You’ve found an apartment in Paris. The landlord wants you to sign. But the contract is 15 pages long, entirely in French, and filled with terms you’ve never seen before. Sound familiar?
For expats, signing a French lease can feel like navigating a minefield blindfolded. The stakes are high: sign the wrong contract, miss a critical clause, or fail to understand your rights, and you could be stuck in a bad situation for months or lose your deposit entirely.
This guide breaks down everything you need to know about French rental contracts: the different lease types, what each clause actually means, red flags to watch for, and how to protect yourself as a tenant. Consider it your cheat sheet before you sign anything.
Understanding your French lease before signing can save you thousands of euros and months of headaches.
Types of French Leases (And Which One You Should Sign)
Not all French leases are created equal. The type of contract you sign determines your rights, how long you can stay, and how much protection you have under French law. Here’s what you need to know about each one.
Bail meublé (Furnished Lease)
This is the most common lease type for expats renting in Paris. A bail meublé is a one-year contract for a furnished apartment that automatically renews unless you or the landlord give proper notice. The apartment must include essential furniture: a bed, table, chairs, kitchen equipment, and storage.
- Duration: 1 year, automatically renewable
- Security deposit: Maximum 2 months’ rent (excluding charges)
- Notice period: 1 month for tenants, 3 months for landlords
- Best for: Most expats relocating for work or an extended stay
Bail non-meublé (Unfurnished Lease)
Unfurnished leases offer stronger tenant protections but require a longer commitment. These contracts run for three years (or six years if the landlord is a company) and automatically renew. “Unfurnished” in France often means completely bare: no light fixtures, no curtain rods, sometimes no kitchen cabinets.
- Duration: 3 years minimum, automatically renewable
- Security deposit: Maximum 1 month’s rent
- Notice period: 1 month for tenants in Paris (3 months elsewhere), 6 months for landlords
- Best for: Long-term residents planning to stay several years
Bail mobilité (Mobility Lease)
Created in 2018, the bail mobilité is designed for people in temporary situations: students, interns, professionals on assignment, or anyone needing short-term housing. The major advantage? No security deposit required.
- Duration: 1 to 10 months, non-renewable
- Security deposit: None (but Visale guarantee often required)
- Notice period: 1 month for tenants
- Best for: Students, interns, professionals on temporary contracts
To qualify, you must prove you’re in one of the eligible categories: higher education, internship, apprenticeship, professional training, temporary work assignment, or voluntary service.
Bail étudiant (Student Lease)
A variation of the furnished lease specifically for students. It runs for nine months (matching the academic year) and doesn’t automatically renew — you’ll need to sign a new contract if you want to stay longer.
- Duration: 9 months, non-renewable
- Security deposit: Maximum 1 month’s rent
- Best for: Students with proof of enrollment
Bail Code Civil: The Red Flag Lease
Here’s where things get tricky for expats. Some landlords and agencies offer foreigners a “bail code civil”: a lease type designed for secondary residences or corporate housing. The problem? It offers far fewer protections than a standard lease.
Under a bail code civil, there’s no minimum lease duration, no rent control, and the landlord can set much more flexible (read: unfavorable) termination terms. According to ADIL 75, the Paris housing rights organization, agencies regularly push this lease type on foreign tenants, even when the apartment is clearly their primary residence.
We regularly see this practice, particularly when the tenants are foreign nationals. Agencies make them sign a bail code civil, even though it is clearly their primary residence. — Marie Riberio, ADIL 75
If an agency offers you a bail code civil and the apartment will be your main home in France, push back. You’re entitled to a standard lease (bail habitation) with full tenant protections. If you’ve already signed one by mistake, you can petition a judge to have it reclassified. If you’re on a VLS-TS or carte de séjour, your immigration status alone does not justify a Code Civil lease. Learn more about the difference between a visa and carte de séjour.
Related: How to Avoid Rental Scams in Paris
Essential Clauses in Your Lease
Every French lease must include certain mandatory information. Here’s what to look for and what each section actually means.
Parties and Property Details
The lease must identify the landlord (or their representative), the tenant(s), and any guarantor. It should also describe the property in detail: address, floor, size (in square meters), number of rooms, and whether it’s part of a copropriété (condominium).
Pay attention to the “surface habitable” for the official living area. In France, this excludes spaces under 1.8m ceiling height, so attic apartments may be smaller than they appear.
