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Risques marché local"}],[["$","p","2. Risques marché local-0",{"className":"text-sm text-muted-foreground","children":"Vacance structurelle : 1,1 % à Paris, 4,8 % à Lyon, 7,4 % à Montpellier, 9 % dans certaines villes moyennes (INSEE 2024). Tout projet hors métropole doit intégrer au moins 2 mois de vacance annuelle pour rester prudent."}],["$","p","2. Risques marché local-1",{"className":"text-sm text-muted-foreground","children":"Taxe foncière : +9,8 % en moyenne entre 2022 et 2024 (DGFiP). Certaines communes dépassent désormais 45 €/m²/an. Projetez +12 % sur trois ans et vérifiez que votre cash-flow encaisse."}],["$","p","2. Risques marché local-2",{"className":"text-sm text-muted-foreground","children":"Encadrement des loyers : 24 territoires appliquent le dispositif au 1er février 2025. Dans ces zones, prévoyez un loyer plafonné + un complément uniquement si votre bien offre des caractéristiques vraiment supérieures (extérieurs, hauteur sous plafond…)."}]],["$","ul",null,{"className":"list-disc space-y-1 pl-5 text-sm text-muted-foreground","children":[["$","li","2. Risques marché local-Vacance acceptable : < 5 %",{"children":"Vacance acceptable : < 5 %"}],["$","li","2. Risques marché local-Taxe foncière critique : > 35 €/m²/an",{"children":"Taxe foncière critique : > 35 €/m²/an"}],["$","li","2. Risques marché local-Encadrement : vérifier arrêté préfectoral avant signature",{"children":"Encadrement : vérifier arrêté préfectoral avant signature"}]]}]]}],["$","section","3. Risques locatifs",{"className":"space-y-3 rounded-3xl border border-border/70 bg-card p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"3. Risques locatifs"}],[["$","p","3. Risques locatifs-0",{"className":"text-sm text-muted-foreground","children":"Taux d’impayés moyen : 2,8 % (ANIL 2024), mais jusqu’à 6 % dans les villes touristiques où la saisonnalité fragilise les locataires. Les GLI couvrent désormais 24 à 36 mois avec un coût de 2,5 à 3,2 % des loyers : intégrez-la dans votre pricing si votre financement est tendu."}],["$","p","3. Risques locatifs-1",{"className":"text-sm text-muted-foreground","children":"Rotation : 18 mois pour un studio meublé, 30 mois pour un T2, 48 mois pour un T3 nu. Plus le ticket est élevé, plus vous devez sécuriser la solvabilité (revenus ≥ 3x loyer ou caution institutionnelle)."}],["$","p","3. Risques locatifs-2",{"className":"text-sm text-muted-foreground","children":["Utilisez notre "," ",["$","$L6",null,{"href":"/selection-locataire-et-garantie","className":"text-primary underline","children":"méthode de sélection locataire"}]," et ",["$","$L6",null,{"href":"/gli","className":"text-primary underline","children":"comparatif GLI"}]," pour verrouiller ces risques."]}]],"$undefined"]}],["$","section","4. Risques techniques",{"className":"space-y-3 rounded-3xl border border-border/70 bg-card p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"4. Risques techniques"}],[["$","p","4. Risques techniques-0",{"className":"text-sm text-muted-foreground","children":"DPE : interdiction progressive des classes G (2025) puis F (2028) sur la location. 17 % du parc locatif est encore classé F ou G (ONRE). Planifiez 40 à 80 €/m² de travaux d’ici trois ans si vous détenez ce type de biens."}],["$","p","4. Risques techniques-1",{"className":"text-sm text-muted-foreground","children":"Coûts travaux : la FFB estime une hausse cumulée de 16 % des matériaux depuis 2021. Ajoutez un buffer de 10 % dans vos budgets et exigez des devis avec date de validité et clause de révision limitée."}],["$","p","4. Risques techniques-2",{"className":"text-sm text-muted-foreground","children":"Diagnostics obligatoires : amiante, plomb, électricité, gaz, ERP, bruit aérien. Absence = amende + perte de crédibilité bancaire. Vérifiez que tous les documents sont à jour avant la mise en location."}]],["$","ul",null,{"className":"list-disc space-y-1 pl-5 text-sm text-muted-foreground","children":[["$","li","4. Risques techniques-Rénovation énergétique : privilégier bouquets subventionnables (isolation + ventilation + chauffage)",{"children":"Rénovation énergétique : privilégier bouquets subventionnables (isolation + ventilation + chauffage)"}],["$","li","4. Risques techniques-Clause pénalité > 15 jours de retard dans vos devis",{"children":"Clause pénalité > 15 jours de retard dans vos devis"}],["$","li","4. Risques techniques-Audit technique pour tout immeuble de +15 ans",{"children":"Audit technique pour tout immeuble de +15 ans"}]]}]]}],["$","section","5. Risques financiers",{"className":"space-y-3 rounded-3xl border border-border/70 bg-card p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"5. Risques financiers"}],[["$","p","5. Risques financiers-0",{"className":"text-sm text-muted-foreground","children":"Taux d’endettement : plafond réglementaire 35 % assurance comprise. Les banques ne dérogent que pour les haut revenus ou les projets avec fort reste-à-vivre (≥ 1 200 €)."