Rent control
Rent control in Pays Basque 2026
Pays Basque is subject to rent control. The base rent of a listed dwelling is capped at the increased reference rent set by prefectural decree.
- Status
- Territory subject to rent control
- Rate sectors
- 3 (Zone 1, Zone 2, Zone 3)
- Barème validity
- From November 25, 2025 to November 24, 2026
- Prefectural decree
- Arrêté n° 64-2025-10-27-00007 (Communauté d'agglomération Pays Basque)
How does rent control work?
In territories subject to rent control (article 140 of the ELAN law of 23 November 2018), the base rent of a listed dwelling cannot exceed the increased reference rent set each year by prefectural decree. This ceiling, expressed in €/m², depends on the geographic sector, the number of rooms, the construction period and whether the dwelling is furnished.
A rent supplement may be added to the ceiling only if the dwelling has exceptional location or comfort features; it must be justified in the lease and remains prohibited for dwellings rated F or G on the EPC. The reference rent and increased reference rent are mandatory mentions in the lease.
If the ceiling is exceeded, the tenant may refer the matter to the departmental conciliation commission, and the prefect may, after formal notice, impose an administrative fine of up to €5,000 for an individual landlord and €15,000 for a legal entity, in addition to refunding the overcharge.
FAQ
What is the maximum authorized rent in Pays Basque?
The base rent cannot exceed the increased reference rent (+20% of the reference rent) applicable to the sector and dwelling characteristics, multiplied by the living area. This page's simulator gives the exact amount in Pays Basque from your address.
How do I find my rent-control zone in Pays Basque?
You don't need to know it: enter your address in the simulator above and your zone is detected automatically from its location. You can also click your sector directly on the map.
What does a landlord risk for exceeding the ceiling in Pays Basque?
The tenant can demand a rent reduction and a refund of the overcharge. After an unheeded formal notice, the prefect may impose an administrative fine of up to €5,000 for an individual and €15,000 for a legal entity.
Is a rent supplement possible?
A rent supplement may be added to the maximum base rent only if the dwelling has exceptional location or comfort features stated in the lease. It is prohibited for dwellings rated F or G on the EPC.