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Renting a Long-Term Apartment in France Can Be Tricky

Volume XXII, Issue 41

Splaspage meme for the Adrian Leeds Group long-term apartment rental services

Renting an apartment in Paris, Nice or anywhere in France can be tricky. That’s why we exist—to help you through this tricky process.

One of the main challenges is that because the laws favor the tenants, French landlords have to protect themselves and make it doubly hard for you to qualify for the rental. They will ask for a lot of documents to prove you can afford the rental, including a “guarantor” or a large sum of money in an escrow account with a bank.

In Paris, high demand means a relatively low supply of properties, but Nice is even tougher, with even less availability on the market. Apartments are snapped up quickly leaving foreigners at a disadvantage if they are not well-prepared with the necessary paperwork and local contacts. This is how we can make a big difference.

Listing of apartment rentals through Seloger

Here’s a general guide to how we help you navigate the process:

SET YOUR BUDGET

Start by determining your rent budget. Prices can vary widely depending on the neighborhood, the size of the apartment, and the amenities included. Rental rates vary from city-to-city, neighborhood-to-neighborhood, so speak to your Search Consultant to determine where and what you can afford to rent. The Guarantor will not certify you to spend more than one-third of your disposable income on rent. Remember to convert euros to your native currency and don’t forget that the rate of exchange fluctuates. Be prepared to add to the cost, the Garantor (about 5% of the rent), annual multi-risk insurance, and utility bills, if applicable.

DECIDE WHICH “VILLAGE” IS BEST FOR YOU

Paris has 20 arrondissements, each with a unique charm and vibe. The central districts (1st to 9th) tend to be pricier and more visited, but they’re also packed with landmarks and beautiful streets. Suppose you’re looking for a more local, diverse experience. In that case, neighborhoods in the double digits (10th to 20th) offer a wonderful mix of international residents, plus they’re usually a smidgen more affordable. We believe that if you are near a Métro hub where two or more lines intersect, you’ll have access to just about everywhere in 30 minutes or less.

Nice is nicest when you stay center, that is if you prefer to go carless. Stay within the “triangle” from the Old Port on the east to Magnan on the west side, or from the Mediterranean Sea to the train station, or just north of the station around the Libération market. Wherever the tramway (lines 1 or 2) has a stop is best if you want to have the most socially active life without needing a car.

Other cities have their own particularities, but no matter what, remember “location, location, location!”

Listing of apartment rentals through PAP

PREPARE YOUR DOCUMENTS

French landlords can be a bit strict regarding paperwork—this is the land of Napoleon and bureaucracy! Be prepared for a fair amount of “papiers” (papers) to make your rental dreams come true. You must put together a “dossier” (application file) with some key documents. This includes proof of identity (your passport or ID), proof of income (like three months of pay slips or tax returns if you’re self-employed), and bank account details. Even if your income is at least three times the rent, you will still need a “Guarantor” (someone or a company that will back you up financially if required). Don’t worry. We’re experts at assembling and submitting the best applications at the right moment.

SEARCH FOR APARTMENTS AND HOMES

Everyone loves to go searching online for an apartment or home so if you want to help us with the search, have fun! You can browse popular rental websites like SeLoger, LeBonCoin, or PAP, and set up alerts for new listings in your preferred neighborhoods, but there are way more avenues that we are tapped into. The number of applications agencies receive on the listing websites can vary greatly depending on the apartment’s location and appeal. In both Paris and Nice, the rental market is super competitive, especially in popular neighborhoods. Agencies can receive a flood of applications for highly sought-after apartments in just a few days! Our partner agents in Paris report that they often receive 80 to 150 applications for flats in the €1,500 and €2,500 per month range. This can sometimes mean dozens of people with the means and desire are interested in the same listing, particularly in central or trendy districts. And if you contact them directly, you’re just one of their dozens. We, on the other hand, have developed real clout with the best agencies because we bring them qualified tenants and they know it.

This is another reason we can cut through the muck and mire. Our expert Property Consultants often have access to listings that aren’t advertised widely, which can help us find places more quickly. The moment we find you a suitable apartment, we must be ready to pounce, which is crucial in today’s competitive market.

