Renting a property in France before you buy is a wise decision. However, rental procedures and rules in France will probably differ from those in your home country. It’s best to make yourself aware of the finer details before signing a French rental contract.
Searching for a rental in France
The best way to find good rental accommodation in France is to view properties yourself rather than relying on landlords’ and property agents’ descriptions and photos. As in the UK, these can often paint properties in a more positive light than they might deserve.
In France, more people rent a property than own one because tenants have legal rights and protection, which makes renting an easier option for many people.
It also means that in popular locations, demand for rental accommodation is high. This is reflected both in rental prices and the quality of stock. Good properties get snapped up really quickly, and if you don’t view a property personally, you might end up with less desirable accommodation.
This makes house-hunting an important part of the renting process in France.
Furnished or unfurnished?
As a tenant, you will be offered a longer contract if you rent unfurnished accommodation.
When renting unfurnished accommodation, your contract will usually be for a minimum of 3 years, while it’s just a year for furnished properties.
The French government actually provides legislation on what can be considered furnished accommodation. Property is furnished if it has bedding, stove, kitchen utensils and equipment (stove, oven, microwaves, etc.), fridge, freezer, storage shelves, tables and seats, lighting, etc.
If you decide to rent a furnished apartment, make sure to check and ensure that everything is there and in proper working condition. It is the responsibility of the landlord to replace broken devices or pieces of furniture that are no longer in good working condition.
If your goal is to rent for a couple of years or longer, then it’s worth renting unfurnished, so you have a minimum 3-year-long secure tenancy.
If, however, you need to rent while you are looking for a suitable property to buy, it’s best to opt for furnished accommodation. Then you are not bound by your contract and can continually renew it with your landlord for as long as you need.
Bear in mind that although you are not bound by a long-term contract, neither is your landlord. This means they are free not to renew the contract if they so wish.
Working with a property agent
Properties available for rent are usually listed in local newspapers and in estate agents’ windows, and online. They also have signs outside stating à louer. It’s quite possible to look for a property to rent on your own.
However, a property agent (un agent immobilier) can be a great help, especially If you’re looking for a house in a rural area. Estate agents will usually have a list of available properties and can help you shortlist the ones worthy of your attention.
For detailed information about due diligence when working with property agents in France, please read our Complete Guide To Buying A Property In France.
If you are going to ask an agent to help you find a property to rent, remember that agents usually charge a fee equal to one month’s rent.
Rental contracts in France
Your rental contract should state both your and your landlord’s rights and obligations and should be signed before you move in.
You will most likely be requested to take out home insurance which covers fire, water damage, explosions, or robbery. If you don’t or fail to renew your home insurance during your tenancy, your landlord can cancel the contract.
Make sure your contract clearly states who pays utility bills, city taxes, and maintenance. It’s common practice to have tenants responsible for minor repairs or routine maintenance such as gardens, basic interior damages, and sometimes even plumbing.
Before you sign anything, make sure you know the condition of the property you are going to rent. Check your contract for the clause stating in what condition the property must be returned. It should state you must return it as you found it.
Your tenancy contract cannot dictate whether you are allowed to have pets in the property, so check your contract for this clause and ask for it to be removed if you have a pet.
How to secure a guarantor for your rental contract
It’s a common thing in France for a landlord to ask their future tenants to secure a guarantor (garant).
A guarantor is a French resident who promises to pay the rent in case you cannot.
It can be really difficult to find somebody who can guarantee your rent payments if you don’t have friends there.
If this is the case, first try to talk to your French bank representatives, as some banks might act as your guarantor if you have an account with them.
If your bank cannot help, let your agent know about your predicament. They should be able to find you a landlord who doesn’t ask for a guarantor.
Rental deposits in France
When you sign a contract, you will be asked to pay a deposit.
For an unfurnished apartment, the deposit is usually a month’s rent. For furnished accommodations, the deposit cannot be more than two months’ rent.
