Paris Apartments for Rent: A Practical Guide to Finding a Flat
Paris has a bad reputation when it comes to finding a place to live. Advice can also vary widely. It’s important to stay informed and get the facts straight.
I’d heard that finding a rental was difficult, so when I moved to Paris from Sydney, Australia, I made it a top priority to find accommodation before I had even stepped foot in the country. There’s really no such thing as being too prepared when it comes to moving overseas.
This is easier said than done. The problem with renting in Paris isn’t necessarily having a lack of money to pay the rent itself; rather, it can be hard as a foreigner to meet requirements. I know first-hand how important it can be to know your rights as a tenant in Paris. It can save you time, stress, and money. For example, I used the tools in the section below on rental controls to negotiate a rent decrease on my studio, something that is practically unheard of in my hometown.
Below, you’ll find a helpful guide and summary on all the basics of renting in Paris, as well as links to learn more.
Finding a Rental
Let’s start with the easiest step: getting an idea of what’s available. The most common websites for finding a private rental in Paris include:
The most common websites for finding a colocation (co-rental) in Paris include:
Some people may search in specialized Facebook groups to find listings, though it’s important to be wary of scams. If any sites consulted require payment, this should be considered a red flag.
Tenant Requirements
When taking the next step, there are some common requirements that renters will generally need to meet. This can be where things get complicated. One of the most common requirements is that renters will need to prove that they have a net salary that is three times the amount of rent. If you’re applying for a rental that’s 1000€ per month, that does indeed mean that you would need to be earning an individual or combined household monthly income of €3000 euros after tax.
It’s also common, but not always the case, that you will need a CDI (permanent contract) and to be past the probation period, as well as an EU bank account with which to pay rent.
What is a Guarantor?
Landlords will normally also ask potential tenants for a guarantor. A guarantor is someone who takes on the responsibility of covering rent or damage costs in the event where a renter cannot pay. This can be an individual, such as a friend or family member, or organization.
There are two different categories of guarantors (in French, a guarantor is called a caution or a garant):
Caution simple (simple guarantor)
- The simple guarantor allows an owner to call on the guarantor only if a tenant is unable to pay rental debts.
Caution solidaire (joint guarantor)
- A joint guarantor allows the owner to call on the guarantor directly from the first unpaid amount. They can bypass the tenant without verifying whether they want to and are able pay the debt themselves.
To find out more about your individual circumstance, the French Public Service can give more specific advice on their website.
Most landlords will stipulate that a guarantor must reside in France. For those without family or friends that are able to act as guarantor, it is common to use either a paid guarantor website, such as Garantme, or Visale, which is a state-run service that is free if a tenant is eligible.
All this information is given to the landlord or agency in a file called a dossier: this should include your identification information, your RIB for bank information, your job contract or income statement, and your current address.
Navigating Leases: Standard Terms and Obligations
There are a few types of rental contracts to be aware of:
| Contract | Logement vide (unfurnished rental) | Location meublée, bail d’habitation (furnished rental, residential lease). | Location meublée, bail mobilité (furnished rental, mobility lease). |
| Duration | Minimum of three years. | Minimum of one year, except for students who may for a minimum of nine months. | A minimum of one month with a maximum of ten months. Important: Only certain renters may obtain this type of lease. |
| Deposit | One month of rent without charges. | Two months of rent without charges. | Forbidden. |
| Notice at the initiative of the tenant | Notice can be given at any moment within contract. Notice period of one month for residents of Paris. | Notice can be given at any moment within contract. Notice period of one month. | Notice can be given at any moment within contract. Notice period of one month. |
| Notice at the initiative of the landlord | At the end of a lease and for an authorized reason. Notice period of six months. | At the end of a lease and for an authorized reason. Notice period of three months. | At the end of a lease. No notice period. |
Find the full terms and conditions of these contracts on the Public Service website.
If the agreement is not terminated, the contract automatically rolls over for the same period. Landlords may only terminate a contract at the end of the lease and must provide a legitimate reason:
- The landlord, or a member of their family wishes to occupy the property.
- The landlord is selling the property.
- Repeated failure by the tenant to pay rental debts.
For a rental to be considered furnished, it must meet a minimum criteria.
Evictions
While renters in Paris, and in France more broadly, are covered by stronger protections compared to many other parts of the world, it is still important to know your rights as well as be informed on eviction procedure.
If a renter requires assistance on a housing matter, they should contact a renters’ association, or Agence Nationale pour l’Information sur le Logement (ANIL). If a tenant is unable to pay rent they should contact SOS loyers impayés as soon as possible.
From the 1st of November to March 31 of the following year, evictions are postponed under what is known as the la trêve hivernale (winter truce). However, there are exceptions as well as urgency measures that landlords can take during this period.
Rental Reductions and Rent Controls
In Paris, rent prices are regulated by what is known as the encadrement des loyers. This regulation was put in place in 2019 to ensure fairer rental prices within France’s capital city. Under this provision, rents must respect the price ceiling. This ceiling is set every year by prefectural order.
Renters can verify whether the rent of a given property is within the appropriate range through accessing price simulators. This simulator will show a range from low, medium, to high rent cost per meter squared. If a property exceeds the rental ceiling, tenants can ask for a rent reduction and also have the right to report a breach of the rent control to the local council. The council can then order a rent decrease and back payment of overpaid rent.
Landlords can legally ask for a rent increase in two cases: where there is a clause in a rental contract that allows for an annual review of the rent, and where the owner makes improvements to a property. If there is no clause permitting an annual review, rent must remain the same throughout the lease.
Maintenance of the Property
Landlords have the right to inspect properties under certain circumstances. These include:
- When a rental is put up for listing either due to landlord’s wish to sell the property, or in the case where tenants are vacating the premises, and the landlord is seeking new occupants.
- Where the landlord is planning or implementing maintenance or improvement to the property or common areas of a building.
Landlords do not have the inherent right to visit a property for a general inspection. However, some landlords will insert a clause within the rental contract that allows them to do so, for example, once a year.
Regardless of the circumstances in which a landlord conducts a visit, they must provide adequate notice. For work to the property, this includes notice via a letter registered by post with confirmation through a receipt or given in person.
Tenants may make modifications to a premises under certain circumstances. If a renter wishes to carry out minor work to the apartment, such as painting walls, they may do so, but it is always best to ask permission first. A landlord may also ask that any changes are rectified when moving out of the property. However, if changes are made for mobility or accessibility, these may be implemented without permission and a landlord cannot require a tenant return the property to its original state.
Pets in Rentals
Tenants may keep pets in both furnished or unfurnished residential rentals provided that the pet is not a disturbance or danger. Tenants hold full responsibility for any damage or disorder incurred both inside the home, common area, and neighborhood.
Rental Assistance
Tenants can apply for government help toward their rent known as Aide personnalisée au logement (APL). Provided a tenant meets eligibility requirements, they can apply via the CAF website. This applies to foreigners, who can also access the payments if eligible.
Social Housing
Like rental assistance, provided eligibility requirements are met, foreigners as well as French citizens may apply for social housing (also known as lodgment HLM).
Student Housing
Students can apply for student housing known as Crous. Crous residences are a great option for university students, including for those with reduced mobility and/or disabilities. However, students need to lodge their applications before May 31 for the start of the academic year in September. There is a simulator to verify eligibility.
Bon courage!
Renting in Paris can be a headache, but being armed with the right tools and knowledge can make all the difference. From a global perspective, the upside is that Paris has better protections and regulation compared to other cities such as London and New York. While many of the smaller flats and studios are small, the affordability as well as availability can help make up for the lack of space.
