Renting in France: what Americans need to know

Around 43% of homes in France are rented, according to the French housing ministry, split between private rentals and social housing. 

For newcomers, renting offers flexibility, legal protection, and a chance to understand how a neighborhood – and the French rental system –really works before making a long-term commitment.

Test an area by renting first

Even if your long-term plan is to buy, renting first is strongly advised. French towns and cities can vary dramatically, not just from region to region, but from one street to the next. 

Proximity to schools, public transport, markets, bars, seasonal tourism, and even weekly refuse collection can all have a major impact on daily life.

Renting allows you to ‘test drive’ an area through different seasons. A quiet village in winter may be overwhelmed by tourists in summer; a lively urban neighborhood may feel very different at night than during the day. 

Renting also avoids exposure to short-term currency fluctuations if you are transferring funds from the US, and it gives you time to understand French property taxes, utilities, and building charges before committing to ownership.

Tenants in France benefit from strong legal protections, including the trêve hivernale (winter eviction ban), which generally prevents evictions for unpaid rent between November 1 and March 31. 

This protection reassures tenants, but it also explains why landlords can be cautious about whom they accept, particularly foreign applicants without an established French financial history.

How to find a rental and the role of agents

Estate agents play a central role in the French rental market. Most agencies that sell property also handle rentals, and local agencies frequently cooperate with one another. If an agent does not have suitable rentals, they will often refer you elsewhere.

Agency fees are relatively high by US standards but have been capped by law (by the Loi ALUR) since 2014. These fees cover viewings, preparation of the rental file, drafting the lease, and move-in formalities, and apply to both furnished and unfurnished properties. 

The amount a tenant can be charged depends on location:

• High-demand areas (including Paris and surrounding communes): up to €12 per square meter

• Medium-demand areas (major cities such as Lyon, Bordeaux, or Toulouse): up to €10 per square meter

• Low-demand areas: up to €8 per square meter

These caps apply under the ALUR regulated rental regime – tenant fees cannot exceed the landlord’s share for those capped services. Any additional costs must be paid by the landlord. 

Online platforms such as SeLoger, LeBonCoin, Bien’ici, and Logic-Immo are also widely used.

These list both agency-managed properties and those offered directly by private landlords (particuliers). 

Renting directly can be cheaper, but scams do exist. Never send money or personal documents before visiting a property in person and verifying the owner’s identity.

The rental contract: what you are signing

All residential rental contracts in France must follow a legally defined format. They tend to be long, detailed documents and should be read carefully.

Contracts fall into two broad categories:

• Unfurnished (loué vide / non-meublé): usually a three-year lease, renewable, with a security deposit of one month’s rent and a standard notice period of three months (reduced to one month in high-demand areas).

• Furnished (meublé): usually a one-year lease (or nine months for students), renewable, with a security deposit of up to two months’ rent and a one-month notice period.

A furnished rental must legally include a defined list of equipment, including a bed and bedding, cooking facilities, refrigerator, basic kitchenware, table and seating, lighting, storage, and cleaning equipment.

Every rental contract must specify, among other things:

• the identity and address of the landlord (or agent) and tenant

• the type of lease and permitted use (residential only, or mixed residential/professional)

• a description of the property and any shared facilities

• the habitable surface area

• the amount of rent, payment frequency, and any rent revision clause

• the previous tenant’s rent (if they left within the last 18 months)

• the security deposit amount

• responsibility for utilities and building charges

• an estimate of annual energy costs

In cities subject to rent controls (including Paris, Lille, Lyon, Bordeaux, and others), additional disclosures are required.

Technical diagnostics must be annexed or supplied shortly after signing. These include the energy performance certificate (the DPE is explained in chapter 6), lead exposure report (for older buildings), gas and electrical safety certificates where applicable, and local risk reports (natural, industrial, or noise-related). Properties rated ‘G’ for energy efficiency cannot be rented since 2025.

Certain clauses are explicitly banned, including requirements to pay rent only by direct debit, bans on guests, or penalties for legally ending a lease early.

État des lieux: the inventory matters

One of the most important steps in the French rental process is the état des lieux, or inventory. This is a detailed, room-by-room description of the property’s condition at move-in (état des lieux d’entrée) and again at move-out (état des lieux de sortie).

The inventory is conducted when keys are handed over, ideally with both parties present. Existing damage, wear, stains, and defects should be noted in writing, along with meter readings for gas and electricity. Smoke detectors, which are mandatory, should be tested.

Once signed, tenants have ten days to request amendments if something was missed. If the inventory is conducted directly between tenant and landlord, it must be free. If done by an agency, the cost is shared and capped at €3 per square meter for the tenant.

The exit inventory determines whether any part of the security deposit can be withheld. Landlords cannot charge for normal wear and tear and must justify any deductions with invoices or documentation. Deposits must generally be returned within two months of move-out.

Documents: what landlords can – and cannot – request

French law strictly regulates the documents landlords may request, following widespread abuse in the past. 

Expect to prepare a dossier de location (rental file) containing copies of approved documents, often for both you and your guarantor.

Authorized categories include:

Proof of identity

Passport, EU ID card, driver’s license, residence permit, or visa.

Proof of residence

Recent rent receipts, an attestation from a previous landlord, or a sworn statement if you are new to France.

Professional status

Work contract, employer letter, student enrollment certificate, or business registration documents.

Financial resources

Recent pay slips, pension statements, tax assessments, or proof of other income.

In most cases, landlords also require a guarantor (garant) - someone who agrees to cover rent and damages if you cannot. Guarantors are usually expected to earn at least three times the monthly rent and are often preferred if based in France. This can be a hurdle for Americans.

If you cannot provide a private guarantor, alternatives include:

• Visale, a free state-backed guarantee for young renters and certain foreign workers

• private guarantor companies, such as Garantme or Cautioneo

• bank guarantees, where funds are blocked in an account

• employer guarantees, depending on your employment contract

Landlords may not request non-authorized documents such as bank statements, medical records, criminal background checks, or proof that your bank account is ‘in good standing’. Doing so can result in fines.