Renting in France: Understanding the French Lease System

By Eleanor Moore, French Property Consultant

For many expats, renting a home in France is the first major step in settling into life here. Whether you’re relocating for work, planning a sabbatical, or testing the waters before buying, navigating the French lease system can feel like decoding a legal puzzle wrapped in polite formalities. It’s structured, it’s thorough — and yes, it’s very French. But once you understand the framework, it starts to make sense.

Here’s what you need to know.

The Lease Types: Furnished vs. Unfurnished

In France, two primary lease types govern long-term rentals:

• Unfurnished rentals (location vide) come with a three-year lease (renewable), offering greater tenant stability. These typically include a kitchen sink and not much else — tenants are expected to supply their own appliances and furniture.

• Furnished rentals (location meublée) are governed by a one-year lease, which is also renewable. Legally, they must come equipped with a minimum list of items — including a bed, fridge, stove, and tableware — making them ideal for short- or mid-term stays.

Furnished leases are more flexible and often favored by international tenants or those planning shorter stays, but for families or long-term expats, unfurnished leases may offer more predictability and protection.

The Dossier: Your Application File

Unlike in some countries, renting in France isn’t as simple as putting down a deposit and collecting the keys. You’ll need to prepare a rental dossier — a comprehensive file proving your financial stability and right to reside.

Typically, this includes:

• Passport and visa/residency permit

• Proof of income (payslips, pension statements, or tax returns)

• French bank account details

• Previous rental references (if available)

• Proof of employment or a guarantor (especially important for foreigners without a French income)

If you’re new to France and don’t have French tax returns or an indefinite employment contract, consider using a guarantor service such as Garantme or Visale — both widely accepted by landlords and a lifesaver for non-residents.

Deposits, Fees, and Charges

• Security deposit: One month’s rent for unfurnished, two months for furnished (but not more, by law).

• Agency fees: If the property is listed through an estate agent, expect to pay a rental fee capped by law — usually one month’s rent or less, depending on the region and property size.

• Charges: Rental ads will state “loyer CC” (charges comprises) or “HC” (hors charges). Charges may include water, rubbish collection, and building maintenance, but not usually electricity, internet, or gas, which must be contracted separately.

Termination and Notice Periods

In France, tenants can leave at any time with due notice, while landlords face stricter rules.

• Tenant notice: Typically one month for furnished rentals and three months for unfurnished — although this can reduce to one month in designated “tight housing markets” (zones tendues) like Paris, Bordeaux, or Lyon.

• Landlord notice: For unfurnished properties, landlords can only terminate the lease at the end of the three-year term and must give six months’ notice, citing sale, personal occupancy, or breach of contract.

Always send your notice (préavis) by registered mail (lettre recommandée avec accusé de réception) for legal proof.

Repairs and Responsibilities

The French Civil Code defines clear boundaries:

• Tenant responsibilities: Minor repairs (changing light bulbs, clearing drains, maintaining the garden), as well as notifying the landlord of any serious issues.

• Landlord responsibilities: Major repairs — such as boiler replacement, roof leaks, or electrical upgrades — fall under the landlord’s remit.

Keep all correspondence documented, and don’t hesitate to remind landlords of their obligations — politely, of course.

The Etat des Lieux: Move-In & Move-Out Inventory

On the day you move in, you’ll complete an état des lieux d’entrée, a formal inventory describing the condition of every room, wall, fixture, and appliance. This is crucial — it protects you from being charged for damage you didn’t cause. The same will be done when you move out.

If anything is inaccurate or missing, you have 10 days to submit corrections in writing.

Your Rights as a Tenant

French tenancy law is strongly protective of tenants. Even if you’re renting as a non-resident, once a lease is signed, your rights are substantial:

• Your lease cannot be terminated without legal justification and proper notice.

• Rent increases are regulated.

• You cannot be evicted during the winter truce (trêve hivernale) — between November 1st and March 31st — even for non-payment of rent.

France’s rental market is thorough, sometimes frustrating, but ultimately fair. With the right guidance and preparation, you can navigate it confidently — and find a home that suits your lifestyle.

And remember: if in doubt, consult a property professional familiar with expat needs — we’ve been through the maze before, and we’re here to help you through it too.

Eleanor Moore is a property consultant specialising in helping international clients rent and buy homes across France. She also features regularly on House Hunters International and works closely with relocation professionals and notaires.