Section 1: Preparing for the Search
Section 2: Finding a Rental Property
Section 3: Understanding Rental Agreements and Contracts
Section 4: The Application Process
Section 6: Living in a French Apartment
Section 8: Frequently Asked Questions
Section 1: Preparing for the Search
Documents and info needed for the rental application process
To give yourself every chance of success, check that you have all the documents you need for your application. This will ensure you have a complete file to give the landlord at the end of your visit.
The documents you will usually be asked for:
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- French or foreign identity document (ID, passport)
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- Proof of address: in general, the last three rental payments or property tax notices
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- Your residence permit
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- Student card or education certificate
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- Internship or employment contract if you have a student job
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- Means of financial support (employment contract, three last payslips, bank statements)
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- Notice of allocation – even conditional – of a social criteria grant
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- The documents your guarantor will usually be asked for:
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- French or foreign identity document
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- Proof of address
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- Employment contract
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- The last three payslips or last three statements of pension payments
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The last or penultimate tax statement
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See a full list of documents you’ll need for renting an apartment in France.
Tip:
Use the government-controlled service at DossierFacile, an online service that provides all the documents you will need.
The Guarantor
When an ad mentions garant exigé or caution exigée, you need a guarantor. A guarantor must promise in writing to pay your rent if you do not pay for any reason.
Finding a rental in France is complicated when you do not have a CDI or Contrat à Durée Indéterminée (unlimited long-term employment contract) in France. Most agencies and landlords do not consider non-French resources.
This is why many expats in France resort to using a guarantor. Guarantor companies are not free, but these services are often lifesavers for expats looking for a rental.
For example, retired Americans with no CDI have difficulty finding a French landlord accepting Social Security statements or extensive bank deposits.
Indeed, even if the income is high, the fact that it is from foreign sources does not reassure the owners (no recourse can be prohibited if you leave the territory).
For this and to reassure the owner about your solvency, several solutions are available to you:
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- Pay rent in advance (over several months or in whole).
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- Ask your employer in France to be a guarantor.
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- Ask a loved one, family members, friends, etc, to be a guarantor.
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- Call on a company (companies, banks, associations), an organization specializing in guarantors (guarantee organizations) as
This is a common request from landlords, who want the name of a French resident who can pay the rent if you cannot. Obviously, this isn’t easy if you’re new to the country.
Although not every landlord wants a guarantor, it’s a common question. If you cannot find one, get an agent to help you find landlords who don’t require this form of surety.
The lessor has the right to request proof of your income. You may also have to provide details of a guarantor who will be named in the contract and who will stand surety if you cannot pay the rent.
Garantie Visale
Action Logement offers the Garantie Visale, a free rental deposit guarantee designed to help tenants secure rental properties more efficiently. It’s available to tenants entering private rental housing under certain conditions.
Apartment rental options in France
Discover the wide variety of apartment rental options in France, ranging from unfurnished and furnished apartments to specialized setups like co-living spaces and corporate rentals.
Section 2: Finding a Rental Property
Online platforms and resources for apartment hunting
If you plan on renting a place in France, you need to know many things, from what the owner/landlord will require of you to your rights and responsibilities. First, you need to find a property to rent, so we compiled a handy list of online housing resources to help you get started.
To help you start your search, here are some of the most popular websites and agencies: Paris Rental, PAP (Particulier à Particulier), Housing Anywhere, Leboncoin, FUSAC (initially designed for American expats), Seloger, Jinka, and Wunderflats.
For flat shares and co-living, check out Appartager, Coliving, or Facebook groups (particularly beneficial for expats who don’t speak French).
Whether you’re buying or renting, check out our listing of expat-friendly online housing portals based in France:
Using agencies vs. direct landlord listings
Now that you’ve read about the rules and responsibilities, it’s time to start looking for a rental in France. But what’s the best way?
In France, you can rent directly from landlords (particulier à particulier) or rental agencies (agent immobilier). When you book through agencies, you’ll also pay administrative fees.
You may be asked to pay extra fees if you have used a letting agency to find your accommodation. For which services?
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- Visiting the accommodation
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- Compiling the application
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- Drafting the lease
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The inventory
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You cannot, for example, be asked to pay to reserve the accommodation.
