After long months spent in cramped housing, many French people feel the need to pack their boxes. But to get the keys to their new home, rental applicants need to be financially solid. Because even more than the lessor or his manager, it is often the insurer who must be convinced.
The essential GLI
When investing in real estate, not making a mistake in choosing your tenant is imperative. Indeed, “in 9 out of 10 cases, the lessor himself has a loan to repay for the acquisition of this rental property. The slightest payment default can put him in difficulty, ”explains Christine Fumagalli, president of the Orpi network. In the case of small areas rented to students, it is quite common to secure the operation by the presence of a deposit (generally the parents) or by the Visale public guarantee. The rest of the time, it is the guarantee of unpaid rents, known as GLI, which is widely preferred. Offering very broad coverage, it takes care of unpaid rents, rental degradations and even, sometimes, rental deficiency. This contract is also a real argument to obtain the mortgage necessary to purchase housing.
In addition, this private insurance is more reassuring than a surety, the financial situation of which may change over time. “We are always more at ease when we have our hands on our guarantees,” confirms Julien Hue, damage insurance marketing manager at Macif. All the more so as if “unpaid bills are not necessarily frequent, they are generally very expensive and long to settle when they occur”, recalls the insurer.
Solvency above all
This insurance risk management requires, in return, a rigorous selection of future occupants. “To be able to benefit from a GLI, owners must choose tenants who meet certain conditions of solvency, in particular in terms of professional status and rate of effort”, explains the Maif. When entering the premises again, this insurer asks, for example, that the amount of the rent does not exceed 33% of the tenant’s remuneration, but it does not matter whether the candidate is on a CDI, CDD, temporary, retired or liberal.
For its part, Matmut applies an effort rate of “37% or 33% if the tenant is on a fixed-term contract, acting or intermittent in the show”, while the maximum threshold is 38% at Groupama. On the other hand, when it comes to taking out a GLI for an accommodation already rented, these two companies simply check that there has not been a payment incident in the last six months.
A brake on housing
Some contracts are nevertheless so strict that they become a brake on rental, as witnessed by Audrey Courault, director of the agency Stéphane Plaza Immobilier Tours Ouest. “The GLI that we initially offered to our landlords required an income three times higher than the rent and necessarily a CDI. Our new contract allows us to take into account more varied situations and to accept candidates who post only 2.7 times the amount of the rent. “
Christine Fumagalli more generally regrets the “very Cartesian” approach that real estate agents are now obliged to adopt in order to comply with the guarantee of unpaid rents taken out by lessors. “Previously, we could have a slightly more psychological analysis by focusing on the reliability of tenants, in addition to the financial analysis, which is unfortunately no longer the case,” concludes the president of the Orpi network.
Disadvantaged cohabiting partners
With such solvency criteria, access to rental can be very difficult, especially in tight areas where rents are high. If precarious jobs can be disadvantaged, this is also sometimes the case for common-law couples. Legally, they are in fact considered as simple roommates, where spouses and PACS partners are bound by legal solidarity.
“For partners, we are then attentive to the study of the application file, so that each of them can assume the payment of the amount of the rent in the event of separation”, indicates to us Michaël Malbec, business manager. group at Foncia. Out of excess of prudence, some agencies forcefully impose that each member of the couple earns three times the amount of the rent to meet the requirements of the GLI … A real fortune when aiming for a T3 at 1,200 or 1,300 euros. “It is not commonplace but it can happen”, deplores Christine Fumagalli.