Rent, Charges, and Payment Terms
Your lease will specify the monthly rent (loyer) and additional charges (charges locatives). Charges can be handled two ways:
- Forfait (flat rate): A fixed monthly amount that won’t change
- Provisions (estimated): Monthly estimates adjusted annually based on actual costs — you may owe more or receive a refund
The lease should clearly state the payment date, frequency, and bank details for transfers. Most landlords expect rent on the first of each month via bank transfer (virement).
Related: What It Costs to Rent in Paris: Rent, Fees, and Hidden Costs
Security Deposit (Dépôt de Garantie)
The security deposit protects the landlord against unpaid rent or damage. French law caps the amount:
| Lease Type | Maximum Deposit |
|---|---|
| Furnished (bail meublé) | 2 months’ rent (excluding charges) |
| Unfurnished (bail non-meublé) | 1 month’s rent |
| Mobility lease (bail mobilité) | No deposit allowed |
The landlord must return your deposit within two months after you leave, minus any justified deductions for damage or unpaid rent. If the état des lieux (move-out inspection) shows no issues, they have just one month.
Rent Increases (Révision du Loyer)
Your lease should specify if and how rent can increase. In France, rent adjustments are tied to the IRL (Indice de Référence des Loyers), a government index published quarterly by INSEE. The formula is straightforward:
New Rent = Current Rent × (New IRL ÷ Previous IRL)
The landlord can only increase rent once per year, on the anniversary of your lease. They cannot raise it arbitrarily or by more than the IRL allows. In Paris and other “zones tendues” (high-demand areas), additional rent control rules (encadrement des loyers) cap how much landlords can charge in the first place.
Clause Résolutoire (Termination Clause)
This clause allows the landlord to terminate your lease if you breach certain conditions. Under French law, it must be included in every lease and typically covers three situations:
- Failure to pay rent, charges, or the security deposit
- Not having valid home insurance (assurance habitation)
- Causing serious disturbances to neighbors
If triggered, the landlord can pursue eviction — though you’ll still have time to remedy the situation, and the process requires court involvement.
Your Rights as a Tenant in France
French law strongly protects tenants. Knowing your rights helps you avoid exploitation and stand your ground when necessary.
Habitability Standards
To be legally rented, an apartment must meet minimum standards:
- At least 9 square meters of living space
- Minimum ceiling height of 2.2 meters
- At least one window providing natural light
- Working heating, water supply, and drainage
- A separate bathroom and toilet
- No threats to health or safety
If your apartment doesn’t meet these standards, you may have grounds to request a rent reduction or terminate the lease.
Privacy and Landlord Access
Your landlord cannot enter the apartment without your permission. French law requires 24 hours’ notice before any visit, and you have the right to refuse unannounced access. The only exception: if repairs are urgent and you’re unreachable.
Rent Control in Paris (Encadrement des Loyers)
Paris has strict rent control. Landlords must charge within a reference range set by the city, based on neighborhood, apartment size, and whether it’s furnished. If your rent exceeds the legal maximum, you can challenge it, even after signing the lease.
You can check the legal rent range for any Paris address using the city’s official encadrement des loyers tool.
Winter Eviction Ban (Trêve Hivernale)
From November 1 to March 31, landlords cannot evict tenants, even for unpaid rent. This “winter truce” also prohibits cutting off electricity or gas. While this doesn’t erase debts or prevent legal proceedings, it provides crucial protection during the coldest months.
Right of First Refusal
If your landlord decides to sell the property, you have the first right to buy it (for unfurnished leases). They must notify you of the price and give you two months to respond, and four months if you need a mortgage.
Documents Attached to Your Lease
French law requires landlords to provide several diagnostic documents with the lease. Missing or outdated documents are a red flag.
DPE (Diagnostic de Performance Énergétique)
The energy performance certificate rates the apartment from A (efficient) to G (energy guzzler). This matters more than ever: since 2023, apartments consuming more than 450 kWh/m²/year cannot be legally rented. The restrictions tighten over time:
- From 2025: Class G apartments banned
- From 2028: Class F apartments banned
- From 2034: Class E apartments banned
Check the DPE before signing. A poor rating means high utility bills and potential issues if you want to stay long-term. For guidance on setting up electricity, internet, and insurance after signing, we cover the process step by step.