Find out more about letting agency-regulated fees.
Additional tips for finding the apartment:
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- Set up a search alert to receive an email immediately when a new apartment meeting your criteria becomes available.
- Choose the platforms on which you will search for accommodation carefully, as there are scams on some of these platforms.
- Apartment rent (including utilities) should not exceed one-third of your net income. However, it’s just a rule of thumb for landlords, not a law. Remember that you must also provide your landlord with a security deposit.
Tips for apartment hunting in popular French cities
What to look for during property viewings?
Your priority is to check that the accommodation is in good condition and everything works properly.
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- Check all the right places, test the equipment, and don’t hesitate to ask questions!
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- Beware of mold or moisture near windows, corners, and walls, particularly in the kitchen and bathroom.
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- Open/close doors and windows to check the insulation. Is there double glazing to keep out noise and keep in warmth? Does air get into all the corners?
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Turn on the radiators, test the taps (warm/cold water), and test the electric power points to check the equipment.
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If you can, we also recommend checking some additional points.
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- Is the area noisy?
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- How good is the Internet speed in the area?
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- What’s public transport like in the area?
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What facilities are available near the accommodation, preferably within walking distance? (Shops, medical clinics, Pharmacy, Post Office, etc.).
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You like the accommodation, and your application has been accepted. Before signing the lease, make a few checks.
Section 3: Understanding Rental Agreements and Contracts
Firstly, before signing the contract, you should make some inquiries. Many of these will be answered in the tenancy agreement. However, it’s usually preferable to approach the landlord or agent directly for clarity. Never underestimate the importance of asking the right questions.
If the property is the tenant’s primary residence, a formal tenancy agreement, a contrat de location, or bail is required.
After signing a contract with your French landlord, both parties are bound by legal rights and responsibilities outlined by law. The good news is that the legal system is highly tenant-friendly.
The rental contract covers all aspects, such as the length of your lease, your responsibilities and entitlements clauses regarding rent and security deposit, and penalties for any breaches of the agreement. Therefore, reviewing and comprehending all terms before signing the rental contract is crucial.
What you should know (and check) before signing the lease?
We have sourced the best tips and suggestions for preparing rental contacts. So don’t hesitate to learn more details about making a French tenancy agreement.
Key terms and clauses in French rental contracts
1. Types of leases for furnished rentals
When renting an apartment in France, it’s essential to understand the type of lease you’re entering into. There are different types of leases for apartments. Here are some common ones you may come across:
2. Security deposit
It is standard practice for a landlord to ask for a rental/damage deposit from a new tenant, which is refundable at the end of the tenancy. Yet, the deposit is not obligatory, and a landlord cannot insist on one if the rent is payable more than two months in advance.
The law regulates the deposit amount: usually, one month’s rent for unfurnished properties and two months’ rent for furnished flats. Your landlord will ask you to pay a security deposit after you sign your rental contract and before you move in.
Unless otherwise stated, the tenant can’t use the deposit to pay last month’s rent.
Finally, you will receive your security deposit 60 days after moving out unless the property is damaged, in which case the landlord will retain the deposit to pay for the costs.
3. Illegal clauses in French tenancy agreements
A surprising number of clauses are forbidden by law, such as requiring tenants to pay their rent by standing order or directly from their salaries and any requirement to take out an insurance policy that the landlord suggests.
Additionally, it is against the law for a landlord to turn away pets from a vacation rental or an annual tenancy.
Want to know what else should not be in a lease? Look for our guidelines.
4. Duration of rental agreement in France
Typically, you can rent furnished apartments with short-term contracts, up to 1 year, and unfurnished apartments with long-term rental agreements, which are a minimum of 3 years if you’re an individual landlord or six years if the property belongs to a company. When rented to students, contracts may last the academic year or up to ten months if you sign a mobility lease.
The tenancy can be less than three years, subject to a minimum of one year, where the landlord needs to recover the property for a specific purpose that is known when the tenancy is granted.
5. Tenancy agreement renewal
As the lease’s expiration date draws near, you might wonder, “What now?” If your contract allows renewals, you can extend your stay. The lease can easily be renewed if neither party doesn’t want to cancel the tenancy—unfurnished rentals for an additional three or six years and furnished leases for one more year.
