France – Property Letting

How does the property letting process work in France?

Renting out a property in France follows a clearly structured legal process that landlords must adhere to from the very beginning. For a property to be legally offered for rent, it must satisfy certain baseline conditions: a ceiling height of at least 2.2 metres, a minimum living area of 9 square metres with a window, a separate bathroom, adequate heating, a functioning water supply, effective drainage, and it must not present any threat to the health or safety of its occupants. Before any property is advertised, it must hold a valid Energy Performance Certificate (diagnostic de performance énergétique, or DPE), which assigns homes a rating from A to G and must be referenced in all listings and included in the rental contract.

Once a property satisfies these requirements, landlords may advertise it independently or through an agency. Popular listing platforms include SeLoger, PAP, and Le Bon Coin. Landlords are entitled to screen prospective tenants and ask for supporting financial documentation — such as payslips, an employment contract, and references — though the law prescribes what categories of information may lawfully be requested.

A rental contract — referred to as a “bail” — is a legally binding document setting out the terms and responsibilities agreed between landlord and tenant. A written lease is not a formality; it is a firm legal requirement under French law. Unlike some jurisdictions where an oral agreement may have legal standing, a landlord who rents without a written contract risks a fine of up to €20,000 and a potential custodial sentence of one year under Law No. 2024-322 of April 2024.

Certain provisions must appear in every tenancy agreement. The contract must identify the tenant, describe the property, state the start date and duration of the tenancy, define the permitted use, set out the rent and deposit amounts, and — in the case of unfurnished lets — specify the floor area. Both parties may negotiate additional clauses, but certain provisions are prohibited — such as requiring rent to be paid by automatic debit, banning visits by guests, or charging for the issue of rent receipts.

Before the tenant takes possession, landlord and tenant must jointly complete a detailed property condition report (état des lieux d’entrée). An equivalent report is also required when the tenant vacates, allowing both parties to compare the property’s condition at each stage. This document carries considerable legal weight: it determines the legitimacy of any deductions from the deposit at the end of the tenancy.

What types of rental arrangements are available in France?

France makes a clear legal distinction between long-term unfurnished letting, furnished residential letting, and short-term holiday rentals — each category is subject to its own regulations, tax treatment, and registration obligations.

Unfurnished long-term letting is the predominant arrangement for residential properties. These lets — known as locations vides — are intended for extended occupation and carry stronger protections for tenants, with a mandatory minimum contract length of three years. At the end of that term, the tenancy renews automatically unless either party has served valid notice.

Furnished residential letting typically operates on a one-year contract. This arrangement is favoured for shorter-term stays and involves somewhat less extensive tenant rights than unfurnished lets. A particular sub-type — the bail mobilité (mobility lease) — was created under the Elan Law and offers contract durations of between one and ten months. It was designed to serve people on temporary work placements, training programmes, or study assignments. The Elan Law introduced mobility leases as a new category aimed at facilitating flexible short-term housing arrangements and encouraging shared accommodation.

Short-term and holiday letting — encompassing platforms such as Airbnb — is categorised as a meublé de tourisme and is now subject to considerably tighter controls. The Le Meur Law, enacted on 19 November 2024, brought in a suite of new restrictive measures to better regulate short-term furnished rentals, with the primary objective of curbing the widespread conversion of long-term residential stock into tourist accommodation. The law extends the authority of local mayors, enabling them to impose caps on the number of furnished tourist rentals permitted per neighbourhood, require offsetting measures through the conversion of commercial premises, and restrict how long primary residences may be rented out — in some cities, for example, to no more than 90 days per year.

Properties let as tourist accommodation must hold a DPE rating between A and E until 31 December 2033; from 1 January 2034, only properties rated A to D will qualify. If your property forms part of a condominium, it is essential to check the building’s bylaws, as some explicitly prohibit short-term tourist lets. From November 2024, newly established co-ownerships must make an explicit statement as to whether tourist rentals are allowed.

What rental income can landlords expect, and how are rates set?

