A property owner submitting a MaPrimeRénov’ application to insulate their attic discovers, in August 2026, that this type of “gesture” work will no longer be eligible starting in September. This regulatory shift encapsulates the current tension in the real estate sector: rules change quickly, and strategies for purchasing, renovating, or renting must keep pace.
MaPrimeRénov’ after September 2026: what is excluded from the program
As of September 1, 2026, MaPrimeRénov’ is refocused on comprehensive renovations and the decarbonization of heating. Specifically, isolated works (insulation alone, window replacement, certain ventilation systems, wood equipment) are excluded from the aid when they do not fit into a larger project.
For individual houses, any substantial renovation must now include a decarbonized heating system. Retaining or installing a gas boiler prevents access to the aid. We are moving from a logic of occasional “boosts” to a requirement for complete transformation of the building.
The figures published by the National Housing Agency (Anah) at the end of July 2026 confirm the extent of the shift: the monthly volume of applications for comprehensive renovations has been reduced by four to five times compared to 2025. Finding all the news from Immo et Habitat allows you to follow these regulatory developments over the weeks.
Feedback varies on this point depending on the regions, but in practice, many households prefer to postpone their work rather than submit a large-scale renovation application, which is perceived as more administratively burdensome.
Co-ownership and energy renovation: the new voting framework for works
Renovation is not limited to individual houses. In co-ownership, decision-making rules are also evolving. The 2026 Housing Recovery Law modifies the voting conditions for energy renovation works in general assemblies, lowering the majority threshold required to initiate major projects.
On the ground, this changes the game for property managers and co-ownership councils. A façade renovation-insulation project that has been stalled for years due to a lack of qualified majority can now proceed more easily. The voting lock in the general assembly is partially lifted.
What this means for a co-owner
Co-owners who opposed costly works no longer hold the same blocking power. In return, calls for funds may come more quickly. It is recommended to systematically check the multi-year work plan (PPT) of the co-ownership before any purchase in the old property market.
- Consult the PPT and the collective energy performance diagnosis (DPE) before signing a preliminary agreement
- Check if substantial renovation works have already been voted on or planned within the next three years
- Anticipate calls for funds related to thermal compliance, which can represent several thousand euros per unit
Coliving and shared housing: a legal framework that is becoming clearer
On the shared housing front, two developments deserve attention. The government has ruled out the creation of a specific legal framework for coliving, leaving this segment in a relative regulatory blur. Operators continue to operate under the classic furnished lease or mobility lease, without a dedicated status.
Shared housing, on the other hand, benefits from a new provision applicable from October 1, 2026. A solidarity clause now regulates the departure of a roommate, which secures both the landlord (who retains a joint guarantor for a defined period) and the departing roommate (whose commitment no longer drags on indefinitely).
Impact for rental investors
For a landlord renting in shared housing, this clause changes the management of turnover. Until now, arrangements were made with amendments to the lease and informal agreements. The solidarity clause upon the departure of a roommate clarifies financial responsibilities.
Those betting on coliving will need to remain vigilant. The absence of a specific framework means that each legal arrangement remains subject to interpretation in case of disputes.
Thermal sieves and rental ban: the schedule is tightening
The Senate examined in 2026 a text aimed at strengthening constraints on housing classified G, then F in the DPE. The stated goal is to accelerate the removal of thermal sieves from the rental market, with deadlines approaching.
In the market, the effects are already being felt. Properties classified F or G in major cities are experiencing a drop in resale value, and some landlords prefer to sell rather than undertake compliance works. This movement fuels the supply of properties to renovate, often targeted by investors ready to undertake a comprehensive renovation project.
- Properties classified G are gradually being excluded from the rental market, with sanctions planned for recalcitrant landlords
- Properties classified F will follow according to a schedule that remains debated in Parliament
- The discount on thermal sieves reaches significant levels in metropolitan areas where rental demand remains strong
- Buyers who factor in the cost of renovation into their purchase budget can negotiate lower prices at entry
The real estate sector in France is going through a phase where thermal regulations, renovation aids, and co-ownership rules are changing simultaneously. For a buyer, landlord, or co-owner, checking the energy compliance of a property before any financial decision is no longer an option; it is the first reflex to have.