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ℹ Info: This article provides a general overview of French tenancy law and does not constitute legal advice. Laws change and local rules vary. Always consult a qualified French lawyer (avocat) or your local ADIL (Agence Départementale d'Information sur le Logement) for advice specific to your situation.
The Loi du 6 juillet 1989 — commonly known as the Loi Mermaz — is the cornerstone of French residential tenancy law. It sets out three distinct contract types, defines the rights and obligations of both landlords and tenants, and caps rent increases. Understanding it is essential for anyone renting or letting property in France.
Key takeaways
- The Loi du 6 juillet 1989 (Loi Mermaz) is the primary law governing residential rentals in France.
- Three main contract types: bail nu (unfurnished, 3 years), bail meublé (furnished, 1 year), and bail mobilité (1–10 months, no deposit).
- Rent increases are capped by the IRL index. In zones tendues, landlords also face a reference rent ceiling on new leases.
- Security deposits must be returned within 1 or 2 months; late return incurs a 10% monthly penalty.
- A signed état des lieux (handover record) is mandatory at both move-in and move-out.
- Landlords can only refuse to renew a lease on three grounds: personal use, sale, or serious breach by the tenant.
Overview: the Loi Mermaz
The principal law governing residential tenancies in France is the Loi du 6 juillet 1989, commonly called the Loi Mermaz. It applies primarily to unfurnished rentals used as a tenant's principal residence, but also covers furnished rentals under distinct provisions (Articles 25-3 to 25-11).
Beyond the Loi Mermaz, landlords and tenants must also be aware of:
- The Loi ALUR (2014), which tightened rent regulation and tenant protections.
- The Loi ELAN (2018), which created the bail mobilité and extended rent control zones.
- Local prefectoral orders setting reference rents in regulated cities.
- The Civil Code (Code civil), which governs general contract law.
💡 Note for international tenants. France has a particularly tenant-protective legal framework by European standards. Understanding your rights before signing any lease is one of the most effective steps you can take to avoid disputes.
Types of rental contract
French law defines three main residential rental contracts. The type of contract affects minimum duration, notice periods, deposit requirements, and the grounds on which a landlord can end the tenancy.
| Contract type | Min. duration | Tenant notice | Landlord notice | Deposit |
|---|---|---|---|---|
| Bail nu (unfurnished) | 3 years | 3 months (1 in zones tendues) | 6 months (grounds required) | 1 month cold rent |
| Bail meublé (furnished) | 1 year (9 months for students) | 1 month | 3 months (grounds required) | 2 months cold rent |
| Bail mobilité | 1 month | 1 month | N/A (ends automatically) | None |
Bail nu (unfurnished lease)
The most common contract for long-term housing. Minimum term is 3 years, renewing automatically unless the landlord gives notice on a permitted ground or the tenant gives notice to leave. Tenants need just 3 months' notice (reduced to 1 month in zones tendues or for personal reasons such as job loss or health grounds).
Bail meublé (furnished lease)
The property must be furnished to the minimum legal standard set by the Décret du 31 juillet 2015. Minimum term is 1 year, or 9 months for a student lease. The tenant may leave at any time with 1 month's notice.
Bail mobilité
Introduced by the Loi ELAN 2018 for tenants in a mobility situation: vocational training, higher education, professional assignment, work secondment, or internship. Duration is fixed between 1 and 10 months. No deposit is permitted. The contract cannot be renewed with the same tenant.
⚠ Important: The bail mobilité cannot be used as a general short-term rental tool. The tenant must provide documentation proving their mobility status. Using it without proper justification may render the contract void.
Key tenant rights
French law strongly protects tenants in their principal residence.
Right to peaceful enjoyment
Once a lease is signed, the landlord may not enter the property without the tenant's consent, except in a genuine emergency. Unannounced visits or attempts to intimidate a tenant into leaving are unlawful and may constitute a criminal offence.
Right to a decent home (logement décent)
The Décret du 30 janvier 2002 defines minimum standards: structural soundness, protection against damp and cold, functioning heating, natural light, and a minimum of 9 m² of living space. Tenants can require the landlord to bring a non-compliant property up to standard or take the matter to the Tribunal judiciaire.
Protection from excessive rent increases
The landlord can only increase rent once per year, and only in line with the IRL (Indice de Référence des Loyers) published by INSEE. Any clause attempting to link rent to a higher index is void.
Right to sublet — with consent
Subletting is only permitted with the landlord's written agreement. The subletting rent cannot exceed the main tenant's rent. Subletting without consent is grounds for termination.
ℹ Info: ADIL offices (Agences Départementales d'Information sur le Logement) provide free, impartial advice to both tenants and landlords. Every department has one. Find yours at anil.org.
Key landlord rights
Right to receive rent on time
If a tenant fails to pay, the landlord may issue a formal commandement de payer through a bailiff. Persistent non-payment for two months allows the landlord to begin court proceedings to terminate the lease.
Right to recover the property
At the end of the fixed term, a landlord may give notice on three grounds only:
- Personal use (reprise pour habiter): the landlord or a close family member intends to live in the property as their principal residence.