In France, landlords and tenants are generally free to negotiate the initial rent when signing a new lease. There are, however, important exceptions in certain regulated areas known as zones tendues — localities where housing demand significantly outstrips supply — where rent controls restrict what can be charged on new lettings, renewals, and re-lets.

In a number of cities, specific rent caps (encadrement des loyers) establish maximum and reference rent levels that landlords are legally bound to observe. Cities currently operating under rent control include Paris, Lille, Hellemmes and Lomme, Lyon and Villeurbanne, Montpellier, Bordeaux, and the municipalities of Plaine Commune and Est Ensemble. Marseille and 24 communes in the Basque Country have more recently been added to this list. Landlords in affected areas should consult the applicable reference rent levels for their specific property at encadrementdesloyers.gouv.fr.

Rent may be reviewed once per year, but only where the tenancy agreement expressly contains a clause permitting such a revision; in the absence of that clause, no rent increase is permitted. Any permitted increase must be indexed to the Indice de Référence des Loyers (IRL), the official rent index. The IRL is issued quarterly by INSEE, the national statistics body, and reflects changes in housing-related costs.

A landlord is not permitted to raise the rent on a new letting or at renewal if the property’s primary energy consumption exceeds 331 kWh per square metre per year — corresponding to an F or G classification — and this restriction now has national application. There is also the Louer Abordable scheme, under which landlords who rent at below-market rates can benefit from a 15% tax relief by charging 15% below the market rate, or a 35% relief by letting at 30% below market rate, in exchange for signing a minimum six-year agreement with the housing body ANAH.

Do landlords need to provide a furnished or unfurnished property?

There is no legal requirement in France to let a property either furnished or unfurnished — both approaches are widespread — but the classification carries significant consequences for lease duration, tenant rights, deposit limits, and taxation.

Unfurnished (vide) lets are generally associated with longer-term occupation under a minimum three-year contract and afford tenants greater legal protections, while furnished (meublée) lets run on standard one-year contracts. For a letting to be legally classified as furnished, it must contain a prescribed minimum inventory of items. A furnished rental is defined as accommodation that includes all of the movable property necessary for normal daily use by the tenant, as set out in Decree 2015-981 of 31 July 2015.

A furnished property must include a kitchen equipped with appliances such as a microwave and refrigerator, a bed with bed linen, kitchen utensils, and basic living room furniture. The full inventory under the 2015 Decree also encompasses items such as window coverings in bedrooms, a table with seating, storage shelving, and cleaning equipment. Satisfying this standard matters because it determines whether letting income is taxed under the BIC (bénéfices industriels et commerciaux) regime for furnished properties — which provides different, and frequently more beneficial, deduction possibilities compared to the revenus fonciers regime applying to unfurnished lettings.

The furnished status of a property also affects insurance obligations: for furnished lets, the landlord is legally required to hold landlord insurance (assurance propriétaire non-occupant).

Do you need a licence or registration to let a property in France?

France does not operate a single universal landlord licensing scheme comparable to those found in countries such as Ireland or Scotland. Nevertheless, several registration and declaration obligations exist, varying by property type and letting model.

All property owners are required to submit a declaration to the French tax authority by 1 July each year for every property they own, specifying the type of occupation and, where applicable, the name of the occupant and the nature of their occupancy. This is completed through the “Gérer Mes Biens Immobiliers” section of the owner’s personal account on the tax authority’s website. Since January 2024, a fixed penalty of €150 per property per year applies to those who fail to submit this occupancy declaration.

For furnished lettings, registration with the business registry is obligatory. Landlords letting furnished properties must obtain a SIREN number from the commercial court registry in order to declare their income; this is a mandatory requirement and typically takes between a few days and a few weeks to process. A landlord becomes classified as a professional furnished landlord (Loueur en meublé professionnel, or LMP) when annual receipts from furnished accommodation exceed €23,000 and account for more than 50% of household income; in this case, formal business registration and a SIRET number are required.

