Everything You Need to Know When Renting in France

The French rental system can be complex. Even native French people struggle to understand their rights and obligations as tenants, and what they can expect from their landlord.

Renters in France have more rights than in many other countries. This is great for those who are happy with the property and price, and want to stay. For this reason, landlords are often careful about who they let live in their properties and can expect to see a lot of paperwork.

While you don’t need to be fluent in French law or the language, you do need to understand the legal rules and expectations for renters. There’s nothing to be scared of, but it pays to be prepared.

This guide explains all the most important rules, rights, and regulations for renting an apartment in France. It also identifies some of the nuances to be aware of, and the common mistakes new renters make.

French rental system

Furnished vs unfurnished properties

When renting a property in France, there’s a clear distinction made between furnished and unfurnished apartments. This distinction actually changes the rules and your rights.

Furnished (meublée) apartments

Furnished apartments are designed to be for short stays, with a standard lease agreement of one year. You can of course renew this contract with the agreement of your landlord. Many tenants stay for long periods in furnished apartments.

There are technically two forms of furnished apartments: 

• For living: Longer-term rentals for people who actually live, work, or study in Paris. 
• For tourism: Short-term rentals (under three months) for tourism.

The main differences apply more to landlords than renters. The designation will impact the insurance required and the taxes paid. 

Legally, a furnished property should have bedding, a stove and microwave, kitchen utensils and equipment, a fridge, freezer, storage shelves, tables and seats, and lighting. You should be able to move in and live (relatively) comfortably with no other furnishings.

Many furnished apartments also include common luxuries like a television and stereo. 

In most cases, the landlord in a furnished apartment will handle utilities. The cost will either be baked into your rent, or you’ll pay monthly depending on what you use. 

But depending on your lease, you may need to find your own electricity and internet providers. 

If you need home internet (and perhaps cable television), consider bundling this with your mobile phone service. The leading providers in France are the same for both services. 

Unfurnished (vide) apartments

Unfurnished apartments are designated for long-term stays. The standard lease agreement is for a minimum of three years. That may seem long, but this applies to the landlord, who’s obligated to rent you the property for this term (unless in exceptional circumstances).

Unfurnished apartments do not come with the equipment and comforts most people need to enjoy the space. You will need to find virtually everything, including kitchen whiteware, a bed, linen, towels, plates, cups, a television, and sometimes even lightbulbs. 

Renters in unfurnished apartments will also need to find an internet and electricity supplier. 

Key rules in a French tenancy agreement

As with any legal document, it’s vital to understand the conditions of your tenancy agreement when renting an apartment. Most agreements follow a standard structure and have similar terms — most of which are required by law. 

What is a tenancy agreement?

The tenancy agreement is the contract between the landlord and the tenant to rent a property for a set period of time, at a certain price. 

A French rental agreement normally requires: 

• Names of the parties
• Address of the property
• Address of the rental agency (if applicable)
• Start and end dates of the agreement
• Price of rent and amount of deposit
• Conditions for renewal
• Obligations and responsibilities of the parties
• Insurance information
• Conditions for increasing the rent
• Landlord’s bank details (to pay rent)
• Inventory of the apartment (more on this next)
• Notice periods for renewal or early termination (by the renter)

It should be signed before the start of the term of the tenancy, although many people sign on the day they move in. 

The agreement does not need to be witnessed by a third party (notary), unlike a contract in a property sale.

Renewing the rental contract

Contracts for long—and short-term stays—furnished or unfurnished—can be renewed with the agreement of both parties. However, the landlord is not obligated to renew with the same tenant.

If you rent your apartment with an agency, the contract typically states that the agency must handle the renewal. There will be a small fee involved. 

However, he does not pay in case of tacit renewal, for the principal residences.

Is apartment insurance compulsory?

The landlord can require the tenant to subscribe to a home insurance policy to mitigate risks of water damage, theft, fire, and similar issues. In most rental agreements, this is the tenant’s responsibility, but it should be clearly stipulated in the contract. 

If the tenant does not take an insurance policy, this may lead to a breach of contract and the landlord could cancel the lease.

Proof of insurance must be provided at the first rent payment and subsequently every year after the policy is renewed.

The landlord may also propose to organize and pre-finance the insurance policy and have the tenant repay it later on if he is not financially ready to do so.

Who pays taxes for a rental property in France?

For clarity, the taxes to be paid by each party should be clearly stated in the contract. In general, the landlord should handle the majority of taxes. 