Even after your lease has ended, you are entitled to continue living in the property if the landlord hasn’t given you six months’ notice. In this instance, there is no need to draft a new contract because your current one will automatically renew for the duration of your original contract, and there’s no need to prepare a new one.
When your rental term expires, is extending or renewing your lease better?
A lease renewal is a document you use when you renew or sign another lease. It establishes a new agreement between the renter and the landlord. Your landlord should offer you a renewal within sixty to ninety days of your lease expiration date.
Since a lease renewal creates a new contract, changes to the agreement may include a rent increase. Equally important, though there are other options for contract renewal, month-to-month, biennial, and annual agreements are the most popular.
An agreement permitting you to temporarily prolong the terms of your existing lease is known as a lease extension. A lease extension extends the current lease. Usually, it doesn’t include any adjustments to a rent increase. An extension typically lasts between thirty and sixty days but never lasts longer than ninety days.
6. Rent increases
Are you aware of how rent adjustments work in France? Landlords might be able to increase rent each year, but only if they adhere to government guidelines.
Rights and responsibilities of tenants
Knowing your legal rights and obligations regarding housing when searching for and relocating to a new home will ease your negotiations with potential landlords and lessen your stress.
Section 4: The Application Process
What do landlords look for in a tenant?
Conducting background checks on prospective tenants in France is not just about verifying their reliability and trustworthiness. It also involves navigating a complex web of legal considerations, including privacy laws like the General Data Protection Regulation (GDPR) and anti-discrimination laws such as the French Equal Treatment Act, which must be respected.
Section 5: Moving In
Conducting a thorough property condition report (état des lieux)
Every accommodation, whether furnished or unfurnished, requires the completion of a property condition report at the moment of your arrival and departure.
At this point, the landlord and tenant ensure the condition of the accommodation and that everything works out. It is necessary to describe everything, room by room, piece of equipment by piece.
Do not hesitate to try the faucet, turn on the heat, or flush the toilet. If the apartment has a sleeper sofa, open it. If there are holes in the wall, do not hesitate to mention it because your landlord may keep a portion of the security deposit when you move out. Additionally, taking photos with the date should be considered, as it can be instrumental in the case of a dispute. As a general rule, avoid using approximate terms such as “good general state” without helpful information.
The landlord and the tenant create this report together. The report should include the state of each room, missing items, all existing damages, and if the apartment is clean. Ensure you take pictures and notify the landlord of missing items and damage. This way, you can avoid paying a fine at the end of your lease.
Tips:
If you notice a defect you did not see when drawing up the inventory, you have ten days to ask the landlord to complete the document.
If you’re renting from abroad and can’t do the inventory before you move, ensure you do it within 24 hours after moving into the apartment.
French Home Insurance
Tenants occupying unfurnished accommodation are obliged to take out house insurance. This insurance covers damage caused by fire, flood, natural disaster, etc, and may also cover theft and damage to personal belongings.
There is no obligation for a tenant of furnished or holiday accommodation to take out insurance. However, it is recommended that you consider doing so, as the tenant is responsible for their negligent actions.
When you rent a furnished or unfurnished apartment in France, you’re legally obligated by the French government to take liability insurance against the risk of fire, explosion, water break, and other damages to the furniture.
Find out about the necessity of tenant insurance in our digest What You Should Know about Tenant Insurance in France?
Registering for local taxes and utilities
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Contribution à l’Audiovisuel Public (TV License Fee):
What It Is: This is a tax for funding public broadcasting services in France.
Who Pays It: If the tenant owns a television or any device capable of receiving TV broadcasts, they must pay this fee.
How It’s Calculated: As of 2024, the fee is a fixed annual amount, around €138.
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Tax on Furnished Rentals (Taxe sur les Locations Meublées):
What It Is: Income from renting out furnished properties is subject to a specific tax regime.
Who Pays It: Tenants who sublet their apartments or rent out properties on platforms like Airbnb.
Utilities
When you rent accommodation, you pay “a provision for charges” monthly. This corresponds to a cost estimation linked to the production of water or electricity, for example.