The requirements for short-term holiday lets have become considerably more demanding. Before advertising a property as a short-term rental, owners must register with the local town hall — this is mandatory even for occasional rentals and can now be carried out via a national online platform. Local municipalities may impose further conditions, including a change-of-use authorisation, particularly in cities such as Paris.

How do you register as a landlord or obtain any required approvals?

The steps below outline the principal registration and compliance procedures applicable to landlords in France. Requirements and fees are subject to change, so it is always advisable to verify current procedures with the relevant authority — primarily the Direction Générale des Finances Publiques (DGFiP) for tax matters, Service-Public.fr for administrative requirements, and your local mairie (town hall) for short-term letting permissions.

1. Obtain an Energy Performance Certificate (DPE). Before marketing any rental property, engage a certified diagnostician to carry out a DPE assessment. The certificate must be included in all property listings and incorporated into the tenancy agreement. From January 2025, G-rated properties are prohibited from being offered for new residential lets. Ensure your property holds at least an E rating for standard residential letting and for short-term tourist accommodation.
2. Prepare mandatory diagnostic reports. Beyond the DPE, a full dossier de diagnostic technique (DDT) is required. This typically encompasses the DPE, a Carrez certificate confirming floor area, risk exposure reports, and full details of the rent calculation including reference rents for areas subject to rent control. The specific diagnostics needed depend on the age and location of the property.
3. Complete the annual property declaration. Submit a declaration for each property via the “Gérer mes biens immobiliers” service on the French tax authority’s online portal. This obligation has applied since January 2024, and a €150 penalty per property per year is imposed on those who fail to comply.
4. Register for furnished letting (if applicable). If letting a furnished property, you must formally declare the activity and obtain a SIRET/SIREN number through the Guichet des formalités des entreprises (INPI). Registration is free of charge and can be completed online, though processing time may range from a few days to a few weeks.
5. Register a short-term let with the town hall (if applicable). Any property offered as short-term tourist accommodation must first be registered with the local mairie — even for infrequent or occasional rentals. In certain cities, a change-of-use authorisation (autorisation de changement d’usage) is also required from the local planning authority. Fees and precise requirements vary by municipality, so check directly with your mairie.
6. Draft a compliant tenancy agreement. Use a standard lease template — available through Service-Public.fr — and verify that all mandatory clauses are present. Every rental contract must be written and must specify the rent amount, the duration of the tenancy, and the obligations of each party.
7. Conduct and document the état des lieux. Carry out a joint property inspection and inventory with the tenant at the point of move-in. The report must be signed by both parties; photographs are strongly recommended as contemporaneous evidence in the event of any dispute when the tenancy ends.

What are the rules around deposits in France?

French law imposes strict limits on the size of security deposits. For unfurnished properties, the deposit may not exceed one month’s rent, while for furnished properties the ceiling is two months’ rent. Unlike the deposit protection arrangements that operate in countries such as the United Kingdom or Ireland, France has no centralised government-backed deposit protection scheme. The deposit is retained directly by the landlord or their managing agent throughout the tenancy.

The deposit may be used to cover damage to the property, outstanding utility bills, or other tenant defaults. Once the tenancy comes to an end, the landlord must return the deposit within two months, applying any justified deductions where necessary. Tenants are not liable for damage they can demonstrate they did not cause, which is precisely why a thorough état des lieux at both the start and end of the tenancy is so important for both parties.

Any deductions made at the end of the tenancy must be supported by findings from the move-out condition report. A landlord is not entitled to increase the deposit amount when a tenant renews their lease. If the landlord fails to return the deposit within the statutory timeframe without adequate justification, the tenant is entitled to seek recourse through the local mediation service or through the courts. The governing rules are established by Law No. 89-462 of 6 July 1989, and up-to-date guidance should be consulted at Service-Public.fr.

Who is responsible for maintenance and repairs in France?

French law draws a clear line between the maintenance obligations of landlords and those of tenants. The landlord bears primary responsibility for keeping the property in a safe and habitable condition throughout the tenancy, while the tenant is expected to carry out routine day-to-day upkeep.

