OneDpe study
French housing bill: 19,057 G-rated energy sieves could return to the rental market thanks to their building’s EPC
The rule has its counterpart: 7,476 class F buildings would need works before 2028, and 28,336 class E buildings before 2034, for their homes to benefit from it.
If the French housing bill is adopted in the Senate’s version, a flat would be considered decent in terms of energy performance when its building’s EPC reaches the required level. In the ADEME database, 19,057 G-rated homes could return to the rental market, according to a count by OneDpe. In return, 7,476 class F buildings would need works before 2028 for their homes to benefit.
Study published on · Figures frozen on · Source: OneDpe.fr
- Press release (PDF, French)
- Press release (PDF)
- The 5 graphics, French (ZIP)
- The 5 graphics (ZIP)
- Data by département (CSV, French headers)
- Data by département (CSV)
- Method note (PDF, French)
- Method note (PDF)
Press contact: Steven Annonziata · presse@onedpe.fr
Key figures
- Measured · ADEME database19,057
- G-rated flats could return to the rental market thanks to their building’s EPC, class F or better, if the bill is adopted
- Calculation on 1 January 2027. In 10,724 buildings. All assessed flats in the ADEME database, whatever their occupancy, classes under the 1.7 factor in mainland France: of 161,537 G-rated flats, 27,007 have a usable building EPC found in the database.
- Measured · ADEME database7,476
- class F buildings, home to 52,087 homes rated F or G, would need works before 1 January 2028 to benefit from the rule
- For these homes to stay considered decent through the building; this provision creates no obligation to carry out works. Of which 6,815 G-rated homes considered decent from 2027 thanks to the building, and 45,272 F-rated homes decent in their own right until 2028.
- Measured · ADEME database28,336
- class E buildings, home to 307,685 homes rated E, F or G, would need works before 1 January 2034 to benefit from the rule
- Of which 34,689 homes rated F or G considered decent from 2028 to 2033 thanks to the building. Building class assumed unchanged until 2034.
- Measured · ADEME database17%
- of G-rated flats have a usable building EPC found in the database
- 27,007 out of 161,537, under the 1.7 factor in mainland France. This rate is about flats, not co-ownerships, and a collective EPC that was carried out may be missing from the database. And 1,336,485 of the 1,606,208 flats rated E, F or G assessed individually have no building EPC found at their address in the database.
« Tying decency to the building’s EPC would bring homes back onto the market, but the rule cuts both ways: a class F or E building becomes the business of all its occupants. And as long as most co-ownerships have no collective EPC, its real effect cannot be measured. »
What the study shows
19,057 G-rated homes could return to the market thanks to their building’s EPC
If the bill is adopted in the Senate’s version, a flat would be considered decent in terms of energy performance once its building’s collective EPC reaches the required level, even if its own EPC does not. On 1 January 2027, under the 1.7 factor in mainland France, the ADEME database counts 161,537 G-rated flats. For 27,007 of them, a usable building EPC is found in the database, and 19,057 are in a building of class F or better, i.e. 10,724 buildings: they could return to the rental market. Their own class does not change.
The counterpart: class F buildings, then class E, would need works
The rule cuts both ways. In 2028, 54,783 homes rated F or G would be considered decent thanks to a building of class E or better. But 7,476 class F buildings, home to 52,087 homes rated F or G, would need works before 1 January 2028 for these homes to stay considered decent through the building. In 2034, with an unchanged EPC, 111,633 homes rated E, F or G would be considered decent thanks to their building, while 28,336 class E buildings, home to 307,685 homes rated E, F or G, would need works before 1 January 2034, for the same reason. For 12,343 homes rated F or G in a class G building in 2028, the rule changes nothing. This provision creates no obligation to carry out works: a home can also become decent through its own works, and an owner-occupier has no decency obligation. The same building can appear in two of these groups: their building counts do not add up.
Most buildings do not yet have a collective EPC in the database
Of 161,537 G-rated flats, only 27,007 have a usable building EPC found in the database, i.e. 17%. This rate is about flats, not co-ownerships, and a collective EPC that was carried out may be missing from the database. Of the 1,606,208 flats rated E, F or G assessed individually, 1,336,485 have no building EPC found at their address in the database, although the collective EPC is mandatory: more than 200 units since 2024, 50 to 200 units since 2025, 50 units or fewer since 2026. The real effect of the rule therefore depends first on how that obligation is applied. Scaled to the private rental stock alone, the estimate goes from about 11,000 homes at current collective EPC coverage to about 110,000 if every co-ownership had its collective EPC. The two figures do not compare directly: 19,057 counts all assessed flats, whatever their occupancy, social housing included; about 11,000 keeps only the private rental stock.