You are supposed to receive a final calculation for regulation once per year. Your landlord must send you an invoice concerning the nature of these charges.
Most of the time, landlords arrange the utilities in furnished apartments, and the costs are included in the rental price. However, if you’re renting an unfurnished apartment, you must arrange the utilities yourself.
This typically involves contacting the relevant companies (e.g., electricity, gas, water) to set up accounts in your name. You’ll then be responsible for paying the bills directly to these companies.
Section 6: Living in a French Apartment
Tips for adapting to French apartment living
1. How to pay for your apartment
If you’re planning to rent an apartment in France, it can be quite an exciting and fulfilling experience, regardless of whether you’re an expat, student, or a resident. However, before moving into your rental apartment, you should know some crucial information about paying rent and security deposits as a tenant.
In this regard, we have covered everything you need to know about rent and rental deposit payments, including the available options and the legal requirements.
2. Find a Roommate
If you’re an expat in France who wants to live modestly while enjoying the vibrant French lifestyle, sharing an apartment with a roommate could be your ticket to achieving just that. However, finding a compatible roommate in a foreign country can be challenging. But don’t worry! Several options are available to help you find a shared flat that suits your needs.
We’ve compiled a checklist of some proven strategies if you are wondering where to start searching for the ideal roommate.
3. Amenities
Rental places in France do not offer indoor common areas. Do not expect amenities like a laundry room, a gym, a fitness center, a pool, or an elevator. Some newer apartments have AC, but this is still pretty unusual.
4. Subletting
Subletting is a fairly widespread practice in France, especially in student circles. However, it is not always well regarded in real estate because it can sometimes be bordered by illegality.
Therefore, you must follow two basic rules: be well-informed about the laws in the field and be transparent with your landlord.
While you, as the tenant, are free to use your rental home however you see fit, you are not permitted to sublease the property without obtaining a written agreement from your landlord. Therefore, find out what subletting is and what legal considerations apply.
Disagreements with landlord
There are a few different ways to handle disagreements.
Wherever possible, it makes sense to address issues directly, if only to avoid the emotional and financial costs that can occur when matters spiral out of control and get into the hands of third parties.
If the issue cannot be settled amicably, three significant options exist.
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- Advisory Services
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- Mediation
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Legal Action
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Please check out our guide for a more detailed approach to resolving tenant-landlord disputes.
Good to know
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Does your landlord have the right to repossess your rental housing because s/he may intend to house his family or sell the unit?
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Your landlord must give you notice by registered letter with a return receipt or by the bailiff at least six months before the lease expires.
Otherwise, the notice has no legal or binding force. You have two months to decide if it is valid. If you refuse to leave the property at the end of the lease, the landlord may apply to the court to validate the notice and request the eviction.
Section 7: Termination – end your contract
Let’s say your contract doesn’t state the definite end time, or you wish to vacate the apartment before this date.
The notice period to terminate a long-term rental agreement for an unfurnished unit is three months for tenants and six months for landlords. For short-term furnished rental agreements, the tenant must give one month’s notice, and the landlord must give three months’ notice.
In some cases, one-year contracts don’t have a let-go period; in these situations, you must stay until the end of the year. If your furnished rental agreement has a mobility lease (bail mobilité) clause, you may terminate it with one month’s notice.
The proper procedure for giving notice and terminating the lease
Suppose your contract doesn’t state the definite end time, or you want to move out of the apartment before this date. In this case, you must give a written notice delivered to the landlord by a huissier or via registered post within the determined notice period (called le congé).
Lease termination can occur when tenants neglect to fulfill one of their obligations. For example, the tenant may pay rent irregularly, fail to show proof of house insurance, or create disturbances in the neighborhood.
On these terms, i.e., if a tenant breaches the agreement, s/he may be required to vacate the premises and return the keys to the landlord/landlady by the end of the notice period at the latest.
Recovering the security deposit and handling any disputes
The entry and exit inventory (état-des-lieux) is closely related to the security deposit. When the final walkthrough is perfectly fine, the landlord must refund the security deposit to the tenant 60 days after they move out (“deposit reimbursement duration”) unless the property is damaged.