Rental deposits and their use are regulated in France.
A landlord, by law, cannot withhold your deposit due to ‘fair wear and tear.’ You, as a tenant, cannot use your deposit as your last month’s rent payment. You should pay your rent up to the end of the tenancy.
If your landlord attempts to withhold any amount of your deposit, they should justify it properly with receipts or other documentation showing why the money is being withheld.
When your contract is finished, your landlord must return your deposit within the next two months, less any arrears or damages.
There’s not much you can really do to make sure your deposit will be safely returned at the end of your tenancy.
The best way is to build a good relationship with your landlord.
You can also have the property inspected by an independent third party at the start and end of the tenancy. Such inspections can be done by a ‘huissier’ or an estate agent. The charge is usually shared between you and your landlord.
Documents needed when applying to rent
Just like in many other countries, in France, it’s an estate agent who deals with your application. To apply, you need to submit the following:
- Your identity document – passport, driver’s license, other ID
- A document confirming your status – a work contract, employer’s reference, student card, business statement, or the documents confirming you are a retiree;
- Documents confirming you have financial support – the last three pay slips, pension or other benefit, previous tax return;
- Details of a guarantor and their pay slip;
- References of the previous rental.
Rental contract termination
The landlord cannot terminate your rental contract before the agreed expiry date. If, at the end of the contract, your landlord doesn’t want to renew it, they must issue a notice of termination citing reasons why the contract cannot be renewed.
Your contract will automatically renew unless you or your landlord give proper notice.
Your landlord’s notice of termination must be correctly drafted and sent out at the right time according to the law in France. Otherwise, the contract will be renewed.
The minimum notice period (le congé) depends on whether it is furnished or unfurnished. If you rent a furnished property, your landlord must give you notice at least three months before your contract expires. For unfurnished properties, the minimum notice period is six months.
There are only three reasons that can allow your landlord not to renew the contract with you: if there was a breach of tenancy conditions, if the landlord is going to live in the property themselves, or if the property is put up for sale.
If the property is put up for sale, you, as a sitting tenant, have a right of first refusal.
You might find useful:
- Living in France – a complete guide to living in France: the pros and cons, the best places to live in France, formalities, paperwork, etc.
- Healthcare In France For Expats – how to access public healthcare in France, register your S1 form with French healthcare authorities, French health insurance system, top-up and private health cover in France, etc.;
- The Best Places to Live in France – a detailed overview of France’s most popular locations for expats.
Helpful external links:
- Find more information on renting in France on the European Consumer Center France site.
23 comments
Mike Bassett
Hi, I am a retired Englishman living in France since 2017 and I have owned my own house in France since 2018 – it was a cash purchase so no mortgage. I am planning to sell my house and either rent or buy. Is there a limit to the amount of rent I can commit to – for example 50% of pension income. Last year I saw an apartment for sale that had somebody already renting it. It is to late now but could I have bought it and then given the tenant notice so that I could have moved in myself?
Dennis
Hi,
My wife and I have two kids and have been loving in France for the last decade. We need to get a bigger place. My wife was recently made unemployed. Will both of us have to be working in order to rent a house or will they accept that she is currently on unemployment and use that we have that as a second source of income?
Ola Williamson
Hi Mike,
There shouldn’t be any problem as long as your proof of income documents show you can afford the rent.
Hope this helps.
Ola Williamson
Hi Mike,
Do you mean to ask whether there’s legally a limit on how much of your income should be paid for rent? I am not sure there is. As to buying an apartment with a tenant, it all depends on the contract the tenant signed with the landlord. In general, if it is a long-term rental agreement (say, 3 years) then the tenant has a right to stay till the end of the contract. The best way is to consult a lawyer when you buy, the lawyer will be able to clarify the situation.
Edward Bonny
Hello,
I am searching apartment with 2 or 3 chambers from Rennes? We haven’t been too lucky in the “normal house market”.Could anybody help?