Other Required Diagnostics
- CREP (lead risk): Required for buildings built before 1949
- Electrical diagnosis: If the installation is over 15 years old
- Gas diagnosis: If the installation is over 15 years old
- ERP (natural and technological risks): Floods, earthquakes, industrial hazards
- Noise assessment: If near an airport
État des Lieux (Condition Report)
The état des lieux is a detailed inventory of the apartment’s condition at move-in and move-out. This document is critical: it determines whether you get your deposit back.
Document everything during your état des lieux — photos are your best protection for getting your deposit back.
Take your time during the move-in inspection. Photograph everything, note every scratch, stain, and malfunction. The report should include the condition of each room, all existing damage, and whether appliances work. Both you and the landlord must sign it.
If you discover issues within the first 10 days after moving in, you can request amendments. For heating problems, you have until the first month of the heating season.
Red Flags to Watch For
Some warning signs should make you think twice before signing — or at least negotiate harder.
Bail Code Civil for Your Primary Residence
As mentioned earlier, if an agency pushes a bail code civil when you’ll be living there full-time, this is a major red flag. You’re entitled to a standard lease with full protections.
Missing or Outdated Diagnostics
No DPE? An energy certificate from 2010? These are red flags. Landlords must provide current diagnostics. Missing documents could indicate a property that doesn’t meet legal standards.
Security Deposit Above Legal Limits
If a landlord asks for more than two months’ rent deposit for a furnished apartment (or one month for unfurnished), they’re breaking the law. Don’t agree, it’s not negotiable.
Vague or Missing Charges Breakdown
The lease should clearly state what’s included in the charges. If it’s unclear whether you’ll pay for water, heating, or building maintenance separately, ask before signing.
Pressure to Sign Immediately
Yes, the Paris market moves fast. But any landlord or agent who won’t give you time to read the contract carefully is a red flag. A legitimate landlord understands you need to review a legal document.
Rent Above the Legal Maximum
In Paris, check the encadrement des loyers before signing. If the rent exceeds the legal cap for that neighborhood and apartment type, you can refuse to pay the excess — even after signing.
How to End Your Lease
Life changes. Jobs end. You might need to leave Paris sooner than planned. Here’s how lease termination works.
Tenant Notice Periods
| Lease Type | Notice Period |
|---|---|
| Furnished (bail meublé) | 1 month |
| Unfurnished in Paris/zone tendue | 1 month |
| Unfurnished elsewhere | 3 months |
| Mobility lease | 1 month |
You can give notice at any time. You don’t need to wait for the lease anniversary.
How to Give Notice Properly
Notice must be in writing and delivered via one of these methods:
- Lettre recommandée avec accusé de réception: Registered letter with return receipt (most common)
- Huissier: Delivered by a bailiff (more expensive but ironclad)
- Hand delivery: With signed receipt from the landlord
The notice period starts from the day the landlord receives your letter — not when you send it. Plan accordingly.
When Landlords Can End Your Lease
Landlords can only terminate a lease at the end of its term, with proper notice (3 months for furnished, 6 months for unfurnished), and only for three valid reasons:
- To sell the property (you get first right of refusal)
- To move in themselves or house a close family member
- For a “legitimate and serious reason” — typically breach of lease terms
If your landlord doesn’t give proper notice, your lease automatically renews.
What to Do If Something Goes Wrong
Disputes happen. Here’s how to handle them.
Contact ADIL
ADIL (Agence Départementale d’Information sur le Logement) offers free housing advice across France. In Paris, ADIL 75 can help you understand your rights and options. Their advice is free, confidential, and available in multiple languages.
Departmental Conciliation Commission
For disputes that can’t be resolved directly, the Commission Départementale de Conciliation (CDC) provides free mediation between tenants and landlords. You must try conciliation before going to court for most housing disputes.
Legal Action
If conciliation fails, you can take the matter to the Tribunal judiciaire (formerly Tribunal d’instance). For complex cases — unpaid deposits, illegal clauses, harassment — consider consulting a lawyer specializing in housing law.
Final Thoughts
Signing a French lease doesn’t have to be terrifying. With the right preparation, you can protect yourself, understand your rights, and avoid the traps that catch many expats off guard.
The key points to remember: know which lease type you’re signing (and refuse a bail code civil for your primary residence), verify all required documents are present and current, check the rent against Paris’s legal limits, and never let anyone pressure you into signing without reading the contract.
When in doubt, ask questions. A good landlord will appreciate a careful tenant — and a bad one will reveal themselves by how they respond to reasonable requests.
Need help navigating Paris rentals? Explore guarantor options for expats or learn how Flatigo can help.