If the property’s condition at the end matches that at the start, the landlord must refund the total security deposit amount to the tenant. However, deductions may occur in several situations:
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- If there are discrepancies in the property condition during moving out,
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- In the case of rent arrears,
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- any outstanding housing tax,
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If the utility charges the tenant pays are less than the expenses incurred.
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In these scenarios, the landlord can withhold some or all of the security deposit with appropriate documentation (quotes for repairs, bills, property inspection reports, receipts or estimates for repairs or replacements, etc.).
In the case of furnished rentals, the landlord typically has one to two months, as mentioned above, to refund the deposit. Suppose the tenant does not receive the security deposit within this timeframe. In that instance, the tenant should send a registered letter to the landlord. They could inform them that they have exceeded the time and request the return of the security deposit, along with a 10% interest for each month of delay.
Should the landlord fail to refund the deposit, the tenant can seek assistance from the Commission de Conciliation in Paris at no cost. This usually leads to a resolution between both parties. If this process does not reach an agreement, the tenant can approach a tribunal with documentation from the Conciliation Committee’s decision.
If you are looking for guidance on resolving rental disputes, don’t hesitate to check out our suggestions on legal matters or tips for finding the right tenant attorney.
Section 8: Frequently Asked Questions
By taking the initiative to ask the right questions, you can ensure a smooth and transparent renting experience.
Before signing the contract, you should make some inquiries. Many of these will be answered in the tenancy agreement. However, it’s usually preferable to approach the landlord or agent directly for clarity.
In any case, never underestimate the importance of asking the right questions. Failing to do so could lead to unforeseen issues or misunderstandings.
Appendix
Resources and legal aids available for dispute resolution
If you seek legal advice, there are many places you can turn to for help to have an answer to your legal issue or guidance in your legal proceedings:
1. Avocats au service des victimes is available through the Parisian Regional Council of Access to Law. It mainly focuses on criminal and immigration affairs.
2. Les Points d’accès au Droit de la Ville de Paris – These centers, representing the city hall of Paris, organize permanent sessions throughout the year. They are in Paris’s 13th, 15th, 18th, 19th, and 20th districts. They offer help with issues related to work, home, family, foreign and immigration law, consumer contracts, social protection, violence towards women, discrimination, and proceedings involving a French administration or organism.
3. PAD Jeunes – Located at QJ, 4 Place du Louvre, it offers legal advice from an official delegate of the rights defender.
4. Les Maisons de Justice et du Droit – Managed directly by the Ministry of Justice, these centers offer free, anonymous, and confidential meetings in Paris’s 10th, 15th, and 17th districts. They have a specific division for victims of criminal offenses.
5. The Paris Bar Association – Lawyers of the Paris Bar Association volunteer to offer pro bono legal consultations in the city halls of each district and at the Judiciary Tribunal of Paris. They cover various legal issues, including family law, criminal law, employment law, and immigration law.
6. Les Relais d’accès au Droit—These centers organize free, anonymous, and confidential sessions for legal issues. With more than 60 locations in Paris alone, they provide access to lawyers or attorneys to guide individuals needing legal help.
Legal Aids
7. ADIL (Agence Départementale pour l’Information sur le Logement) offers guidance to landlords and tenants dealing with housing concerns, including disagreements. They possess expertise in housing regulations and can assist you in navigating conflict resolution processes.
8. Conciliateur de Justice: This mediator assists in resolving disputes before they escalate to court proceedings. The service is free of charge and can be accessed through local court (Tribunal d’instance).
9. Legal Aid (Aide Juridictionnelle): Based on specific income requirements, you might be eligible for aid. This support can cover some or all expenses of hiring a lawyer if the disagreement goes to court.
10. Huissiers de Justice (Bailiffs): Bailiffs may be involved in matters concerning the enforcement of judgments, such as evictions or rent collection. They act upon court directives to ensure compliance.
Websites for Legal Information and Templates
- Ministry of Justice.fr
- Service-Public.fr – This official French administration website provides information and guidance on all legal aspects of living in France, including housing and rental agreements.
- ANIL.org – The National Agency for Information on Housing (ANIL) offers in-depth resources on housing laws and tenancy agreements.
- CNL Confédération Nationale du Logement – A national tenants’ association that advocates for tenant rights and provides support for housing issues.