Would appreciate the help!
Best wishes,
Edward
Ola Williamson
Hi Edward, are you looking for long-term rentals? Could this be helpful: https://www.morningcroissant.com/vrbo/rennes/
Matt
I’m moving to Montpellier later this month and have an Airbnb sorted for the first few weeks, but would love some help finding an unfurnished place to rent longer term if anyone can help?
Marit Grotenhuis
Hi Matt,
How exciting that you are moving to France! Unfortunately I am too far away from Montpellier to help you, but you can have a look on Leboncoin, avendrealouer or seloger. This is where the French put their apartments or houses for rent.
Good luck and if I can help you with anything, don’t hesitate to contact me!
Kind regards, Marit
shamanth pereira
Hi,
My 3 boys ( 11 yrs, 8 yrs and 4 yrs), ny husband and I are looking to relocate to Nice outskirts near a tennis academy.
Are you able to help with finding a rental property and also suggestions on schools. Looking at all school options- french:bilingual . Would like to rent in a place with good local schools.
Thanks 🙏
Marit Grotenhuis
Hello Shamanth, I am not in the region of Nice, but maybe I could help you anyway.
You can contact me via contact@mp-bourgogne.com or have a look on my website
http://www.mp-bourgogne.com
Kind regards, Marit Grotenhuis
Nicole
Hi Ola,
I am moving to Paris, France in February for a job opportunity but having a hard time finding a furnished apartment. Would you know any real estate agents or a company that can help with this?
Ola Williamson
Hi Nicole,
Thank you for the comment, unfortunately, we don’t have a real estate expert in Paris to help you personally, but here are a few thing to try:
lodgis.com
https://www.paristay.com/paris-long-term-apartment/paris-long-term-rental.html
https://www.parisattitude.com/tenant/paris-furniture.aspx
https://housinganywhere.com/s/Paris–France/long-term-rentals
Hope this helps and good luck
Robert Kendzior
What does IC mean on a rental listing?
Ola Williamson
Would be helpful to know the context, it can be Including Charges (IC)
Stephen chambers
Hi, I have just left a property and the landlord is withholding the deposit and asking for more money. We left it in a good condition. Who can help me
Emma
@Stephen chambers, your best bet is to go and speak to someone at ADIL. They give free legal advice on property matters. We are taking our previous landlady through a tribunal to recover an unpaid deposit, plus interest/damages. Legally without an etat des lieux a landlord has no grounds to keep a deposit. The information in this article is factually incorrect. ADIL will be able to advise you on the process to follow.
Ola Williamson
Sorry to hear about your predicament. This is a hard issue to resolve, if it’s impossible to reach a reasonable agreement with your landlord, you might want to consult a landlord and tenant lawyer. This resource might be useful: https://www.hg.org/lawyers/france/landlord-and-tenant-law
Félicite
Hi , I would like to know if is possible to rent in in France while living in London. I would like to rent a one bedroom flat for my mother but I live and work in the UK
Ola Williamson
Hi Felicite, please get in touch with Marit https://expatra.com/author/maritgrotenhuis/, she might be able to help depending on where in France you want to rent.
Darryl Banks
Hello
My wife, our 5 year old son and i are moving to Chambery in August from LA
My wife is French and we are moving back to France to be closer to family after 25 years in LA
Looking for a house
Thank you
Ola Williamson
Hi Darryl, just emailed you the contact details of somebody who might be able to help. Good luck
Sean
Hello, Ola
Oddly enough my family and I are also moving to Chambéry like the person above, but we’re currently in France right now (we’ve been at a language school since August 2021). We’re having a tricky time figuring out how to start this process, but have been working on our dossier on dossierfacile.
Do you have any contacts in France who could walk some stupid Americans through this process?
Thanks!
Ola Williamson
I have emailed you the contact details of somebody who might be able to help. All the best with your move.