The landlord is responsible for significant repairs such as fixing roof leaks and replacing faulty heating systems, as well as rectifying any structural deficiencies that affect habitability. The tenant, by contrast, is expected to attend to minor items such as replacing light bulbs and keeping gutters clear, along with routine care of fixtures and appliances. A specific government decree (Décret du 26 août 1987) sets out a precise and prescriptive list of the repairs that fall to tenants — a more detailed framework than is typical in many other jurisdictions. Landlords cannot use the tenancy agreement to transfer major structural responsibilities onto the tenant.

The property must continue to meet minimum habitability standards throughout the letting period. A rental property must maintain a ceiling height of at least 2.2 metres and a floor area of no less than 9 square metres with a window, include bathroom facilities and a heating system, and must not expose the tenant to any health or safety risk.

Where disagreements arise, tenants and landlords may approach the local Commission Départementale de Conciliation (CDC) for free mediation. Disputes that cannot be resolved through mediation may be referred to the Tribunal d’Instance, the local court with jurisdiction over tenancy matters. Landlords are strongly encouraged to keep comprehensive records of all maintenance work carried out and any relevant written communications.

How are letting agents used in France, and what do they charge?

Letting agents (agents immobiliers) are commonly engaged in France and fulfil a broad role encompassing tenant finding, lease preparation, property condition reports, and ongoing property management on behalf of the landlord. Rentals in France may be arranged either directly between owner and tenant (particulier à particulier) or through a professional letting agency (agent immobilier). For landlords based abroad and managing property at a distance, a comprehensive management service can be invaluable.

Agent fees are subject to statutory regulation in France. Under the Loi Alur (2014), fees for tenant-related services — such as organising viewings, drafting the tenancy agreement, and conducting the état des lieux — are shared between landlord and tenant, with caps placed on the proportion that may be charged to the tenant. The tenant’s portion is capped according to the property’s location (whether in a zone tendue or elsewhere) and its size, as determined by annual decree. The landlord covers the balance. As of 2025, current capped rates should be confirmed via Service-Public.fr or with the relevant consumer protection authority, since fee caps are revised periodically by decree.

For full ongoing property management (gestion locative), agents typically charge a proportion of the monthly rent — ordinarily between 5% and 10% of annual rental income, though this varies by agency and location. These management fees are payable by the landlord and may be deducted against rental income for tax purposes under the régime réel. Always confirm current market rates and applicable regulatory caps directly with prospective agents or through the Agence Nationale pour l’Information sur le Logement (ANIL).

What taxes apply to rental income in France?

Rental income derived from French property is taxable in France, irrespective of whether the landlord is a resident or non-resident. The applicable tax treatment varies depending on whether the property is let furnished or unfurnished and on the residency status of the landlord. The competent authority for French tax matters is the Direction Générale des Finances Publiques (DGFiP).

Unfurnished letting (revenus fonciers): Income is declared as property income. Under the micro-foncier regime — available where annual income does not exceed €15,000, as of 2025 — a flat 30% allowance is automatically deducted, with income tax charged on the remaining 70%. Landlords may alternatively opt for the régime réel if their actual deductible expenditure exceeds the standard allowance.

Furnished letting (BIC — bénéfices industriels et commerciaux): The Micro BIC regime permits landlords to report rental income on their personal tax return without maintaining formal business accounts; instead, a fixed percentage is deducted as a notional expense allowance. From 2025, the standard Micro BIC allowance is 50% for classified tourist properties (ceiling €77,700) and 30% for non-classified furnished lets (ceiling €15,000). This represents a substantial reduction from previously available allowances, and specialist tax advice is strongly recommended.

Non-resident landlords: Non-residents are subject to a minimum French income tax rate of 20% on rental income up to approximately €28,797 (as of 2024); income above this threshold is taxed at 30%. These rates apply to net rental income after eligible deductions. Social charges or a solidarity levy are also payable in addition to income tax. The solidarity tax rate is 7.5% for those covered by a social security scheme in another EU member state, Switzerland, or the United Kingdom, and 17.2% for residents of countries outside those territories.

