Renting a Property in France: A Complete Guide for Expats from the USA and the UK

Moving to France from the UK or the USA is exciting—but the rental process can feel very different from what you’re used to. France has a well-regulated system that protects both landlord and tenant, but it involves a good deal of paperwork and formalities.

Here’s a practical, step-by-step guide tailored to help British and American expats navigate renting a home in France smoothly and confidently.

1️⃣ Define Your Needs and Budget

First step: Be clear about what you’re looking for:

Location: Big city, small town, or rural?

Property type: Apartment, house, furnished (meublé), or unfurnished (non-meublé).

Monthly budget: Remember listings often show rent hors charges (excluding building fees or utilities).

👉 For UK/US expats: France expects you to prove your income can cover the rent. A common rule: rent should be no more than ~30–35% of your monthly net income.

2️⃣ Finding Properties

Popular ways to search:

Agencies (agences immobilières) – professional help, but you pay agency fees.

Websites: SeLoger, Leboncoin, PAP, Bien’ici.

Property Finder France (www.propertyfinderfrance.com)

Local newspapers and noticeboards.

Tip for Americans/UK renters: French agents rarely “show you around” town like UK/US realtors. You pick individual listings you want to view.

3️⃣ Viewing Properties

Schedule viewings quickly—good rentals go fast.

 Ask about charges: are they included (charges comprises) or extra?

 Clarify furnished vs unfurnished. Furnished rentals in France are legally defined and must include basics (bed, tableware, etc.).

Cultural note: Don’t expect American-style built-in closets or large fridges in older places!

4️⃣ Preparing Your Rental Dossier

This is where many UK/US expats get surprised. French landlords expect a formal dossier (application file), often stricter than in the UK or US.

Typical contents:

Passport + visa/residence permit.

Proof of income (recent payslips, work contract, French tax return if you have one).

Proof of current address (utility bill).

Bank statements (especially if new to France).

Guarantor details (if required).

Note for expats:

If you don’t have French payslips yet, landlords may be hesitant. Consider employer letters, overseas payslips, or bank savings as extra proof.

Many expats use Visale (a free government-backed guarantor service) or pay rent insurance to reassure landlords.

5️⃣ Making an Offer & Signing the Lease

If your dossier is accepted:

You’ll sign a bail (lease agreement).

Unfurnished: Typically 3 years, renewable.

Furnished: Typically 1 year, renewable (or 9 months for students).

✅ French leases are regulated. You can’t be evicted without serious cause.

✅ Review all terms carefully—especially rent, charges, notice periods.

6️⃣ Security Deposit (Dépôt de Garantie)

Typically 1 month’s rent for unfurnished.

Up to 2 months for furnished.

It’s refundable at the end of the lease minus damage or unpaid bills. French law requires landlords to return it within 1–2 months after move-out.

7️⃣ Entry Inspection (État des lieux d’entrée)

This mandatory move-in inspection details the condition of everything:

You and the landlord (or agent) check walls, floors, appliances.

You both sign the report.

✅ Take it seriously. It’s the basis for getting your full deposit back.

Tip: Take your own photos.

8️⃣ Setting Up Utilities & Insurance

Unlike in the UK or US, tenants are usually responsible for setting up:

Electricity, gas, water accounts in your name.

Internet and phone contracts.

Crucial: You must get home insurance (assurance habitation). It’s required by law.

It covers liability and damage.

You’ll need to show proof to the landlord every year.

9️⃣ Paying Rent & Charges

Rent is paid monthly.

Some building fees (charges) may be included, but not always.

Utilities are often separate.

French leases usually allow only regulated rent increases (index-linked, not arbitrary).

1️⃣0️⃣ Giving Notice

Unfurnished: Standard notice = 3 months, though it can drop to 1 month in designated tight-rental areas (zones tendues) or for job-related moves.

Furnished: 1 month’s notice.

✅ Must be given by registered letter with acknowledgment of receipt (lettre recommandée avec accusé de réception).

1️⃣1️⃣ Exit Inspection (État des lieux de sortie)

Done at move-out.

Compared to the entry report.

Damage beyond normal wear may lead to deposit deductions.

Landlords must return your deposit within 1–2 months, depending on condition.

🇬🇧🇺🇸 Special Advice for British and American Expats

✅ Guarantors: French landlords often want a guarantor in France. Consider services like Visale or specialized expat guarantor services if you don’t have family here.

✅ Paperwork-heavy culture: France loves formal documents. Your well-prepared dossier is essential.

✅ Tenancy rights: French rental law is tenant-friendly. Once you’re in, your lease is very secure.

✅ Rental aid: Even non-French citizens can often get help paying rent through CAF (APL/ALS). Check your eligibility.

✅ Cultural expectations: French landlords may expect formal communication. Always keep records, use email/registered mail, and stay polite.

Final Thoughts

Renting in France is very structured but extremely secure once you're settled. The key is preparation:

Understand your budget and needs.

Prepare your dossier in advance.

Learn the process for inspections, deposits, and notices.

Ask for help if you’re not confident in French