Social housing: a comparable share by number of buildings, more than half of the homes on the works side
By number of buildings, the share with some social housing is comparable on both sides: at least 18.9% of the 10,724 buildings where homes could return to the market, against at least 23.5% of the 7,476 class F buildings and 29.8% of the 28,336 class E buildings that would need works. By number of assessed homes, it exceeds half on the works side: at least 54.9% of the 52,087 homes rated F or G in class F buildings, and 57.0% of the 307,685 homes rated E, F or G in class E buildings, against 23.0% of the 19,057 homes that could return to the market. The social buildings concerned are large, and their units are most often generated from the building’s EPC. These are minimums: absence from the social housing register does not prove a building is private. These are homes in a building with some social housing, not necessarily social homes.
The figures by département
The département file (CSV, below) gives the three horizons for each mainland département: on 1 January 2027, G-rated flats, those with a usable building EPC and those that could return to the rental market thanks to a building of class F or better; in 2028 then 2034, flats rated F or G, then E, F or G, those with a usable building EPC, those that would be considered decent thanks to a building of class E or better (2028) then D or better (2034), as well as flats in a class F (2028) or class E (2034) building that would need works to benefit from the rule. A low figure may reflect low collective EPC coverage rather than an efficient stock: that is why no ranking between départements is published. Cells of fewer than 11 homes are masked, as are a few cells for secondary confidentiality.
What the study does not say
- This is not the law: it is a bill still going between the two chambers, whose provision was already rewritten in committee at the National Assembly on 22 September 2026.
- The counts cover assessed flats in the ADEME database, not the housing stock; the EPC does not say whether the home is let.
- A building’s class in 2034 is assumed unchanged; a building that carries out works leaves the count.
- The projections are order-of-magnitude estimates; the assumption “if every co-ownership had its collective EPC” supposes that undiagnosed buildings resemble diagnosed ones.
- Social housing shares are minimums; how decency applies to social housing is not covered.
- No figure by landlord, no list of buildings, no opinion on the reform.
The copy, the method, the data
The full analysis does not cut well from the bottom. Rather than let it be trimmed badly, the copy is here — free to reuse, including commercially, with the credit “Source: OneDpe.fr”. For anyone who would rather check the count than reuse it, the method note gives the perimeter, the keys, the conventions and the limits in full. And for anyone who would rather do their own local angle, the data are served as a spreadsheet file, area by area.
- Data by département, three horizons (CSV, French headers)
For each mainland département: flats rated G (2027), F or G (2028), E, F or G (2034), of which with a usable building EPC, considered decent thanks to the building, and flats in a building that would need works to benefit from the rule. Cells of fewer than 11 homes masked; no ranking between départements.
- The same département annex, English headers
Same values, same rows, comma separator.
- The press release (FR)
The text sent to newsrooms.
- The press release (EN)
English mirror of the press release.
- The method note (FR)
Simulated rule, population, building matching, harmonisation and checks, three horizons, social housing, estimates and benchmark, limits, dated sources.
- The method note (EN)
The English mirror of the method note.
Infographics
Free to reuse, including commercially, with the credit “Source: OneDpe.fr”. Click a thumbnail to enlarge and download — PNG 3200 px, editable SVG, greyscale proof.
19,057 G-rated flats considered decent thanks to the building
2028: 7,476 class F buildings would need works to benefit from the rule
2034: 307,685 flats rated E, F or G in a class E building
Estimate: the effect depends first on collective EPC coverage
Social housing: comparable by buildings, over half of the homes on the works side
The other figures in the file
- Measured · ADEME database54,783
- homes rated F or G would be considered decent in 2028 thanks to their building, class E or betterIn 23,621 buildings whose collective EPC is still valid on 1 January 2028.
- Measured · ADEME database111,633
- homes rated E, F or G would be considered decent in 2034 thanks to their building, class D or better, with an unchanged EPCIn 35,291 buildings. The building is assumed to redo its collective EPC at the same class.
- Measured · ADEME database12,343
- homes rated F or G are in a class G building in 2028: the rule changes nothing for themIn 2,536 buildings.