}],["$","p","5. Risques financiers-1",{"className":"text-sm text-muted-foreground","children":"DSCR (Debt Service Coverage Ratio) = loyers nets / mensualités. Un DSCR < 1,05 déclenche un refus automatique dans la plupart des établissements. Visez ≥ 1,15 pour conserver une marge."}],["$","p","5. Risques financiers-2",{"className":"text-sm text-muted-foreground","children":"Liquidité : gardez trois mois de charges sur un compte séparé. Les retards de chantiers ou de relocations sont devenus la norme ; sans trésorerie vous brûlez votre réputation bancaire."}],["$","p","5. Risques financiers-3",{"className":"text-sm text-muted-foreground","children":["Vérifiez tous ces ratios avec nos outils "," ",["$","$L6",null,{"href":"/simulateur-cashflow","className":"text-primary underline","children":"cash-flow"}]," et ",["$","$L6",null,{"href":"/calcul-taux-endettement-33-pourcent","className":"text-primary underline","children":"taux d’endettement"}],"."]}]],"$undefined"]}],["$","section","6. Risques réglementaires et fiscaux",{"className":"space-y-3 rounded-3xl border border-border/70 bg-card p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"6. Risques réglementaires et fiscaux"}],[["$","p","6. Risques réglementaires et fiscaux-0",{"className":"text-sm text-muted-foreground","children":"Encadrement des meublés touristiques : quotas drastiques à Paris, Lyon, Bordeaux, Nice. Basculez sur de la location longue durée ou du bail mobilité si vous ne disposez pas d’autorisation permanente."}],["$","p","6. Risques réglementaires et fiscaux-1",{"className":"text-sm text-muted-foreground","children":"Fiscalité : fin progressive des dispositifs Pinel, durcissement du déficit foncier (projets DPE F/G). Suivez les débats parlementaires : les régimes peuvent évoluer en quelques mois."}],["$","p","6. Risques réglementaires et fiscaux-2",{"className":"text-sm text-muted-foreground","children":"IFI : les taux d’intérêt plus élevés diminuent la déductibilité, surveillez votre actif net taxable. Les stratégies de démembrement ou de SCI à l’IS doivent être arbitrées avec votre conseil."}],["$","p","6. Risques réglementaires et fiscaux-3",{"className":"text-sm text-muted-foreground","children":["Maintenez une veille en parcourant "," ",["$","$L6",null,{"href":"/fiscalite-sci","className":"text-primary underline","children":"nos guides fiscaux"}]," et ",["$","$L6",null,{"href":"/plan-du-site","className":"text-primary underline","children":"le plan du site"}],"."]}]],"$undefined"]}]],["$","section",null,{"className":"space-y-3 rounded-3xl border border-border/70 bg-card p-6","children":[["$","h2",null,{"className":"text-xl font-semibold text-foreground","children":"Conclusion : garder le cap"}],[["$","p","risques-immobiliers-a-surveiller-conclusion-0",{"className":"text-sm text-muted-foreground","children":"Risques immobiliers à surveiller en 2025 n’est pas un sprint : mesurez vos résultats après chaque étape pour rester aligné avec votre objectif « Mettre à jour sa cartographie des risques »."}],["$","p","risques-immobiliers-a-surveiller-conclusion-1",{"className":"text-sm text-muted-foreground","children":"Capitalisez sur La gestion active des risques rassure banques et associés sans perdre de vue Ne pas avoir de plan B en cas de choc réglementaire. Accordez-vous le rythme annoncé : Revue semestrielle."}],["$","p","risques-immobiliers-a-surveiller-conclusion-2",{"className":"text-sm text-muted-foreground","children":"Entourez-vous d’un banquier, d’un mentor ou d’un pair : Investisseur multipropriétaire progressent plus vite lorsqu’ils confrontent leurs chiffres."}]]]}],["$","section",null,{"className":"space-y-3 rounded-3xl border border-primary/30 bg-primary/5 p-6","children":[["$","p",null,{"className":"text-xs font-semibold uppercase tracking-wide text-primary","children":"Notre conseil"}],[["$","p","Créez un tableau de bord trimestriel reprenant ces indicateurs (taux, vacance, DPE, fiscalité). Plus vous mesurez, plus vous anticipez, moins vous subissez les annonces réglementaires ou les chocs de trésorerie.",{"className":"text-sm text-muted-foreground","children":"Créez un tableau de bord trimestriel reprenant ces indicateurs (taux, vacance, DPE, fiscalité). Plus vous mesurez, plus vous anticipez, moins vous subissez les annonces réglementaires ou les chocs de trésorerie."}]]]}]]}],null,["$","$Le",null,{"children":"$Lf"}]]}],{},null]},null]},null],["$","$3","h",{"children":[null,["$","$3","h5k68OUlyztrN_neo4Aza",{"children":[["$","$L10",null,{"children":"$L11"}],["$","$L12",null,{"children":"$L13"}],["$","meta",null,{"name":"next-size-adjust"}]]}]]}]]],"m":"$undefined","G":["$14","$undefined"],"s":false,"S":true}
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