What is the minimum surface area for a bedroom in France?

In practice, a bedroom should be large enough to accommodate at least a bed and some small storage. But what does the law say? Domosno details for you the rules that apply to the rental or sale of a minimum surface area room.

Long-term rental: What is the minimum bedroom size according to the law? Decree No. 2002-120 of 30 January 2002 set a number of criteria to define a decent property, in particular, to end the rental of apartments that do not offer a basic level of comfort. The property must thus have at least one main room (not necessarily a bedroom):

■ with a minimum surface area of 9 m2 of living space, which increases to 12 m2 for a newly-built property (built after the 2002 decree).

■ with a ceiling height of at least 2.20 m;

■ or with a living volume of at least 20 m3.

The departmental sanitary regulations may set more stringent criteria, and reviewing them before signing a rental lease is advisable.

Note that these criteria apply only to the main room! It is, therefore, perfectly acceptable to rent out a property that has a bedroom with a surface area of less than 9 m2.

For the minimum surface area of a bedroom in an apartment, several cases must therefore be distinguished:

■ If the bedroom is separate from the main room (living room, for example), nothing is set by law. Therefore, there is no minimum surface area for a bedroom. Regarding new-build ski properties sold off-plan, bedrooms tend to have a minimum surface of 9m2 and also have a window (or Velux if attic).

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What is the minimum size for a property for sale? An owner is, of course, allowed to sell their property even if its living space is very small. The Carrez law, which applies only to the sale of apartments in a building or in a condo, merely requires an obligation to inform the buyer: the Carrez law surface area must be mentioned:

■ in the real estate advertisement for sale;

■ in the reservation/selling contract;

■ in the authentic act of sale drawn up by the notary (deed).

How to designate a small room in the rental advertisement? To avoid misleading visitors and disappointing them, and even if the law does not prohibit it in theory, the practice is not to qualify as a “bedroom” a room with a very small surface area. Most owners and real estate agencies use this term only from 8 or 9 m2 onwards. In the mountain (ski properties), however, small bedrooms or alcoves are common and are usually mentioned. Generally as “cabins” (small bedrooms without windows) or as “coin montagne” (alcove for bunk beds).

Other rooms with a smaller surface area can of course be valued differently in the advertisement, as they represent a significant asset. Depending on the case and the configuration of the premises, it is also possible to mention:

■ an office; ■ a storeroom; ■ a laundry room;

The minimum surface area of a bedroom is determined by regulatory standards but also simply by comfort criteria. A room that is too small can be easily highlighted in other ways in an advertisement.

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