- Measured · minimumat least 54.9%
- of the 52,087 homes rated F or G in class F buildings that would need works before 2028 are in a building with some social housing (by number of assessed homes)By number of buildings, the share is at least 23.5% of the 7,476 buildings, comparable to the 18.9% of buildings where homes could return to the market. At least 26.9% of the homes are in a fully social building (at least 80% of its flats in the register). Minimums measured by matching against the social housing register (RPLS), with the national address base.
- Estimate≈ 110,000
- homes in the private rental stock could return to the market if every co-ownership had its collective EPC, against about 11,000 at current collective EPC coverageOrder of magnitude, anchored on the SDES/ONRE stock on 1 January 2025, homes provided free of charge included. The private rental stock only: the measured count of 19,057 covers all assessed flats, whatever their occupancy. Benchmark criterion revised after measuring: see the method note.
The data
The three horizons, by class of the building’s EPC
| Class of the building’s EPC | 1 January 2027: G-rated flats | 1 January 2028: F or G-rated flats | 1 January 2034: E, F or G-rated flats |
|---|---|---|---|
| A to D | 4,845 | 20,094 | 111,633 |
| E | 7,397 | 34,689 | 307,685 |
| F | 6,815 | 52,087 | 74,557 |
| G | 7,950 | 12,343 | 16,987 |
| Total, usable building EPC | 27,007 | 119,213 | 510,862 |
Assessed flats, classes under the 1.7 factor in mainland France. Considered decent thanks to the building: in 2027, buildings A to F (19,057); in 2028, buildings A to E (54,783); in 2034, buildings A to D, unchanged EPC (111,633). Buildings that would need works for their homes to stay considered decent through the building: class F in 2028, class E in 2034. Columns do not add up.
Estimate for the private rental stock: from current to full coverage
| Question | At current collective EPC coverage | If every co-ownership had its collective EPC |
|---|---|---|
| Back on the market on 1 January 2027 (G) | ≈ 11,000 | ≈ 110,000 |
| Considered decent in 2028 thanks to the building (F or G) | ≈ 27,000 | ≈ 270,000 |
| In a class F building: works before 2028 | ≈ 12,000 | ≈ 100,000 (25,000 to 35,000 co-ownerships) |
| Considered decent in 2034 thanks to the building, unchanged EPC (E, F or G) | ≈ 47,000 | ≈ 450,000 |
| In a class E building: works before 2034 | ≈ 48,000 | ≈ 430,000 (74,000 to 100,000 co-ownerships) |
Order-of-magnitude estimates: private rental flats built before 2013, mainland France, anchored on the SDES/ONRE stock on 1 January 2025 (homes provided free of charge included). The rows do not add up. They cover the private rental stock only, whereas the measured counts (19,057 on 1 January 2027) cover all assessed flats, whatever their occupancy. Benchmark criterion revised after measuring, flagged in the method note. Across all occupancy statuses, the order of magnitude is about twice as large, a little more for 2034: about 1.07 million homes rated E, F or G whose building would reach the required level in 2034, if every co-ownership had its collective EPC.
Social housing: minimum shares by number of assessed homes
| Group | Homes | In a building with some social housing | In a fully social building |
|---|---|---|---|
| Back on the market on 1 January 2027 (rated G) | 19,057 | 23.0% | 12.6% |
| Considered decent in 2028 thanks to the building (rated F or G) | 54,783 | 30.7% | 14.6% |
| Building class F: works before 2028 (rated F or G) | 52,087 | 54.9% | 26.9% |
| Considered decent in 2034 thanks to the building (rated E, F or G) | 111,633 | 38.2% | 17.2% |
| Building class E: works before 2034 (rated E, F or G) | 307,685 | 57.0% | 22.6% |
Measured minimums (“at least”), by number of assessed homes: matching against the register of rental homes of social landlords (RPLS, SDES, stock on 1 January 2025) by address, street and the national address base. Absence from the register does not prove a building is private. Fully social: at least 80% of the building’s flats in the register. On the works side, the share exceeds half because the social buildings concerned are large; by number of buildings, it is comparable on both sides (next table).
Social housing: minimum shares by number of buildings
| Group | Buildings | Buildings with some social housing | Fully social buildings |
|---|---|---|---|
| Back on the market on 1 January 2027 | 10,724 | 18.9% | 11.3% |
| Considered decent in 2028 thanks to the building | 23,621 | 23.9% | 13.5% |
| Building class F: works before 2028 | 7,476 | 23.5% | 15.3% |
| Considered decent in 2034 thanks to the building | 35,291 | 31.7% | 17.7% |
| Building class E: works before 2034 | 28,336 | 29.8% | 16.3% |
Measured minimums (“at least”), by number of buildings, same matching as the previous table. Fully social: at least 80% of the building’s flats in the RPLS register. Building counts do not add up from one row to another: a unit generated from the building’s EPC takes the class of the EPC declared as its parent, which is not always the most recent, so the same building can appear in two groups (in 2028, 23,621 + 7,476 + 2,536 = 33,633 for 33,613 assessable buildings).
