The express pre-qualification tool: net income, weighted rental income, loan charges, and you get the household’s exact effort rate, the payment still available under the 35% cap and the residual income compared with banks’ customary floors. For a broker, it answers in 30 seconds the question “is this prospect financeable?”; for a borrower, it is the baseline before any project.
Before income tax (fiscal net).
Weighted at 70% in the calculation, common banking practice.
0 if the current home is left or sold.
Effort rate
26.2%
HCSF cap: 35%
Payment headroom
€370
Under the 35% cap
Residual income after the operation
€3,100
Banks’ customary floor for your household : €1,800
The HCSF effort rate divides all annual borrowing charges (payments of every loan, borrower insurance included) by annual net income before tax. Rental income is weighted, usually at 70%, to account for vacancy and charges; received alimony and durable benefits follow each bank’s own policy. The rent of a tenant who stays a tenant does not count as a charge, but the residual rent of a buyer keeping a rented property does.
A compliant effort rate is not enough: banks check residual income, that is what remains each month once borrowing charges are paid. Customary floors sit around €900 per adult and €400 per child, with stricter policies in the Paris region. For high incomes, a slightly higher effort rate can pass as a derogation precisely because residual income remains comfortable.
Banks may derogate from the HCSF criteria for 20% of their quarterly credit production, of which at least 70% must go to primary residence purchases and 30% to first-time buyers. Concretely, a file at 36 or 37% effort with excellent residual income, leftover savings and a stable profile remains placeable, provided you target banks whose derogation envelope is not saturated. Active brokers track that information bank by bank.
The HCSF rule uses net income before income tax (fiscal net, not net after withholding). Using after-tax income understates the household’s capacity and wrongly rejects financeable files: it is one of the most frequent calculation mistakes.
These calculation engines power CourtImmo, the platform covering 100% of your business: CRM, cases, bank comparison, IOBSP compliance, invoicing and built-in AI. Your simulations become funded files, with no re-entry.
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Indicative estimate. Results are provided for information only, based on dated scales, with no contractual value. They are neither a credit offer nor personalized advice. No entered data is stored or transmitted. A loan commits you and must be repaid: check your repayment capacity before committing.
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