Some small fees, including the annual television licence (if you have a television) may be passed on directly to the renter. The same may be true for fees paid to the building’s “syndicat,” the organisation which handles maintenance and gardening in larger apartment buildings.

Note: Until January 2023, residents were required to pay the taxe d’habitation (residency tax). The amount differed depending on your neighborhood, and was determined by where you lived on January 1 each year (no matter how long you lived there). 

The taxe d’habitation no longer exists for renters, and most local taxes are now covered by homeowner’s taxes. 

Who pays utility bills for a French rental property

As discussed above, this usually depends on whether you rent a furnished or unfurnished apartment. 

• Furnished apartments: Most rental agreements include electricity in gas, so you can easily live there when you arrive. Some also include television and internet packages for the same reason.
  The landlord will deal directly with utility providers, and the account will be in their name.

• Unfurnished apartments: You will typically need to open new utility contracts yourself. This may require meeting the electricity provider to view the meter together, and making time for internet and television to be installed by a technician. 

These are just the most common arrangements, but are not technically required by law. So please read your rental agreement closely.

Documents needed to sign a French rental contract

The dossier required to rent property in France is known for being comprehensive and sometimes complicated to compile. 

The French government has made available a list of documents a landlord can ask for in most cases.

Required documents include:

• Proof of identity: for foreigners this will usually be your passport, and a landlord may require visa information.
• Proof of professional activity: if you’re employed, you need your work contract and an employer's reference. If studying, a student card. For business owners, you need proof of incorporation (and likely other supporting documents).
• Proof of financial support: most landlords require your last three months’ pay slips, whether the source of funding is your salary, pension or any other benefit. You will likely also need previous tax returns. For students, you may need proof of a student scholarship or bank statements to show your resources.
• References of previous renting: if you have previously rented in France, you will need to show the last three rental receipts where possible. If this is not possible, request a reference (an attestation) from your previous landlord. 

The landlord also needs to show you a report on energy rating and a risk or safety report of the property.

The inventory

The inventory is a record of the condition of the property when the lease contract starts. In French law, a rented property is assumed to be in good condition at the beginning of the contract, unless there is any evidence to the contrary.

To verify this, a detailed inventory of the property’s condition is done at the beginning of the lease. For furnished apartments, this will include descriptions of the condition of all furniture, and the number of items provided — down to small things like cutlery and plates.

The inventory is frequently prepared by a bailiff, but it can also be prepared and signed by the landlord and the tenant or their agents. After the tenant has left the apartment at the end of the lease contract, another inventory is required to compare with the original one. 

In case of damage during the tenancy, the landlord can deduct the cost of repair or replacement from the security deposit.

The deposit

The security deposit is a maximum of one month of the initial rent for unfurnished rentals, and two months for furnished rentals. It may be used to cover damages, unpaid bills, or other defaults. 

The security deposit must be returned to the tenant within two months of the termination of the lease, after the deduction of any necessary costs.

Tenant rights in France

Reminder: the following is not official legal advice. But in general, these are the rights of both parties in a standard French tenancy agreement. 

Tenants’ rights in France

What you can expect from your landlord as a tenant in France: 

1. The right to privacy in and on the property. The landlord should get your consent before accessing the property).
2. Decent living conditions. The property should meet certain livability standards, and any issues that arise — not caused by the tenant — should be dealt with quickly by the landlord. 
3. A minimum level of security. Doors should lock where appropriate, and any prior safety or security issues should be shared before renting. 
4. Adherence to the tenancy agreement. Obviously, any other conditions in the rental agreement should be observed. 

Landlords’ rights in France

What your landlord can expect from you as their tenant in France: 

1. Right to access the accommodation to carry out repairs, with consent of the tenant.
2. Right to access the property to collect rent, with consent of the tenant.
3. Right to have the tenant carry out routine repairs and maintenance. Small issues that can be repaired with minimal technical or physical capability should be fixed by the tenant. Especially if caused by the tenant.
4. General care of the property. Other than normal wear, you must leave the apartment in roughly the same state that you found it. You must signal any significant issues to the landlord immediately. If you wish to make substantial changes to the decor or physical layout of the apartment, both parties must explicitly agree in advance.
5. Adherence to the tenancy agreement. Any other conditions in the rental agreement should be observed. 

