During a move, the question of light bulbs inevitably arises at the time of the exit inventory. Should they be left in place, replaced if they are burnt out, or can they be taken? The answer depends on the type of lighting installed and what was noted in the entry inventory. With the increasing number of integrated LED fixtures and smart bulbs, the line between the property of the dwelling and the tenant’s personal belongings becomes blurrier.
Removable or integrated lighting: what the tenant can remove
The central distinction lies in whether the lighting is removable or not. A bulb screwed into a standard socket (E27, E14, B22) is considered a consumable. The tenant often purchased it themselves and can remove it, provided they leave a functional bulb in its place.
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The non-removable integrated LED modules, on the other hand, present a different issue. Recessed spotlights, ceiling strips with soldered LEDs, light panels: these elements are legally considered an inseparable part of the dwelling, just like a ventilation system or a hood. Removing them without the owner’s consent may be regarded as damage to the installation.
The table below summarizes the most common situations.
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| Type of lighting | Removable by the tenant | Return obligation |
|---|---|---|
| Standard bulb in socket (E27, E14, B22) | Yes | Leave a functional bulb in place |
| Recessed LED spotlight (soldered module) | No | Part of the dwelling, must not be removed |
| Fixture provided by the landlord (chandelier, wall lamp) | No | Return in the condition noted at entry |
| Fixture installed by the tenant | Yes | Return to original light point (bare socket or initial fixture) |
| Smart bulb (Philips Hue, IKEA, etc.) | Yes (if on standard socket) | None, but leave a replacement bulb |
The general rule can be summed up in one sentence: the dwelling must be returned with as many functional light points as at entry. The entry inventory serves as a reference.
If the document mentions “functional bulb” in the kitchen, the tenant must ensure that a bulb is working in that room at the time of exit. Whether the mandatory bulbs at the inventory are the originals or replacements does not matter, as long as each light point is operational.
Smart bulbs and dimmers: tenant’s responsibility in case of dispute
“Smart” lighting complicates matters. A tenant who installs smart bulbs (Wi-Fi, Zigbee, Bluetooth) on standard sockets can remove them freely. They are personal property, just like a toaster.
The difficulty arises when the tenant has replaced a standard switch with a smart dimmer or an embedded home automation module. This type of modification affects the electrical installation of the dwelling. Two situations arise:
- The tenant has kept the original switch and can reinstall it before the exit inventory: no deduction from the security deposit is justified.
- The original switch has been thrown away or lost: the landlord can charge for restoring the electrical installation, and the cost will be deducted from the security deposit.
- The landlord has given written consent for the modification: the tenant can leave the dimmer in place without obligation to restore it to the original state.
For dwellings equipped from the start with home automation systems provided by the landlord (smart thermostat, app-controlled lighting), the tenant’s responsibility is limited to regular maintenance. If an integrated module fails due to normal wear and tear, it is the owner’s responsibility to replace it.
Proving the state of lighting: active electricity and photos lamp by lamp
The most recent inventory checklists recommend turning everything on, lamp by lamp, and photographing each light point in operation. This practice turns the bulb into a piece of evidence. If a room is photographed lit at entry, the landlord can claim a lack of maintenance at exit if the bulb is out of service and not replaced.
For this check to be possible, electricity must remain active until the signing of the exit inventory. A dwelling without power at the time of the inspection is a recognized factor in disputes by property management professionals. The landlord or their representative may raise reservations or even require a second inventory once power is restored.
Some practical precautions reduce the risks of deductions from the security deposit:
- Keep the entry inventory and check, room by room, that each mentioned light point works.
- Photograph all lights on the day of the exit inventory, with timestamps.
- Retain the original switches and equipment if modifications were made during the tenancy.
- Do not terminate the electricity contract before the date of the exit inventory.
Deductions from the security deposit: what the landlord can actually deduct
Replacing a burnt-out bulb falls under regular maintenance, which is the tenant’s responsibility. If the exit inventory mentions non-functional bulbs that were functional at entry, the landlord can deduct the replacement cost from the security deposit.
On the other hand, the wear and tear of an integrated lighting fixture cannot be charged to the tenant. A recessed LED spotlight that reaches the end of its lifespan after several years of normal use is the owner’s responsibility. The distinction between normal wear and damage is the same as for the rest of the dwelling’s equipment.
The amount deducted must be justified by a quote or an invoice. A flat deduction without justification for “missing bulbs” is contestable, and the tenant can challenge it with the departmental conciliation commission.
The entry inventory remains the key document. An imprecise form that does not detail the state of each light point complicates proof for both parties. The current trend is to describe each light with its type and operational state, which protects both the tenant and the landlord in case of disagreement at exit.