Non-resident landlords are required to file an annual French tax return even while living overseas. They must additionally report the income to the tax authority in their country of residence; France maintains double taxation agreements with many countries, so tax credit is generally available for tax already paid in France.

All property owners — including non-residents — are liable for taxe foncière, an annual property tax based on the cadastral rental value of the property and the rate set by the local authority. While the taxe d’habitation has been abolished for principal residences, it remains payable on secondary residences — that is, properties not used as the owner’s primary home. It is always advisable to engage a qualified French tax adviser for guidance tailored to your individual circumstances.

What are the rules around ending a tenancy or evicting a tenant in France?

French landlord and tenant legislation is widely regarded as strongly weighted in favour of tenants. While the system prioritises tenant security and affordability, landlords do retain rights in relation to rent-setting, termination of tenancy on valid grounds, and use of their property. A thorough understanding of notice requirements and the legal grounds for regaining possession is essential before entering the rental market.

The notice period that a landlord must serve — known as le congé — differs according to whether the property is furnished or unfurnished: three months’ notice is required for furnished properties and six months for unfurnished ones, calculated from before the lease end date. If the landlord fails to serve notice within the applicable window, the tenancy will renew automatically. Notice must be delivered by recorded post or through a huissier (bailiff), and must clearly state the grounds on which vacant possession is being sought.

There are only three recognised grounds on which a landlord may legitimately recover a property at the end of a tenancy: to occupy it personally or make it available to a close family member, to sell it with vacant possession, or for a serious and legitimate reason such as persistent non-payment of rent. Where the landlord serves notice to sell the property, the sitting tenant of an unfurnished let has a right of first refusal to purchase, provided that property constitutes their principal residence.

Eviction is only possible by way of a court order, and specific protections apply between November and March each year, a period known as the trêve hivernale (winter truce). During this window, landlords are prohibited from evicting a tenant, including in cases of rent arrears. Compared with many other countries, France’s eviction procedure is both protracted and strongly oriented towards tenant protection — securing a court order and carrying through an eviction can take many months, and sometimes considerably longer. Landlords are strongly advised to seek professional assistance from a huissier or a specialist property lawyer before initiating any eviction process.

From the tenant’s perspective, a tenant may bring a standard unfurnished tenancy to an end at any point during the lease by giving at least three months’ written notice — reduced to one month in specific circumstances such as redundancy, a serious health condition, or relocation for employment reasons. The notice period for a furnished tenancy is generally one month.

What should expat landlords know about managing property remotely in France?

Foreign nationals face no general restrictions on owning or letting property in France, and there are no rules preventing rental profits from being transferred abroad — subject to compliance with applicable tax obligations. That said, running a French rental from abroad demands careful preparation across legal, administrative, and taxation fronts.

Engaging a French property management company (gestionnaire locatif) is the most practical approach for landlords at a distance. A professional manager can handle tenant sourcing, lease execution, rent collection, maintenance coordination, and annual reporting obligations. This also addresses a practical necessity: professional assistance from a huissier or a managing estate agent is strongly recommended when dealing with processes such as lease termination.

A power of attorney (procuration) may be necessary to authorise a representative in France to sign legal documents, engage with notaires, or conduct legal proceedings on your behalf. This can be established before a notaire in France or through a French consulate in your country of residence.

French income tax applies to rental earnings from French property regardless of where you live. Rental income is taxable in the jurisdiction where the property is located, and as a non-resident you remain obliged to file an annual French tax return for that income. Non-resident landlords are registered with the Direction des Impôts des Non-Résidents (DINR) and must submit their returns through that office.

