Deposits, canceling a lease, repairs, insurance, and fees

Once you have secured a rental, the financial and legal obligations continue beyond simply paying rent each month. 

Deposits, notice periods, maintenance responsibilities, insurance, and fees are all tightly regulated in France, and understanding these rules can prevent disputes and unexpected costs.

Security deposits: how much and how they work

In France, a security deposit (dépôt de garantie) is optional but very commonly required in practice. If a landlord asks for one, it must be clearly stated in the rental contract.

The maximum amount depends on whether the property is furnished:

• Furnished rentals (meublé): the deposit cannot exceed two months’ rent (excluding charges).

• Unfurnished rentals (loué vide): the deposit is capped at one month’s rent (excluding charges).

As an alternative, landlords may ask for rent to be paid several months in advance (for example, quarterly payments). However, they cannot legally require both advance rent payments and a security deposit.

The deposit is held by the landlord, not by a third party or government-backed scheme, unlike in some other countries.

Getting your deposit back

The condition of the property at move-out is assessed against the état des lieux de sortie, compared to the inventory conducted when you moved in (état des lieux d’entrée).

• If there is no difference between the two inventories, the landlord has one month from the return of the keys to refund the full deposit.

• If damage attributable to the tenant is identified, the landlord has two months to return the remaining balance.

Landlords may deduct sums for repairs caused by the tenant, but they must justify these deductions. They are required to provide estimates or invoices showing the cost of the damage. Importantly, they do not have to actually carry out the repairs – only demonstrate that they have suffered financial loss as a result of the tenant’s actions.

Normal wear and tear cannot be charged to the tenant. If the landlord fails to return the deposit within the legal deadline, penalties can apply, including interest charges equivalent to 10% of the monthly rent for each month of delay.

Tenants may not use the deposit to cover their final month’s rent.

Canceling a lease: notice periods and procedures

French rental contracts renew automatically unless one of the parties gives notice within the legally defined timeframe.

• Furnished rentals are usually signed for one year and renew automatically.

• Unfurnished rentals are usually signed for three years and also renew automatically.

Landlords may only terminate a lease at the end of its term and only for specific reasons, such as selling the property, moving in themselves (or housing a close relative), or for a serious and legitimate reason related to the tenant’s conduct.

Tenants, by contrast, have far more flexibility.

• For furnished accommodation, tenants can terminate the lease at any time with one month’s notice.

• For unfurnished accommodation, the standard notice period is three months, although this can be reduced to one month in certain situations, including job loss, relocation for work, health reasons, or if the property is located in a designated high-demand area.

Notice must be given formally. The safest and most common method is to send a registered letter with acknowledgement of receipt (lettre recommandée avec accusé de réception) to the landlord or managing agent. The notice period begins on the day the letter is received, not the day it is sent.

Repairs and maintenance: who is responsible?

French law draws a clear distinction between routine maintenance and major repairs.

Tenants are responsible for day-to-day upkeep of the property and its fixtures. This includes tasks such as:

• routine servicing of appliances and boilers

• replacing small parts (light fixtures, seals, filters)

• minor repairs to doors, windows, and fittings

• general cleanliness and care of furniture in furnished rentals

A detailed list of tenant responsibilities exists in law and is often referenced in the rental contract.

Landlords, on the other hand, are responsible for major repairs and structural maintenance, including:

• replacing faulty boilers, heating systems, or major appliances

• ensuring plumbing and electrical systems remain safe and functional

• repairing or replacing worn-out shutters, pipes, or wiring

• carrying out urgent repairs, particularly where health or safety is at risk

Landlords are also legally obliged to provide and maintain a property that meets minimum standards of decency and habitability. If essential services such as heating or hot water fail – especially during winter – repairs must be carried out promptly.

Tenants should report problems in writing and keep records of correspondence, particularly if repairs are delayed.

Insurance: mandatory for tenants

All tenants in France are required to take out home insurance (assurance habitation). This is not optional, and landlords or agents routinely ask for proof of coverage, often annually.

At a minimum, tenant insurance must cover rental risks (risques locatifs), including damage caused by fire, water leaks, or explosions. This basic coverage protects the landlord’s property but does not insure your personal belongings.

To cover furniture, electronics, and personal possessions, tenants must opt for more comprehensive coverage, which is strongly recommended.

If a tenant fails to provide proof of insurance, the landlord may either:

• terminate the lease, or

• take out insurance on the tenant’s behalf and charge the cost back to them

Insurance premiums vary widely depending on location, property type, size, and coverage level, but are generally modest compared to US renters’ insurance.

Copropriété charges: what apartment renters should expect

If you rent an apartment in France, you will almost certainly be living in a copropriété. This is the legal framework governing most buildings divided into multiple flats, particularly in towns and cities, but also in places such as ski resorts and holiday developments.

A copropriété consists of private areas (individual apartments) and communal areas shared by all residents, such as hallways, stairwells, elevators, gardens, parking areas, and trash storage. The system is governed by a national law dating back to 1965 and applies to the vast majority of apartment buildings.

Although tenants are not members of the copropriété themselves, the way it functions has a direct impact on what you pay and how the building is run.

Overall, tenants should expect to pay copropriété charges of between €25 and €40 per square meter per year. As a rule of thumb, the charges are typically on the higher end in Paris.

What copropriété charges cover

Copropriété costs are paid by the apartment owner, but many of these charges are legally recoverable from tenants and are therefore passed on as part of the monthly charges listed in your rental contract.

These charges typically contribute to:

• cleaning of communal areas

• gardening and upkeep of outdoor spaces

• elevator maintenance and servicing

• a caretaker or concierge, if the building has one

• collective water and, in some cases, heating

• routine maintenance and approved repairs to shared parts of the building

Charges are usually billed quarterly to owners by the building’s management company and then apportioned to tenants monthly or annually, depending on the lease terms. Your contract should clearly state which charges are included and how they are calculated.

Some expenses are not recoverable from tenants, such as major structural works or improvements voted by owners, but the distinction is not always intuitive. If in doubt, ask the agent or landlord for clarification before signing.

How the copropriété is managed

Each copropriété is run through a set of formal bodies that tenants will hear mentioned frequently.

The syndicat des copropriétaires refers collectively to all apartment owners in the building. They meet once a year at the assemblée générale (AG), where decisions are taken on budgets, repairs, insurance, and future works.

Day-to-day management is handled by the syndic, usually a professional firm, which organizes cleaning, maintenance, billing, and compliance with safety rules. The syndic sends out regular calls for funds (appels de fonds) to owners and implements decisions voted at the AG.

Owners also elect a conseil syndical, which acts as a supervisory committee, checking that the syndic is doing its job properly.

As a tenant, you do not attend AG meetings or vote, but decisions taken there – such as approving expensive works or upgrading equipment – can affect charges for years to come.

Rules of living in a copropriété

Each building has a detailed internal rulebook called the règlement de copropriété. This document governs use of communal areas and sometimes aspects of life inside the apartments themselves.

Rules may cover issues such as:

• noise levels and permitted hours for DIY work

• use of balconies and shared outdoor areas

• parking arrangements

• restrictions on professional or commercial activity

• use of communal spaces for storage

While tenants are not signatories to the règlement, they are expected to respect it. 

Ignoring the rules may not only create tension with neighbors but can also lead to complaints being raised with the landlord or managing agent.