Obligations and rights of landlords towards tenants

What the law actually asks of a landlord in France

Renting out a property well isn’t just about finding a good tenant, it’s about knowing exactly what the law expects from both sides before a dispute ever has the chance to start.

French rental relationships for unfurnished housing are governed by the loi du 6 juillet 1989, which sets out clear duties for landlords (habitable, safe housing, timely repairs) and clear duties for tenants (paying rent, normal upkeep, prompt reporting of issues). Most disputes we’ve seen come down to one side not knowing what the law actually says, not genuine bad faith.

What this covers:

• The lease itself and what it must legally contain
• Who’s responsible for what when something breaks
• The security deposit: amount, timing and disputes
• Notice periods and how a lease actually ends

The lease: the document that decides everything else

A written lease is the foundation of the whole relationship, and under the 1989 law it must specify certain things clearly: rent amount and payment schedule, lease duration, security deposit conditions, and the rules governing the property.

Without a precise, complete lease, disputes become genuinely harder to resolve for both sides. A landlord who wants to enforce a late fee, for instance, needs that provision spelled out in the contract itself, it isn’t assumed by default under French law.

Rent, payment and what happens when it’s late

Rent is due on the date specified in the lease, and a tenant’s core obligation is straightforward: pay in full, on time, for the whole duration of the lease. If payment difficulties arise, both sides are generally better served by communicating early and discussing a payment plan than by letting the situation drift toward a formal dispute.

Late fees aren’t automatic under French law either, they only apply if the lease itself sets them out explicitly. A landlord who wants that option needs to write it into the contract from day one rather than assuming it’s implied.

Property maintenance: who fixes what

This is where most friction actually happens in practice, so it’s worth being precise. Landlords are legally responsible for delivering and maintaining decent, habitable housing: functioning plumbing and electrical systems, adequate heating, structural soundness of the roof, walls and foundations. Health hazards, mould, pest infestations, broken windows, must be addressed within a reasonable timeframe once reported.

Tenants, in turn, are responsible for day-to-day upkeep and what’s called “réparations locatives” under the 1987 decree, minor repairs and maintenance considered part of normal occupancy, changing a joint, unclogging a drain, that sort of thing. Damage beyond normal wear and tear can be charged to the tenant, often deducted from the security deposit at the end of the lease.

Responsibility	Landlord	Tenant
Structural repairs (roof, walls, foundation)	Yes	No
Minor day-to-day upkeep (joints, small fixtures)	No	Yes
Damage beyond normal wear and tear	No	Yes, typically charged to tenant
Prompt reporting of issues	N/A	Yes

Source: loi n°89-462 du 6 juillet 1989 and décret n°87-712 (réparations locatives), consulted 2026.

The security deposit: amount, timing, restitution

For an unfurnished lease, the security deposit is capped at one month’s rent excluding charges. Furnished leases allow up to two months, twice the ceiling of an unfurnished one, which reflects the added value of the furniture itself.

The deposit must be paid when the lease is signed. When the tenant leaves, the landlord has one month to return it in full if the exit inventory (état des lieux de sortie) matches the entry one, or two months if justified deductions are involved. Any unjustified delay triggers a penalty of 10% of the monthly rent per month of delay, a rule worth knowing on both sides of the table.

Insurance is part of this picture too. For an unfurnished lease, tenants must carry home insurance and provide proof annually, which limits your exposure as landlord if damage originates from their unit. We go into landlord-side coverage separately in our piece on insurance options for landlords, which pairs naturally with everything here.

Fair treatment and privacy

French anti-discrimination law prohibits refusing a tenant, or setting different terms, based on origin, sex, disability, family situation, religion or several other protected characteristics. This applies at every stage, from advertising the property to selecting an applicant.

Tenants also have a right to quiet enjoyment of their home. A landlord can’t enter without valid reason and proper notice, an inspection, a repair, showing the property to a prospective tenant are all valid reasons, but a reasonable notice period is expected regardless.

Ending the lease: notice periods and eviction

For an unfurnished property, the standard notice period to leave is three months, reduced to one month in specific situations: professional relocation, job loss, a first job, health reasons, or a property located in a zone tendue. During this notice period, a tenant cannot offset the final month’s rent against the security deposit, a common misunderstanding worth clarifying upfront.

Evictions must follow the proper legal process, written notice and a defined timeframe for the tenant to remedy the situation or leave. Skipping these formalities, even when a landlord is clearly in the right on substance, can invalidate the whole procedure and cost far more time than following it correctly from the start.

If you’re deciding between an unfurnished and a furnished lease for a new rental, the obligations on both sides genuinely differ, deposit ceilings, notice periods and tax treatment all shift. Our comparison of furnished versus unfurnished rentals lays out exactly where those differences matter most.

Frequently asked questions

Can a landlord refuse to return the security deposit for normal wear and tear? No. Only damage beyond normal wear and tear, documented by comparing entry and exit inventories, can justify a deduction.

What happens if my landlord doesn’t make an urgent repair? After a documented request goes unanswered within a reasonable timeframe, a tenant can escalate to the local housing commission or, in serious cases, seek a court order compelling the repair.

Is a one-month notice period only for zones tendues? No, several other situations also qualify, including professional relocation, job loss, and specific health circumstances, regardless of where the property is located.

This overview reflects our own experience navigating rentals in France, not legal advice. Rental law details change and can vary by situation, so always check current provisions with a notaire, ADIL or the ANIL for anything binding.

Article updated in July 2026.