + insulation) | €12,000 | €12,000 | €5,664 |
| Total | €22,700 | €22,700 | €10,714 |
Bottom line: On a total investment of €22,700, the tax saving reaches €10,714 through the rental deficit — bringing the actual net cost to €11,986 for all works (communal + private). With MPR and CEE grants on top, the effective remaining cost can fall below €10,000.
Simulate your rental deficit and tax saving
The OneDpe rental deficit simulator calculates the exact saving based on your tax bracket, rental income and works amount.
Common Mistakes by Landlord-Owners in Condominiums
Mistake 1 — Relying on the collective EPC to assess whether your unit can be let. The collective EPC evaluates the building, not your flat. Only the individual EPC of your unit is legally binding for the letting ban. A D-rated building can contain F-rated units.
Mistake 2 — Believing the PPT guarantees a move to class E or D. The PPT plans works on common areas. If your unit has private weaknesses (windows, ventilation, internal insulation), the PPT alone may not be enough to clear the threshold. Check the expected gain unit by unit.
Mistake 3 — Waiting for all PPT works to be completed before acting. A 10-year PPT may schedule EWI for year 5. If your unit is rated F and the deadline is 2028, you cannot wait 5 years. Private works (windows, insulation) can be started immediately without waiting for communal works.
Mistake 4 — Ignoring available tax levers. The rental deficit on energy renovation works (doubled ceiling at €21,400 until 2025) can reduce the net cost of works by nearly 50% for a landlord in the 30% bracket. Failing to account for this means overestimating the real cost of compliance.
Mistake 5 — Not actively participating in general assemblies. Works voted at the general assembly determine the schedule and scope of communal renovation. A landlord-owner absent from meetings is subject to others' decisions — including the deferral of EWI, which can compromise their individual EPC rating.
Ongoing development (June 2026): the "Relance logement" housing bill, presented on 23 April 2026 and expected at the Council of Ministers on 24 June 2026, plans to allow the re-letting of a unit rated F or G if the owner signs a works contract with a company, to be carried out within 5 years in condominiums (3 years for single-family homes). The ban timetable of CCH article L.173-1-1 remains unchanged. Until the bill is passed, the current rules apply.
Conclusion
The multi-year renovation plan is a significant structural advance for condominium renovation. But for a landlord-owner whose unit is rated F, the PPT is only part of the equation. Your unit's energy performance depends on both works on common areas (driven by the general assembly and the property manager) and works on your private areas (for which you are the sole decision-maker and funder).
The 1 January 2028 deadline for F-rated dwellings is not a distant horizon — it is less than two years away. If your PPT schedules EWI for year 5 of a 10-year plan, you will not be covered in time. The only viable approach is to:
- Know your current individual EPC (3CL-2021 method)
- Identify the gap between your current consumption and the target threshold
- Combine the gains from communal PPT works with targeted private works
- Mobilise all available grants (MPR Copro, individual MPR, CEE, éco-PTZ, rental deficit)
- Take action at the general assembly to accelerate critical PPT items
Simulate your complete works plan with OneDpe
Common areas + private areas: the simulator calculates the rating gain, grants and remaining cost for your specific unit.
