Rent including charges: definition, included charges, and practical tips

What’s the difference between rent including charges and rent excluding charges?

Rent excluding charges covers only the occupation of the accommodation. Rent including charges adds a provision for recoverable service charges (such as water, maintenance of common areas, and local taxes/fees). The difference typically represents around 10–20% of the total amount. Sometimes electricity and internet may be included too, as is often the case in student residences.

Keep in mind that the provision for charges is not final: each year, the landlord compares what you paid with the building’s actual expenses and carries out an annual adjustment. Outcome: either you are refunded if you overpaid, or you may have to pay a top-up if actual costs exceed the provisions paid, after an increase in energy prices.

💬 Good to know: Since the 2014 ALUR law, every landlord or real estate agency must state separately the rent amount and the charges amount in rental listings..

Which charges are actually included ?

Not all charges are necessarily included in your rent. French law distinguishes three categories.

Recoverable charges are those the landlord can legally pass on to the tenant (Decree No. 87-713 of 26 August 1987):

• Collective cold and hot water, electricity for common areas, collective heating
• Maintenance of the building’s common areas: cleaning, routine repairs decided by the condominium association (lift, mailboxes)
• Local charges: household waste collection, sanitation fees

Non-recoverable charges remain the landlord’s responsibility: property tax, building insurance, condominium management fees, replacement of worn-out equipment.

Private charges are never included in “rent including charges”: internet subscription, individually metered hot-water consumption, private locksmith costs.

In Ecla residences, there is no ambiguity: water, electricity, heating, and Wi‑Fi are included in a fixed monthly package, with no surprise annual adjustment. What you see in listings is exactly what you pay.

How does the annual adjustment work ?

This is the most misunderstood mechanism, and the main source of unpleasant surprises for tenants.

Step 1. At the end of the year, the landlord adds up all actual expenses related to recoverable charges (water, heating, maintenance of common areas, etc.).

Step 2. They compare this total to the provisions you paid month after month.

Step 3. They send you a detailed breakdown by charge category at least one month before the adjustment date.

Step 4. If you paid too much, you receive a refund. If you paid too little, you must pay a top-up. If this top-up is higher than a full year of charges, the landlord must legally offer a 12-month payment plan.

Step 5. You have the right to review all supporting documents (invoices, condominium statements) for six months after the breakdown is made available.

💬 Tip: The statute of limitations for claiming an adjustment or a refund is 3 years, for both the tenant and the landlord.

Rent incl. charges, rent excl. charges, or an all-inclusive package: which should you choose?

Rent excluding charges shows only the base rent. With this type of rental, you manage charges separately, which is more transparent but makes your monthly budget harder to predict.

Rent including charges is easier to read at first glance, but the provisions are still subject to an annual adjustment. A rise in energy prices can lead to an unexpected bill at year-end. According to the Paris Region Rent Observatory (OLAP), service charges represent on average 10 to 20% of the total rent including charges in a typical apartment.

An all-inclusive package is offered by some modern student residences. The monthly amount is fixed, written into the lease, and is not subject to any adjustment. Water, electricity, heating, Wi‑Fi: everything is included with no surprises. This is the model in Ecla residences, where your housing budget is known to the euro from day one, with access to shared spaces (gym, sauna, cinema room, music studios, library) at no extra cost.

Your rights as a tenant

French Law No. 89-462 of 6 July 1989 and the 2014 ALUR law strictly regulate the landlord-tenant relationship regarding service charges. Here is what to remember:

• The landlord must provide all supporting documents for the charges claimed, which you can consult for six months after the annual statement is sent.
• If the adjustment is not carried out on time, you can request it formally by registered letter.
• In unfurnished rentals, charges must be billed based on actual costs and must be adjusted. In furnished rentals, the landlord can opt for a fixed charges package that is not revised, as long as it is consistent with actual building expenses.
• In case of a dispute, the Departmental Conciliation Commission (CDC) can intervene free of charge before any legal action.