Thirteen conditions to respect

It’s important that you understand your rights and responsibilities before you sign any lease contract. The thirteen conditions that every typical rental contract should respect are:

1. The right to a decent lodging: closed, covered, and in good repair.
2. The right to use your lodging as you see fit: a landlord may not, for example, prevent you from (or charge you extra rent for) hosting a friend.
3. The landlord cannot prohibit you from having pets of any kind.
4. The right to pay only the agreed-upon rent and utilities. The landlord is required to pay for repairs and agency fees related to the rental (this does not include the finder's fee, usually one month's rent).
5. The right to have the security deposit reimbursed no more than two months after returning the keys. The landlord may deduct outstanding utilities bills and fees for necessary repairs from the deposit. The landlord may not include the taxes foncières (property owner's tax) in the fees.
6. The right to receive a rent receipt (a quittance de loyer) for all rents paid.
7. The landlord cannot require you to allow them to host viewings (for renting or selling the lodging) on holidays, or for more than two hours on work days.
8. The landlord may not require you to pay the rent by automatic withdrawal on your account, and the renter may not authorize it.
9. The landlord may not require the renter to make advance payments for repairs before the cost is assessed by both parties.
10. The landlord cannot cancel the lease for reasons other than non-payment of rent, a security deposit, or the non-adherence to a renter's insurance plan.
11. The landlord cannot automatically assume the renter is responsible for any degradation of the lodging, or automatically assess fees to renters collectively for the degradation of something in a common area.
12. The landlord cannot require you to pay for the inventory, unless it is carried out by a bailiff.
13. The lease may not contain a clause absolving the landlord from responsibility and preventing the renter from bringing him to court if necessary.

Leaving your French apartment (ending the lease)

Leaving the apartment is the result of a terminated lease contract, whether it is done by the tenant or the landlord. Depending on who wants to end the contract, there are specific procedures for termination that must be respected by them (landlord and tenant).

Procedures for a landlord to terminate the lease contract

When the landlord gives a notice of termination, the notice must be correctly drafted and sent out at the right time according to the law in France. Otherwise the contract continues (and could be renewed by default).

A landlord cannot end a tenancy contract before the expiry of the term without exceptional circumstances. This can only occur if there is a breach of the tenancy conditions, sale of the property, or the landlord is moving back into the property.

Depending on the nature of the letting (furnished or unfurnished), there is a minimum notice period (called le congé) given by the landlord. The notice must state the reasons why the landlord wishes to recover possession.

• For unfurnished lettings the notice period is six months;
• For furnished Lettings the notice period is three months.

If the tenant is an old person (at least 65 years old), the landlord is obliged to find a suitable alternative accommodation. This rule applies for both unfurnished and furnished lettings. The age of the tenant is the age at the end of the contract. But this rule does not apply when the landlord is at least 65 years old, or has the same resources test as that of the tenant.

The advice and assistance of a huissier (managing estate agent or bailiff) in the termination process is highly recommended.

Procedures for a tenant to terminate the lease contract

The tenant can put an end to the lease contract anytime, and for any reason.

Depending on the nature of the letting, the minimum notice period is:

• Three months for unfurnished lettings;
• One month for furnished lettings.

During the notice period, the tenant continues to pay the rent.

For an unfurnished letting, the three month notice period can be reduced to one month in the following cases:

• Serious illness of a tenant of at least 60 years of age which necessitates a change of accommodation.
• A significant change of working conditions. If the tenant (involuntarily) loses their job, obtains their first job, finds a new job following unemployment, or if their employment is transferred elsewhere (mutation professionnelle).
• When the tenant is in receipt of social security supplementary benefits (Revenu de Solidarité Active - RSA).

The notice period cannot be reduced if the tenant resigns, retires from employment, or merely changes their job. If the tenant does not respect the notice period, the landlord is entitled to make a legal claim for missed payments during this period.

The notice is irreversible. Once the tenant has given it, they cannot change their mind. A vacating tenant is obliged to grant a landlord reasonable access to the property for visiting by prospective new tenants or purchasers.

Get the help you need to find the perfect French apartment

Renting an apartment in France is exciting. But the rules and customs to follow can make securing your dream Paris rental a daunting task.

For expats and new renters, one of the smartest options is renting through a professional agency. The agency will help find the ideal settling spot for you, your family, or your staff, and will ensure that the lease agreement is standard and easily understood.

Paris Attitude has more than 20 years’ experience placing happy expats in exceptional French properties. We’d love to help you too.