The obligation to file the annual occupancy declaration rests with the property owner, even where day-to-day management has been entrusted to a real estate agency. This means you remain personally accountable for annual property declarations, energy performance compliance, and adherence to rent control rules — regardless of the level of involvement of any managing agent. Given the significant changes to furnished letting tax rules introduced by the 2025 Finance Law, engaging a French accountant (expert-comptable) who specialises in non-resident property taxation is highly recommended.

Frequently asked questions

Can a non-resident own and let property in France?

Yes. No restrictions apply to foreign nationals who wish to own or let residential property in France. Non-resident landlords are liable to French income tax on their rental earnings and must submit an annual tax return to the Direction des Impôts des Non-Résidents (DINR). France has concluded double taxation agreements with numerous countries to prevent the same income from being taxed twice. Always verify your obligations with both the French tax authority (impots.gouv.fr) and a qualified tax adviser in your country of residence.

Do I need a local agent to let my property in France?

No legal obligation to use a letting agent exists for long-term residential lettings. However, for landlords who are based abroad and managing property at a distance, appointing a professional property management agency is strongly advisable. A good agency will handle compliance with tenancy legislation, coordinate maintenance, collect rent, and fulfil annual declaration requirements. In cities such as Paris, where short-term lets are subject to specific municipal rules around change-of-use authorisation, local expertise is particularly valuable.

What is the minimum lease length for a residential tenancy in France?

Unfurnished lettings carry a minimum contract length of three years, while furnished residential lettings are typically agreed on a standard one-year basis. A particular sub-category — the bail mobilité (mobility lease) — permits shorter terms of between one and ten months for tenants in temporary circumstances, such as professional secondments, vocational training, or academic study. Short-term tourist accommodation and holiday lets fall outside this residential letting framework entirely.

How much deposit can I take from a tenant in France?

The security deposit is capped at one month’s rent for unfurnished properties and two months’ rent for furnished properties — as of 2025. There is no centralised deposit protection scheme as found in certain other countries; the deposit is held directly by the landlord or their appointed agent. The deposit must be returned within two months of the tenancy end date, with any justified deductions supported by evidence from the move-out inspection report.

Are there properties I am not allowed to rent out in France?

Yes. Since January 2025, properties classified as G under the DPE energy rating system are prohibited from being offered for new residential lets. The ban extends to F-rated properties from 1 January 2028, and to E-rated properties from 1 January 2034. Properties that fail to meet minimum habitability standards — covering floor area, ceiling height, sanitation, and heating — also cannot lawfully be let. Current DPE rules are available at ecologie.gouv.fr.

How is rental income taxed for non-resident landlords in France?

Non-resident landlords are subject to a minimum French income tax rate of 20% on net rental income up to approximately €28,797, rising to 30% on income above that level — as of 2024. A solidarity levy is also payable on top of income tax. The rate is 7.5% for those affiliated to a social security scheme in an EU member state, Switzerland, or the United Kingdom; landlords resident outside those territories face a higher charge. Consult the French tax authority (impots.gouv.fr) and a tax specialist for current applicable figures.

Can I list my French property on Airbnb or a similar platform?

Yes, but short-term tourist letting is now governed by considerably stricter rules following the Le Meur Law of November 2024. Registration with the local town hall is mandatory before a property may be advertised as short-term tourist accommodation, even where rentals are infrequent or occasional. In certain cities, a change-of-use authorisation is also required. Some local authorities have the power to cap rental duration for primary residences — for example, to a maximum of 90 days per year. You should check the rules specific to your municipality with the local mairie before proceeding.

What happens if my tenant stops paying rent in France?

Where a tenant falls into arrears, the landlord must pursue a formal legal process to recover unpaid rent or regain possession of the property. This generally begins with a formal written demand, followed by a court application for an eviction order if the matter is unresolved. Evictions can only be carried out on the basis of a court order, and the trêve hivernale (winter truce) from November to March prevents any eviction during this period — including cases involving unpaid rent. The overall process can be protracted. Landlords are advised to take out rent guarantee insurance (garantie des loyers impayés, or GLI) before the start of the tenancy, and to seek legal advice at the earliest indication of arrears.