Recoverable Service Charges in French Rentals: Official List & Annual Adjustment (2026)

The principle of recoverable service charges

Under French tenancy law, not all property costs are equal. Some expenses are borne permanently by the landlord; others can be passed on to the tenant in the form of recoverable service charges (charges locatives récupérables). The list is set by two regulatory texts:

• Decree n° 87-713 of 26 August 1987 for unfurnished leases (bail nu).
• Decree n° 2002-120 of 30 January 2002 for furnished leases (bail meublé).

These lists are exhaustive: anything not on them cannot be recovered from the tenant, regardless of what the lease says. Any clause attempting to expand this list would be deemed unwritten by the courts.

Recoverable charges fall into three broad families: maintenance of the building's common areas, water and heating costs, and certain taxes — primarily the household waste removal tax (TEOM, taxe d'enlèvement des ordures ménagères).

The official list of main charge categories

The table below summarises the four main categories of recoverable charges, with concrete examples of what can and cannot be passed on to the tenant.

Back to Sophie's €1,800 staircase renovation bill. Façade and staircase renovation work appears explicitly in the "Not recoverable" column: it is a major building maintenance expense, borne by the landlord alone. Sophie cannot pass on a single euro of this invoice to her tenant.

Monthly provisions and the annual adjustment

The most common mechanism is monthly charge provisions. On top of the base rent, the tenant pays a monthly provision intended to cover upcoming service charges. This is not a final payment.

Once a year, the landlord must carry out the annual charge adjustment:

• Add up all actual recoverable charges for the year (co-ownership statements, water bills, TEOM, etc.).
• Compare this total to the provisions already paid by the tenant.
• If actual charges exceed provisions: the tenant pays the difference.
• If actual charges are lower than provisions: the landlord refunds the overpayment to the tenant.

Important legal obligation: before carrying out the adjustment, the landlord must send the tenant a detailed charge breakdown at least 1 month in advance. This breakdown must show total charges, the recoverable portion, and the balance versus provisions paid. Failure to do so gives the tenant grounds to contest the adjustment.

How to calculate the right provision amount

The practical method is straightforward: take the last annual co-ownership charge statement, identify the recoverable portion, and divide by 12. The goal is to avoid large year-end adjustments that can surprise the tenant and create friction.

If you have just acquired the property and have no history, ask the syndic for the last two years' charge calls. In the absence of data, the law allows you to use the projected charges voted at the last general meeting.

The most common landlord mistakes

Charge management is one of the leading sources of landlord-tenant disputes in France. Here are the four most frequent mistakes, and how to avoid them.

• 1. Charging the tenant for repair work. Replacing a collective boiler, renovating a façade, or repairing a roof are landlord costs. Billing them to the tenant, even partially, exposes the landlord to a reimbursement claim and potential damages.
• 2. Not adjusting for several years, then sending a large bill. Technically permitted within the 3-year limitation period, but devastating for the tenancy relationship. A tenant who receives a surprise €1,500 adjustment may contest, delay, or refuse to pay. Adjust annually.
• 3. Failing to mention charges in the lease. The lease must specify whether charges are recovered as provisions (with annual adjustment) or as a flat fee (fixed amount, no adjustment). Without a clear mention, provisions are presumed — but disputes are guaranteed.
• 4. Mixing charges and rent in the rent receipt. A rent receipt must clearly distinguish base rent, charge provisions, and the total. A lump-sum receipt without breakdown is non-compliant and can cause problems in the event of a tax audit or legal dispute.

How FacturZen handles charges and adjustments

FacturZen lets you set a monthly charge provision for each lease. The software automatically tracks the total provisions paid by the tenant and, at year end, generates the full adjustment summary in one click: total actual recoverable charges, total provisions collected, and the balance to claim or refund.

Every rent receipt issued by FacturZen automatically breaks out base rent and charge provisions separately, in line with legal requirements. You can manage a portfolio of several properties, each with its own provision settings, without juggling spreadsheets. Discover the FacturZen property management software and simplify your charge management today.