Renting a House or an Apartment in France

French rental properties can generally be found through real estate agents with letting departments, local classified papers (often available free), you local AngloINFO Classifieds, or word of mouth.

Property rental websites

There are a few France-wide property search websites in English which allow a search for rental apartments and houses (and property for sale too). These are particularly helpful when looking for rental accommodation in the larger cities.

Se Loger: website (update daily) with classified advertisements for property sales and rentals, and advice for tenants and homeowners in France.

• Se Loger
• Se loger English-language version

Others:

• Tout pour se loger
• pap.fr

Once an appropriate property has been found there are certain necessary procedures to follow.

Leases and Rental Agreements

The lease agreement or tenancy contract (droit de bail or bail à loyer) stipulates terms and conditions of rental and rental rates and is signed between the landlord or estate agent (on behalf of the lessor) and the lessee. Blank, standard lease agreement forms are available from stationers.

The lease agreement must include the following:

• Owner's name and address and that of their agent (if relevant)
• Date on which the contract starts
• Duration of the contract
• Rental amount and terms of revision/increase
• Method of payment
• Amount of the deposit
• Type of accommodation (house, apartment, mixed dwelling)
• Declaration of common areas
• A description of the property (number of rooms, garage, garden, cellar)

Write and sign an inventory and condition report (état des lieux), with the lessor, to accompany the lease agreement. Make a list of fittings, fixtures and their condition and the condition of the property.

Building Reports

The DPE (Diagnostic de Performance Énergétique) is a report which details the amount of energy used by a building. It includes recommendations for improvements. The DPE should accompany any new or renewed lease agreement for a lease period of longer than four months.

It is the responsibility of the property owner to have a building examined and to make any obligatory improvements.

Landlords of property built before 1 January 1949 must also attach a CREP (Risque d'Exposition au Plomb) report detailing the risk of exposure to lead poisoning within the building. This CREP must accompany any new or renewed lease agreement.

The report details the presence, concentration and condition of lead throughout the building surfaces. It is the landlord's responsibility to repair any areas where there is a danger of exposure to degrading lead.

• For further information on diagnostic reports required by property owners: Click here (in French)

Documentation

On applying for a lease the applicant will usually be requested to show the following:

• Proof of income: the landlord/agent has the right to request proof of income
• Guarantor: an applicant may have to provide details of a guarantor who will be named in the contract and who will stand surety in the event that rent cannot be paid

Deposit

From February 2008 the amount of the refundable deposit (caution or dépôt de garantie) has been reduced, by law, from two months to a deposit of the value of one month's rent, paid up front on the signing of the lease agreement. In addition, the first month’s rent must be paid at the same time.
Note: This only affects rental contracts signed from 9 February 2008 onwards (not those signed before that date).

At the end of tenancy and on the return of the keys, the landlord/agent has up to two months to reimburse the deposit, deducting any money needed for repairs to the property. It is illegal to hold back the last months’ rent in lieu of the deposit.

Household Insurance and Certificates

The tenant is required by law to have a comprehensive household insurance certificate (premium rates depend on the size of the property). Proof of insurance must be shown to the lessor at the signing of the lease and may be requested at lease renewal.

The landlord may add a clause to both new and renewed contracts, demanding termination of the contract if the tenant fails to insure the property.

The following are covered by household insurance:

• A percentage of capital and valuables
• Legal costs incurred when personally liable or when claiming against a third party
• Civil liability
• Fire, explosion and related risks
• Weather-related risks (water damage)
• Attacks on the building and acts of God
• Theft and vandalism to set amounts
• Broken windows

In the case of houses with operating fireplaces, the owner is responsible for showing a certificate of safety from a chimney cleaning organisation (a Certificat de Ramonage). This must be renewed annually by the tenant and may be requested by the insurer and owner.

Rental Increases

Rent can be raised annually, either to an amount and on a review date agreed in the tenancy contract, or in the absence of this, it can be raised annually on the date of the signing of the contract.

Usually, rents are raised annually at a rate based the index of reference of rents (IRL) published quarterly by the National Institute for Statistics and Economic Studies (INSEE).

Renewal

If neither the owner nor tenant has given notice for the contact to end when the lease expires, then tacit agreement is made for it to continue (usually for a further one or three years). It may be formally renewed.

Landlord and Tenant Obligations

The French government website, service public, provides comprehensive information for landlords and tenants relevant to:

• Renting furnished accommodation as a principal residence (location d'un logement meublé): Click here
• Renting unfurnished accommodation (location d'un logement vide): Click here

The Tenant

The tenant's obligations are as follows:

• To pay the rent in full by the agreed date
• To pay taxe d’habitation (the invoice arrives by mail, usually in October)
• To pay service charges: water, electricity, communal maintenance in an apartment
• To use the property "appropriately"
• To be responsible for any damage unless it is the result of the landlord, someone on the property uninvited or force majeure (circumstances outside of their control)

Unless agreed in the lease contract a tenant may not:

• Use the property for commercial purposes
• Sublet without written agreement from the landlord
• Make any major changes, "transformations", to the property or structures without the landlord's consent

The Landlord

The primary obligation of a landlord is to rent "decent housing". A definition of decent means that the building will in no way damage the health and safety of a tenant. Factors included are condition of the building, effectiveness of drains and gutters, presence of natural light, effective electricity and mains water supply, ablution facilities and minimum size.

• Full details on the government website: Click here (in French)

If a landlord is negligent in carrying out essential repairs a tenant may not withhold their rent but may make a legal claim through the magistrates' court.

