Question 1

How long does it take from first contact to letting?

Accepted Answer

On average, 3 to 6 months between your first video call and receipt of the first rent. This covers the property search (1 to 4 weeks), the purchase (4 to 10 weeks) and the renovation and furnishing (5 to 14 weeks depending on the condition of the property). Some properties already in good condition can be let in under 3 months.

Question 2

Do I need to be on site for viewings and works?

Accepted Answer

No, that is precisely the advantage of our support. You can live in Paris and invest in Montpellier or Lille without ever travelling. We manage each stage remotely: photo reports from the site, regular progress reports and a real-time dashboard in your client portal.

Question 3

Do you work throughout France?

Accepted Answer

We currently operate in 5 markets: Paris (Greater Paris), Montpellier, Lille, Marseille and Lyon. These markets were selected for their strong rental demand, their still-accessible prices and their potential for appreciation over 10 years. We prefer to master 5 markets perfectly rather than spread ourselves across the whole of France.

Question 4

What is the difference between Covesta and a traditional estate agency?

Accepted Answer

A traditional agency finds the property and stops there. Covesta is an end-to-end operator: we define your strategy, source the property, negotiate with sellers and brokers, manage the renovation, furnish, select the tenant and manage the property day to day. A single point of contact, a single contract, a long-term wealth perspective.

Question 5

What yield can I expect?

Accepted Answer

Our properties show verified net yields of between 5% and 9% depending on the city and the type of property. This yield is calculated after all actual costs: management fees, property tax, co-ownership charges, insurance, a vacancy provision and accountancy fees. We never present an inflated gross yield: what we announce is what you receive.

Question 6

How does the first meeting work?

Accepted Answer

The first conversation lasts 30 minutes by video call or telephone. We get to understand your profile (income, borrowing capacity, tax position, wealth objectives), your preferred strategy (LMNP furnished letting, unfurnished letting, house share, short-term letting) and the target city. After this conversation, we send you a personalised guidance note and a provisional timetable.

Question 7

Why do you systematically renovate the properties you offer?

Accepted Answer

Renovated older property offers the best yields in the French property market. We buy discounted properties (energy-inefficient homes, outdated layouts) and then transform them to increase their rental and capital value, while improving their energy performance. This is what enables us to offer net yields above 6%.

Question 8

How long do the works take?

Accepted Answer

Between 5 and 14 weeks depending on the scale of the project. A simple renovation (painting, floors, sanitary fittings) takes 5 to 8 weeks. A full renovation with the creation of rooms and energy improvements takes 10 to 14 weeks. You follow progress in real time in your client portal.

Question 9

Do you improve the properties' energy rating (DPE)?

Accepted Answer

Yes, improving energy performance is at the heart of every Covesta project. We aim for a significant improvement in the DPE (energy performance certificate) wherever technically possible (insulation, windows and doors, ventilation, heating). We cannot, however, contractually guarantee a specific jump in rating, as this depends on the configuration of the property.

Question 10

Are your tradespeople RGE-certified?

Accepted Answer

Yes, we work exclusively with RGE-certified tradespeople (Reconnu Garant de l'Environnement, the French energy-renovation qualification) for insulation, heating and ventilation works. This gives you access to public grants (MaPrimeRénov', energy savings certificates (CEE), the éco-PTZ interest-free loan), which we deduct from the works budget to optimise your investment.

Question 11

How are tenants selected?

Accepted Answer

Our selection process is rigorous: a complete file (payslips for the last 3 months, tax assessment, employment contract), identity verification, calculation of the affordability ratio (rent below 33% of net income) and, for students, a guarantor with full supporting documents. We also offer rent guarantee insurance (GLI) or the Visale scheme for maximum protection.

Question 12

What happens if the rent is not paid?

Accepted Answer

We handle reminders, formal notices and recovery procedures in-house, at no extra cost. If you want full financial cover, rent guarantee insurance (GLI) remains available as an option from a partner insurer. Our historical arrears rate is below 1%, thanks to our demanding selection process.

Question 13

How does day-to-day management work?

Accepted Answer

You receive your rent in your account each month (transfer within 5 working days of collection) and the rent receipt is issued automatically. Our team handles all the tenant's requests: claims, technical requests, inventories, renewal, the annual rent review under the IRL index. You follow everything in real time in your client portal.