Professional Services
- Notaires de France – Notaries in France can provide legal consultations and help draft secure and comprehensive rental agreements.
- Real Estate Lawyers – Specializing in property law, these lawyers can offer personalized advice and contract drafting services.
Online Platforms and Tools
- DossierFacile.fr is a government platform aiding landlords and tenants in preparing documentation for rental contracts.
- Legalstart.fr is an online service that offers customizable legal documents, including tailored rental agreements that comply with French law.
Associations and Support Organizations
Fédération des Associations pour la Promotion et l’Insertion par le Logement (FAPIL) provides guidance and support to tenants and landlords on housing issues.
Helpful legal resources during a rental process
- Model contract for furnished flat (PDF)
- Contract for unfurnished flat (PDF)
- Model inventory of fixtures (PDF)
- ADIL 75
- ANIL
Bonus Tips
A list of essential amenities
One of the best methods is to make three lists—one for what you absolutely must have, one for what you would prefer to have but can live without, and one for what would be lovely but a true luxury.
The following are some amenities that you might want to think about:
- Do you want the building to have laundry facilities?
- Is air conditioning a must?
- Will you need a nearby parking space?
- How important is having an outdoor space?
- Which kind of security conveniences would you prefer?
- Is it necessary to have a gym on-site?
- Does the apartment need to be pet-friendly?
- Would you rather the neighborhood had a lot going on (activities, etc.)?
- What is the local Wi-Fi speed? Does it meet your requirements?
- How much room do you need for storage?
Glossary of important French rental terms
- un appartement (appart’) – an apartment
- une agence immobilière – a real estate agency
- une location – a rental
- le loyer – the rent
- un bail – a lease
- meublé, non meublé – furnished, unfurnished
- une annonce – a listing
- un·e locataire – a tenant
- un·e propriétaire – a landlord
- une sous-location (sous-loc) – a sublease
- une pièce – a room
- un balcon – a balcony
- une chambre – a bedroom
- un jardin – a garden, a yard
- une place de parking/stationnement – a parking space
- une cave – a basement storage space
Instructions for scanning French rental ads
You will come across these abbreviations when scanning French rental ads:
| CC– charges comprises | Charges included |
| DPE – diagnostic de performance énergétique | Energy performance diagnosis. A DPE is mandatory for all rentals and is part of a French rental lease agreement. DPE scores range from A to G, with G being the worst. |
| EDL – état des lieux | Inventory and condition report |
| FAI – frais d’agence inclus | Real estate agency fees included |
| GLI – Garantie des loyers impayés | Owner’s insurance on rented properties |
| GES – gas à effet de serre | Greenhouse gas emissions. GES class is part of the energy performance diagnosis (DPE) |
| RDC – rez-de-chaussée | Ground floor |
| SDB – salle de bain | Bathroom |
| TBE – très bon état | Very good state |
| TTC – toutes charges comprises | All charges included |
| Visites sur RDV – visites sur rendez-vous | Showings on scheduled appointments only |
| Appt– un appartement | Apartment |
| Asc – ascenseur | Elevator |
| Chb – Chambre | Bedroom |
| Un canapé BZ | Sofa bed |
| Chauff – chauffage | Heating |
| Disp – disponible | Available |
| Expo – exposition (N S E O) | Rental orientation |
Handy shortcuts:
Related topics for your searches
- How to rent an apartment in France
- French rental laws
- Preparing the French tenancy agreement
- Cost of living in France
- Tenant rights in France
- Best cities to rent in France (Lyon, Marseille)
- Moving to France checklist
- Finding a flat in Paris
- Living in France as an expat
YOU DID IT!
Fantastic apartments come and go, but all you need is one to accept, and you’ll call your new apartment “chez moi!” To succeed in the French apartment quest, you’ll need persistence, timing, and preparation—just like you would with a job application.
Do you need help finding your next new home? Wunderflats offers a wide range of selected furnished apartments for rent. Let us help you find your new home in France worry-free!
Please note: This article does not constitute legal advice – the information on this page has been prepared solely for your information. As we are not a law firm and act as a platform, we can and may share our estimations, but we cannot give you legal advice for your individual further proceedings.