Listing of apartment rentals through Le Bon Coin

VISITING APARTMENTS

Requesting and landing visits to apartments in popular cities can take a lot of effort. Many listings receive numerous inquiries within hours, making it difficult to secure a viewing, especially if you’re not the first to respond. Agencies in Paris often limit the number of visits for a single apartment—especially in high-demand areas—allowing only a few showings to serious potential tenants. With multiple inquiries flooding in, they may prioritize candidates represented by reputable agencies with robust dossiers and sometimes conduct group visits, making it even more competitive to get an appointment.

When you finally get to visit an apartment, there are a few things to keep an eye on! We’ll be doing the same and doing it for you if renting sight-unseen. Look at the appliances and heating system to ensure they’re working well, and ask about any utility costs (like electricity and gas) that might not be included in the rent. Check for any plumbing issues or signs of dampness—especially in older buildings. Don’t forget to ask about internet setup, too, since getting connected can take some time. Apartment visits usually last around 15 to 30 minutes, so time is not wasted!

SUBMIT YOUR DOSSIER

Once you’ve found an apartment you love, the next step is to submit your “dossier”—your complete application file. It’s super important to ensure all your documents are in order, as landlords or agencies will often reject incomplete dossiers immediately, especially with so much competition. We’re here to ensure that it is. We will double-check that you’ve included everything: proof of identity, income verification, employment contract, and any other required paperwork. A well-organized and thorough dossier can make a huge difference in standing out from other applicants. Remember, in a fast-moving rental market, being prompt and prepared is only a part of securing an apartment.

The review begins once you submit your dossier to an agency or landlord. They will carefully examine all the documents to ensure everything is complete and meets their requirements. If there are any missing documents or discrepancies, the agency or landlord may quickly reject your application or ask for additional information, which can delay the process.

Sometimes, the agency and/or landlord may conduct background checks or credit evaluations to ensure you’re a reliable tenant. We provide the agencies with a thorough and organized dossier, answer their questions, and represent you through the process, which significantly streamlines and enhances your chances of securing the apartment you have chosen.

SIGN THE LEASE (BAIL)

If your application is accepted, congratulations! You’ll be signing a “bail” (lease), which by law lasts one year for furnished apartments and three years for unfurnished ones. This contract is an important document that outlines everything you need to know, including the rent amount, security deposit (which typically ranges from one to two months’ rent), and other essential terms and conditions, such as the duration of the lease and how you can terminate it if needed. It’s a good idea to read through everything carefully to ensure you understand your rights and responsibilities as a tenant before signing. If the lease is entirely in French, we help you through it so you fully understand it.

For a property to be considered “furnished,” the ALUR law of 2015 decrees that
there is a minimum and mandatory list of furniture that must be made available to the tenant:

• bedding with duvet or blanket
• light-blocking curtains in rooms intended to be used as bedrooms
• hotplates, oven or microwave oven
• refrigerator with at least one freezer
• dishes needed for meals
• kitchen utensils
• storage shelves
• lighting fixtures
• household cleaning equipment adapted to the characteristics of the accommodation

Note: Every lease in Paris or Nice has a cancellation term of 30 days. This means that even though you may have signed a lease for three years, you can move out 30 days from giving the landlord notice!

PAY THE SECURITY DEPOSIT AND FEES AND SET UP UTILITIES

When renting an apartment in France, there are a few critical financial aspects to remember. First, you’ll typically need to provide a security deposit, which is usually one to two months’ rent. This amount is refundable at the end of your lease, provided there are no damages to the property. Additionally, real estate agencies often charge agency fees equivalent to one month’s rent or sometimes less. (See the Notaires site)

Note: French landlords are famous for not returning your deposit! This is a big reason for working with an agency, even though you’ve paid the agency a fee for representing the apartment.

It’s also important to check if utilities such as water, electricity, and internet are included in the rent. You’ll need to set them up separately with French providers if they’re not. Lastly, remember that home insurance is mandatory for tenants in France, so you’ll need to purchase a policy to cover your belongings and any potential damages.