Moving in and Connecting Utilities

Moving in and Connecting Utilities Electricity (EDF): If the EDF bill is registered to the name of the outgoing tenant, open a new account, by calling the EDF number on the outgoing tenant's bill. Give the name of the outgoing tenant, incoming tenant and the date at which the new tenant takes on residence of the property. EDF will make an appointment to read the meter.

• Information is available on the EDF website: Click here (in French)

• Information in English for foreign residents: Click here

Gas (GDF): If the property is connected to mains gas, follow the same procedure as with EDF.

Telephone (France Télécom): Contact France Télécom with the name of the previous tenant and the telephone number associated with the property and identification in order to apply for a transfer of account details. Depending on the move, it may be possible to keep a previous number.

Taxes

French occupiers tax (taxe d'habitation) is paid annually by the occupier of a property on 1 January of the year. It provides for local area services (street cleaning, rubbish removal, lighting and so on). The amount due depends on the size and locality of the property.

• For information on taxe d'habitation from the Government: Click here (in French)

Various exemptions can apply including for people over 60 years of age, those who are the guardians of disabled adults and those receiving low income benefits (revenu de Solidarité active, rSa). Information on exemptions is available from the local Mairie (provide proof of age or circumstances and income).

Tax and Social Security

The French government has provided an online system for changing a French address. All social security and tax details will be updated. Note that a French tax and social security number is needed to use this service:

• For access to Changement d'adress en lingne: Click here

Terminating the Lease Agreement

The law of tenancy agreements is slightly different for furnished property used as a principal residence to unfurnished property.

Giving notice: furnished property

If a furnished property is rented out as a principal residence, the written agreement has a term of one year.

At the end of that period, the lease is automatically renewed for one year if no other agreements have been put in place. If the lease is with a student, the period is reduced to nine months and not automatically renewed.

If the landlord wants to change the terms of the agreement at the end of the year, three months' notice must be given to the tenant. If the tenant accepts the new terms, the contract is renewed for one year. If a landlord does not wish to continue a contract, they must provide three months' notice and a valid reason why they are not extending the agreement, such as the sale of the property or the tenant's failure to fulfill their obligations.

A tenant may end a contract at any time giving one month's notice.

Unfurnished property: tenant giving notice

Unless otherwise stated in the lease agreement, a tenant who wants to leave unfurnished rental property prior to the end date in the lease agreement must give three months' notice, by registered letter with acknowledgement of receipt (Lettre Recommandée AR) or by letter signed by a bailiff (un huissier).

In specific circumstances the notice period can be reduced to one month with the agreement of the landlord:

• If the tenant can prove they need to leave due to job transfer or job loss (this will require a letter from the employer)
• If the tenant is over 60 years of age and a move is required for health reasons
• If the tenant receives low income benefits (Revenu minimum d'insertion, RMI)

However, if the landlord does not agree to the early termination and cannot find a new tenant, the occupier is obliged to pay rent up until the final day of notice.

• For a sample of the letter of notice in French with English translation see AngloINFO INFOrmation Page,Giving notice on a tenancy agreement in France

Unfurnished property:  landlord giving notice

The landlord may not quit the agreement until the lease expires unless the tenant has not paid rent or significantly failed in their obligations. In that instance the lease is cancelled and the landlord must notify the tenant by registered letter or with a letter signed by a bailiff.

• For full details on the process for the expulsion of a tenant: Click here (in French)

The landlord must give notice to quit at least six months before the end of the contract, and then only if they want to take occupancy, give occupancy to a family member, or sell the property. In the case of sale, the tenant must be given first right of refusal. Notice must be by registered letter with acknowledgement of receipt (Lettre Recommandée AR) or by letter signed by a bailiff (un huissier).

Exceptions to these rules exist for owners of 60 years and over on minimum income.

Tenants in France are protected from eviction during winter. A landlord may not evict a tenant from 1 November to 15 March. This is the "trêve hivernale".

Inventory on departure

At the time of returning the keys, the original inventory and condition report (état des lieux) is reviewed together by the exiting tenant and owner.

The landlord/agent has up to two months to reimburse the deposit, deducting any money needed for repairs to the property. If the departing tenant feels that an unnecessary amount has been deducted, they may request to see the estimates for work done. In the event of a dispute, the matter can be passed to a bailiff.

It is illegal to hold back the last months’ rent in lieu of the deposit.

Legal guidance, contracts and rights

ANIL (Agence National pour l'Information sur le Logement) is a national organisation to to advise landlords (propriétaire) and tenants (locataire) on legal, financial and fiscal matters related to tenancy contracts. The website, in French, details all documents and obligations relevant to a tenancy agreement.

Each département of France has a departmental office, ADIL (Agence Départementale pour l'Information sur le Logement), which deals with specifically local matters.

• To find a local branch of ADIL: Click here and select the relevant region from the map

Property Rental Jargon Guide

French property rental advertisements typically do not state the number and type of rooms (example: sitting room, 3 bed, 2 bath), rather the total number of rooms (excluding kitchen and bathrooms).

• For example: a "maison 4 pièces" probably has four rooms in total (plus kitchen and bathroom)
• Example: F2 (appartement deux-pièces) is a one-bedroom house
• Example: T2 (appartement deux-pièces) is a one-bedroom apartment

Generally "T" denotes rooms of an apartment and "F" those of a house (F).

Related Information

• For information on all aspects of renting accommodation from the French Government: Click here (in French)
• For an example of a rental contract: Click here (in French)
• ANIL (Agence National pour l'Information sur le Logement)