- Sale (congé pour vendre): the landlord intends to sell. The tenant has a right of first refusal (droit de préemption).
- Serious and repeated breach: unpaid rent or significant damage confirmed by a court.
Right to require a deposit
Maximum deposit is 1 month's cold rent for a bail nu and 2 months for a bail meublé. No deposit is permitted for a bail mobilité. The deposit must be returned at the end of the tenancy minus documented costs for damage beyond normal wear.
Rent regulation (encadrement des loyers)
France operates a two-tier system. All tenancies are subject to the IRL cap on annual increases. In zones tendues, additional rent ceilings apply at the point of signing a new lease.
Zones tendues
In zones tendues (Paris and its suburbs, Lyon, Lille, Bordeaux, Marseille, Montpellier, and others), rents on new or re-let contracts are capped at a reference rent (loyer de référence) set by local prefectoral order. Landlords may charge up to the reference rent plus 20% only with a justified complément de loyer. Tenants can challenge an unlawful surcharge via the CDC within 3 months of signing.
| Regulation | Applies where | What it controls |
|---|---|---|
| IRL cap | All of France | Maximum annual rent increase during a tenancy |
| Encadrement des loyers | Zones tendues only | Maximum rent on new or re-let contracts (reference rent + 20%) |
| Complément de loyer | Zones tendues only | Surcharge above reference rent for exceptional properties; must be justified |
⚠ Warning: A tenant who discovers their rent exceeds the lawful ceiling can claim reimbursement of overpaid amounts retroactively, and request a rent reduction. Prefectoral authorities may also impose fines on non-compliant landlords.
Security deposit rules
The security deposit (dépôt de garantie) is strictly regulated by the Loi Mermaz.
| Contract type | Maximum deposit | Return (no damage) | Return (damage noted) |
|---|---|---|---|
| Bail nu | 1 month cold rent | 1 month | 2 months |
| Bail meublé | 2 months cold rent | 1 month | 2 months |
| Bail mobilité | None permitted | N/A | N/A |
Deductions are only lawful for damage beyond normal wear and tear (vétusté), supported by written evidence. Late return attracts a penalty of 10% of monthly rent per month of delay.
💡 Tip: The signed move-out état des lieux is the primary document in deposit disputes. If the landlord refuses to sign it or disputes its content, a bailiff can be appointed to produce an independent record.
État des lieux (handover record)
The état des lieux is a room-by-room written record of the property's condition, required at both move-in (d'entrée) and move-out (de sortie). Both must be signed by landlord and tenant. If no move-in état des lieux is produced, the property is legally presumed to have been handed over in good condition.
What it should include
- Date and address of the property.
- Names and addresses of both parties.
- Room-by-room description of walls, floors, ceilings, fixtures, and fittings.
- Condition of all appliances and equipment.
- Meter readings for electricity, gas, and water.
- Number and description of keys handed over.
Disputes
Disagreements about the état des lieux or deposit deductions should first go to the Commission Départementale de Conciliation (CDC), a free mediation service. If mediation fails, the matter proceeds to the Tribunal judiciaire. No lawyer is required for claims below EUR 10,000.
ℹ Info: Take date-stamped photographs at both move-in and move-out. Shared by email with the other party, these provide powerful evidence in any dispute.
Notice to terminate
Tenant notice
- Bail nu: 3 months, reduced to 1 month in zones tendues or for listed personal reasons (job loss, new job, health grounds, receipt of RSA or AAH).
- Bail meublé: 1 month, in all cases.
- Bail mobilité: 1 month.
Notice must be given by registered letter (lettre recommandée avec accusé de réception), by bailiff, or by hand delivery with a signed receipt. Notice takes effect from the date of receipt.
Landlord notice
- Personal use (congé pour reprise): 6 months' notice (bail nu) or 3 months' (bail meublé).
- Sale (congé pour vendre): 6 months' notice (bail nu) or 3 months' (bail meublé). Tenant has right of first refusal.
- Serious and repeated breach: given by bailiff as part of court proceedings.
⚠ Warning: A landlord who gives notice for personal use but relists the property within 3 years commits a fraudulent act. The tenant may claim damages equal to 3 years' rent.
| Who gives notice | Bail nu | Bail meublé | Bail mobilité |
|---|---|---|---|
| Tenant (standard) | 3 months | 1 month | 1 month |
| Tenant (zone tendue / special reasons) | 1 month | 1 month | 1 month |
| Landlord | 6 months (grounds required) | 3 months (grounds required) | N/A — ends automatically |
Frequently asked questions
ℹ Reminder: This article is for informational purposes only. French tenancy law changes regularly. For advice tailored to your situation, contact your local ADIL (Agence Départementale d'Information sur le Logement) — free advice, every department.
Sources
- Loi n° 89-462 du 6 juillet 1989 tendant à améliorer les rapports locatifs (Loi Mermaz), Légifrance
- Loi n° 2018-1021 du 23 novembre 2018 (Loi ELAN), Légifrance
- IRL (Indice de Référence des Loyers), INSEE
- Encadrement des loyers — practical guidance, Service-Public.fr
- ANIL — Agence Nationale pour l'Information sur le Logement, anil.org