We can assist you with all of this: opening a French bank account, installing utilities and contracting for homeowner insurance.

CONDUCT THE INVENTORY (ÉTAT DES LIEUX)

On your move-in day, you’ll participate in a necessary process called the “état des lieux,” which is a detailed inventory inspection of the apartment or home. This step is typically done with the landlord or their representative and thoroughly examines the property’s condition. During the état des lieux, you’ll check everything—from the walls and floors to appliances and furnishings—and document any existing damages or wear and tear. This record is crucial because it serves as a baseline for the apartment’s condition at the start of your lease.

The findings from the état des lieux will be compared to another inspection when you move out, helping to determine if any damage occurred during your tenancy. If the apartment is in good condition when you leave, you can expect your security deposit to be fully refunded. However, the landlord may deduct repair costs from your deposit if there are damages beyond normal wear and tear.

Finding an apartment in Paris or Nice or elsewhere can be done on your own, but it often becomes a much smoother and faster process with the help of professional search consultants such as ourselves. While navigating the competitive rental market can be daunting—especially with the high demand and strict requirements—our consultants have insider knowledge and resources that can make a difference. We can provide access to listings before they hit the market, share your details directly with partner agencies, assist in preparing your dossier, and help you understand the nuances of the lease agreement. We “hold your hand” through the entire process.

Living in Paris, Nice or anywhere in France is a significant decision that comes with many changes compared to life in North America or almost anywhere else you may be living. Adapting to a new culture, language, and lifestyle can be challenging, but working with professionals can make your transition much smoother. By enlisting our help, you will navigate the rental market more effectively, ensuring that you find the right home that meets your needs right from the start.

Our professionals offer valuable insights into neighborhoods, pricing, and local regulations, saving you time and effort during your search. We can also assist in preparing your application dossier and negotiating lease terms, giving you peace of mind as you settle into your new life in France. Embracing this support expedites the process and enhances your overall experience of moving to one of the world’s desirable countries.

Special note: we recommend that you allow a bit of transitional time to ready your new permanent abode by renting a short-term alternative for the first week or two. This will give you the time it takes to install your utilities and stock the shelves and closets with whatever it may be missing!

Listing of short-term apartment rentals

A bientôt,

Adrian Leeds in ParisAdrian Leeds
The Adrian Leeds Group®

P.S. To learn more about our rental search services, visit our website.

Ella Dyer and her partner, SimoneP.P.S. I’ll be gone all of November to Maui and for the first time, will be not be hosting Après-Midi! This November 12th, filling in for Vero Savoye, will be Ella Dyer, author of Nice in Nice and Senior Property Consultant in Nice for the Adrian Leeds Group who will be hosting and speaking about Life in Nice. Visit our site for more information.

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4 Comments

  1. Yvonne Herbst on October 17, 2024 at 8:53 am

    Question for you: I am retired and no longer working. I receive American social security and pension payments amounting to approximately $3500 per month .. I also have substantial savings and interest income to supplement my monthly living expenses. If my documentable social security and pension payments are insufficient to qualify for the kind of apartment I would want to lease long term, can I simply put the required amount into an escrow account utilizing my savings to qualify? I’m not clear from your article what can be done if you have more than enough savings to live on in addition to one’s retirement income.

    • Adrian Leeds Group on October 29, 2024 at 6:09 am

      Most landlords prefer having a French Guarantor over a Caution Bancaire (escrow account). We can help you all through this process!

  2. Deborah Kemp on October 22, 2024 at 12:30 pm

    I am a retired U.S. citizen retiring to France in the Spring/Summer time frame. I’ve spent almost a year researching different countries always coming back to France. But then last week some mentioned on the web that if you are a senior citizen; it’s almost impossible to find anyone who will rent to you because of your age. I will be 75 when I move. Will you be able to find me a place to rent?

    • Adrian Leeds Group on October 29, 2024 at 6:06 am

      No worries! Many of our clients are in this same age range and we’ve had no issues finding and securing rentals for them.

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