Question 14

What if urgent work is needed?

Accepted Answer

For emergency works (a leak, a heating breakdown), our team acts within one working day through our network of partner tradespeople. For works above €200, we always ask for your approval after comparing quotes. We take no commission on works: you pay the actual cost invoiced by the tradesperson.

Question 15

What do I receive at year end for my tax return?

Accepted Answer

A detailed annual summary ready for your accountant or your LMNP / actual-regime tax return: rents collected, charges paid, works, loan interest, property tax, insurance. We also work with a network of accountants specialising in LMNP, whom we can recommend to you.

Question 16

How does LMNP taxation work?

Accepted Answer

The LMNP regime (Loueur Meublé Non Professionnel, non-professional furnished landlord) allows you to depreciate your property in your accounts over 20 to 30 years. As a result, your rental income is often tax-free for 10 to 15 years. Our partner accountants specialising in LMNP prepare your annual accounts and optimise your tax return. This service is included in our property management offer.

Question 17

Is it better to let furnished or unfurnished?

Accepted Answer

In 95% of the cases we handle, furnished letting (LMNP under the actual regime) is more tax-efficient than unfurnished letting. It allows the property and the furniture to be depreciated, which greatly reduces the tax on rental income. We study your situation case by case to choose the most appropriate tax regime.

Question 18

Can I benefit from the property income deficit (déficit foncier)?

Accepted Answer

Yes, in certain configurations (unfurnished letting plus substantial works), the déficit foncier mechanism allows up to €10,700 per year of deficit to be set against your total income (and the remainder over 10 years). This option can be very attractive for taxpayers in high tax brackets. We always assess it beforehand.

Question 19

Are there renovation grants?

Accepted Answer

Yes, several schemes: MaPrimeRénov' (up to several thousand euros for insulation and heating), energy savings certificates (CEE), reduced VAT at 5.5% for energy renovation, the éco-PTZ interest-free loan. Our RGE tradespeople submit the applications for you and we deduct these grants from the works budget.

Question 20

What exactly are your fees?

Accepted Answer

Our fees are transparent and publicly displayed. For full support with the purchase: 5 to 7.5% excl. VAT (6 to 9% incl. VAT) of the net seller price, depending on the value of the property (excluding notary fees and works). For property management: 6% excl. VAT (7.2% incl. VAT) of the monthly rent including charges. No hidden costs, no commission on tradespeople or suppliers.

Question 21

Is the support modular?

Accepted Answer

Yes. Our offer breaks down into 3 independent services: Search & acquisition (4 to 7% incl. VAT depending on the value of the property), Furnishing (1% incl. VAT), First letting (1% incl. VAT). If furnishing and letting are not needed (for example, a property already let or one you manage yourself), the fee is reduced accordingly.

Question 22

When are the fees invoiced?

Accepted Answer

The advisory fees are invoiced on signature of the final deed of sale at the notary's office (payment included in the purchase funds). The property management fees are deducted monthly from the rents collected (6% excl. VAT / 7.2% incl. VAT). No commitment fee or deposit beforehand.

Question 23

Are you a regulated company?

Accepted Answer

Yes. Covesta is an SAS (simplified joint-stock company) with share capital of €5,000, registered with the Paris Trade and Companies Register (102 401 569). Our business is governed by the Hoguet law no. 70-9 of 2 January 1970. We hold a financial guarantee of €120,000 taken out with GALIAN-SMABTP (certificate 179977) for our property management activity.

Question 24

Can I sell my property if I change my mind?

Accepted Answer

Absolutely. The property belongs to you and you may dispose of it freely at any time. If you sell, we support you with the valuation, the marketing and the administrative formalities. Thanks to the careful renovation and the good upkeep of the property, our clients generally achieve a significant capital gain on resale.

Question 25

Is my data protected?

Accepted Answer

Yes. We comply with the GDPR (Regulation (EU) 2016/679). Your personal data is used only within the framework of our contractual relationship, is never sold and is stored on European servers. You may exercise your rights of access, rectification, erasure and portability at any time by writing to us at contact@covestaimmo.com.

All your questions,
all our answers.

Let's discuss your project directly

All your questions,all our answers.

Let's discuss your project directly

All your questions,
all our answers.