A Guide to Renting in France

Although home ownership in France is increasing, most people live in rented accommodation. In major cities apartment living is the usual way of life.

The Internet is changing the way we do many things, until recently nearly all property rentals were arranged through an an agent immobilier – estate agent – this was their main business, but increasingly home rentals are advertised and sought online. Sales of private properties have increased, as has the number of agencies and the rental service has changed, although there are usually some specialist agencies offering rentals in large towns.

In France the tenant has very strong rights and is protected in many ways from exploitation by landlords. But this protection has caused problems for property owners. There are many cases where an owner has not received any rent for years yet cannot gain access to their own property. This has discouraged owners from renting and there are changes now planned to some laws which give fair rights to both owners and tenants.

At present an unfurnished property will be offered normally on a standard three year agreement, renewable for a further two three year periods with fixed maximums to the increase of rent to be paid. Furnished accommodation is often offered on a one year agreement and a registered student can obtain a nine month agreement.

Unless there are restrictions (as there are in central Paris) a furnished property can be rented as a seasonal or vacation property for any period less than six months. In central Paris only one year tenancy agreements can be offered, vacation rentals are not allowed, unless the proeprty is correctly registered and rated as a commercial property (very few are).

The tenant can cancel the rental agreement with three month notice. The owner can only request vacant possession at the end of the period of the lease if they require if for their own use or intend to sell the property. If the property is offered for sale the tenant has the first right of refusal to purchase. An owner cannot artificially inflate the selling price or use other devices to inconvenience the tenant without risking expensive penalties.

If you are looking for rented accommodation and use estate agents, you need to know that there is no central listing service so it is necessary to get information from all agencies in a region to find the available properties.

Many commercial owners do prefer to use agencies to assist in protecting them from “troublesome” tenants. Agents will charge normally at least one months rent commission for finding a suitable tenant and about the same each year for managing the rental. Howeern renting diret from an owner does not often reduce the rental demanded, although you mayb able to negotiate the deposit required.

Agencies will normally demand a further two months, sometimes three months, rent as a security deposit. This is only repaid at the end of the tenancy after a full inspection of the property has been completed.

When a tenancy has been agreed, a detailed inspection (an état des lieux) is made – ther are standard foms for this and it is usually ery detailed. The tenant should check carefully all entries, note any prior defects or damage to the property and take photographs where possible. Make an note of every hole, scratch, mark or stain. For a landlord to claim a property had to be completely repainted and to charge a huge professional rate for this to the departing tenant does happen.

Unfurnished property can be very basic, a kitchen may only have a basic sink, I have seen properties where the light bulbs are removed and not offered with the property. If you are taking over a property and view it when it is occupied, do not expect any of the fittings and fixtures to remain, or insist that those items which are with the property are listed and agreed.

Be sure you are aware of any other costs in renting. You will be liable for the taxe d’habitation each year. Interestingly it is the person who occupies the property on January the first of a year who is liable, so if you move in on January the 2nd you get 364 day free of this tax for your first year. The owner of the property is liable for the other local tax the taxe fonciere. Check what this is at the local Mairie.

There are other charges on a property, especially apartments. Management, maintenance and concierge charges may apply, be sure to get these confirmed and explained in writing before you sign an agreement. These charges do change annually, rarely downwards.

Services are usually paid by the tenant, most usually water gas and electricity, but also waste collection and other services may be added charges. Check carefully what is included in the rental.

Once you have found a place to rent and are comfortable with the agreement, you will have to prove your income. This is usually proof of at least the previous three months income, a contract of employment, bank statement details. Your disposable income should be at least three times the rent demanded. If there is any problem, you may also be asked to supply one or more guarantors who have assets or proven income to support your charges. Guarantors are almost certain to be demanded if you are self employed or an “artist”. Now you know why many famous artists lived in squalid garrets, they could not get a proper apartment.

In most cases you will need a French bank account as payment will usually be demanded by autonomic monthly payment.

However, first you have to find your property – this is anther article.