Methodology
Published in full so anyone can check, replicate or challenge it.
Scope, definition, sources and limits
Scope
Assessed flats in the ADEME database: 10,354,488 flats after de-duplication and 430,120 building certificates, all construction periods, overseas territories included. Published counts are restricted to mainland France, to flats built before 2013 and to the 283,825 buildings subject to the collective EPC obligation (permit before 2013, more than two units or an unknown number of units). This is not the housing stock, and the certificate does not say whether the home is let.
What the figure means
A flat is counted as considered decent in terms of energy performance thanks to the building when its building’s collective EPC reaches the level required at the horizon while its own EPC does not: building class F or better on 1 January 2027 for a G-rated flat, E or better in 2028 for an F or G, D or better in 2034 for an E, F or G. A class F building in 2028, or class E in 2034, would need works for its homes to stay considered decent through this route.
Sources
- ADEME, certificates for existing homes since July 2021, full dump of 25 August 2026 (16,889,683 valid certificates), Licence Ouverte 2.0, processed locally.
- French housing bill (projet de loi relance et décentralisation du logement), text adopted by the Senate on 8 July 2026 (no. 157): article 6 of Law no. 89-462 of 6 July 1989, III, 6°, as amended by article 6 of the bill; text of the National Assembly economic affairs committee (no. 3188).
- Classes recalculated under the 1.7 factor in mainland France for all existing certificates: an assumption of the study, not a rule of law, based on the ministry’s press release of 31 August 2026 (free and immediate update). Harmonisation by the identity EP − (4/13) × (EP − EF) for certificates still at the 2.3 factor, then by the same identity down to 1.7 (mainland France); scale check passed on 2,469,279 of the 2,478,404 certificates tested (99.632%).
- SDES, register of rental homes of social landlords (RPLS), stock on 1 January 2025; national address base.
- Estimates: SDES/ONRE, housing stock by energy performance class on 1 January 2025; Anah, national register of co-ownerships (RNIC), downloaded on 12 October 2026.
- Study produced by OneDpe (RIANN SAS), publisher of certificate analysis tools: the commercial interest is declared. Calculation chain and frozen data available on request.
Limits — what this study does NOT say
- This is not the law: the rule measured is that of the text adopted by the Senate, since rewritten in committee at the National Assembly. If it changes, the counts change.
- Classes harmonised under the 1.7 factor in mainland France with a checked identity, not read from re-issued certificates; applying the 1.7 factor to all existing certificates is an assumption of the study; in 2034, the building’s class is assumed unchanged.
- Matching to the building by building number or by address: an address carrying several buildings cannot be assessed. A generated unit takes the class of the building EPC declared as its parent: the same building can appear in two groups, and building counts do not add up.
- The estimates scaled to the stock rest on a publication criterion revised after measuring; the detail, and the original rule, are in the method note.
Press coverage
Independent media that have covered this study. Extracts are quoted verbatim.
- InfodiagChristophe Demay
Interdiction de louer : comment le DPE collectif pourrait rebattre les cartes
« OneDpe, spécialisé dans la vérification et l’analyse des données du DPE, a fait ses calculs en se basant sur l’Observatoire de l’Ademe : exactement 19 057 logements classés G — théoriquement interdits à la location depuis le 1er janvier 2025 — pourraient revenir sur le marché locatif sans avoir réalisé de travaux. »(in French)
About OneDpe
OneDpe.fr is an independent platform of analysis tools for the French energy performance certificate (DPE). It offers free tools — certificate consistency checks, discount estimation, 3CL simulation, simulation of the rating under the 1.7 factor for certificates issued in mainland France from 1 January 2027, renovation works estimation — built on the analysis of several million certificates from the ADEME open data, cross-referenced with French property transaction data (DVF). OneDpe is published by RIANN SAS (Paris).
Going further
Journalist? Detailed figures, interviews and custom breakdowns: presse@onedpe.fr — reply within 24 hours.
Steven Annonziata, co-founder of OneDpe (RIANN SAS) — available to comment, in French or English, within 24 hours.