Essential clauses to include in a furnished rental lease

A furnished rental agreement in France is a written contract governed by the Law of July 6, 1989, and the ALUR Law, which establish the mandatory clauses required for a legally compliant tenancy. The duration of the agreement depends on the type of lease: a renewable one-year contract for a primary residence, a non-renewable nine-month lease for students, or a mobility lease lasting from one to ten months, under which security deposits are prohibited. Mandatory clauses include the identification of the landlord and tenant, a complete description of the property (living area, intended use, additional spaces and tax identification number), the lease duration and termination conditions, the rent amount and revision procedures based on the Rent Reference Index (IRL), security deposit provisions (limited to two months' rent excluding charges), and the respective obligations of both parties. In areas subject to rent controls, additional information may be required, including the previous tenant's rent, the date of the last rent revision and justification for any additional rent supplement. Mandatory attachments include the information notice, technical diagnostic reports (DPE, lead, gas, electricity and risk assessments where applicable), and relevant condominium regulations. Optional clauses, such as joint liability for shared accommodation, termination clauses and restrictions on subletting, can provide additional protection for landlords. Missing or unlawful clauses may expose landlords to disputes or, in certain circumstances, lease reclassification.

Furnished rentals attract many property owners thanks to their flexibility, attractive tax arrangements and strong rental demand. However, to comply with French law, a furnished rental agreement must contain several essential clauses. These provisions protect the rights of both landlords and tenants while helping prevent disputes. This comprehensive guide explains how to prepare a clear, balanced and legally compliant furnished rental agreement.

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What is a furnished rental agreement?

A furnished rental agreement is a contract signed between a landlord and a tenant governing the rental of furnished accommodation. Unlike an unfurnished rental, it concerns a property equipped with all the furniture and household items needed for everyday living, including bedding, tables, kitchenware and appliances.

To be valid, the agreement must be in writing, signed by both the landlord and tenant, and each party must receive a copy.

This type of agreement is governed by the ALUR Law and the Law of July 6, 1989. The lease duration depends on the type of contract:

• One year, automatically renewable, for a furnished rental used as the tenant's primary residence.
• Nine months, without automatic renewal, for a furnished student rental used as a primary residence.
• One to ten months for a mobility lease (bail mobilité), intended for tenants in temporary situations, such as training, professional assignments or internships.

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Important: Not all furnished rental agreements follow the same rules

The clauses discussed in this article apply only to rental agreements governed by the Law of July 6, 1989, which establishes the rights and obligations of landlords and tenants.

However, secondary residence leases and corporate leases are generally not governed by this legal framework. Instead, they fall under the French Civil Code and follow different, often more flexible rules, requiring particular attention when drafting contractual clauses.

For more information about the different types of rental agreements available in France, read our dedicated article.

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Mandatory clauses to include in the rental agreement

Certain clauses are required by French law and must appear in the rental agreement. Missing provisions may expose landlords to disputes or, in some circumstances, lease reclassification or invalidity. These clauses establish the rights and responsibilities of both the landlord and the tenant.

1. Identification of the parties and description of the property

The agreement must specify:

• the first names, surnames and addresses of the landlord or their authorized representative;
• the name and identification of the tenant or tenants;
• the full address of the rented property;
• its living area and intended use (residential, professional or mixed);
• a description of the property and its additional spaces (cellar, garage, garden, etc.), including their surface areas;
• a detailed list of information and communication technology facilities available in the property;
• the identification of shared areas and facilities;
• the property's tax identification number.

2. Lease duration

The duration of the rental agreement and the date the property becomes available must be clearly stated, along with the renewal and termination conditions.

For a standard furnished primary residence lease, the tenant may terminate the agreement with one month's notice, while the landlord must provide three months' notice before the contract expires, subject to the legally permitted grounds for termination.

Read our detailed article explaining how to terminate a furnished rental agreement.

3. Rent amount and payment terms

The rental agreement must specify:

• the rent amount set by the landlord;
• the payment date agreed with the tenant;
• the service charges;
• the conditions for rent revision (indexation based on the Rent Reference Index or IRL).

An annual rent revision clause allows landlords to adjust the rent in compliance with applicable regulations.

Would you like to know how much rent you could charge for your property? Get a free estimate using our rental calculator.

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Special cases in high-demand rental areas

If the property is located in a high-demand rental area (zone tendue), where specific rent regulations may apply, the agreement must also include certain information, depending on the circumstances:

• the previous tenant's rent;
• the date of the previous payment and the last rent revision.

In these areas, if the previous tenant left the property less than 18 months ago, the agreement must include:

• the amount and date of the last rent paid by the previous tenant;
• the nature and cost of any works carried out since the previous tenancy ended.

Experimental rent controls

In municipalities where experimental rent controls apply, the rental agreement must include:

• the applicable reference rent and increased reference rent for the property's category and geographical area;
• the features justifying any additional rent supplement, such as an exceptional view, premium amenities or a terrace, where permitted by law.

Mandatory disclosure of agency fees

When the rental agreement is arranged through a mandated and remunerated professional, such as a real estate agency, the contract must also specify, as required by law:

• the legal provisions set out in the first three paragraphs of Section I of Article 5 of the Law of July 6, 1989;
• the maximum agency fees that may legally be charged to the tenant.

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4. Security deposit

The landlord may request a security deposit, with its amount (limited to two months' rent excluding charges for standard furnished primary residence rentals) and the conditions for its return clearly specified in the agreement. The deposit must be returned at the end of the tenancy, subject to any justified deductions.

IMPORTANT: Under a mobility lease (bail mobilité), landlords cannot request a security deposit from tenants. This provision is therefore not applicable. It is one of the main differences between mobility leases and other rental agreements governed by the Law of July 6, 1989.

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5. Property condition reports and furniture inventory

Two documents must accompany the rental agreement:

• the check-in property condition report (followed by a check-out report at the end of the tenancy), completed jointly by the landlord and tenant;
• the furniture inventory, listing all equipment and furnishings provided.

These documents protect both the landlord, in the event of damage, and the tenant, in the event of unjustified claims.

In addition, several mandatory attachments must accompany the contract:

• The information notice, mandatory for furnished rentals since August 1, 2015. It explains the rights and obligations of landlords and tenants, as well as the procedures for resolving disputes through mediation or legal action.
• The technical diagnostic file (DDT), which includes the Energy Performance Certificate (DPE), lead, gas and electricity assessments where applicable, and the statement of risks and pollution (ERP). These documents inform tenants about the property's energy performance and safety.
• An extract from the condominium regulations, where applicable, specifying the building's intended use, the conditions governing shared areas and the rules applicable to all occupants.

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6. Respective obligations of the landlord and tenant

This mandatory provision reminds both parties that:

• the landlord must provide decent accommodation in good condition and meet their legal obligations;
• the tenant must pay the rent, maintain the property, respect its peaceful use and take out home insurance.

Would you like professional assistance with drafting your rental agreement or renting out your property? Lodgis supports property owners throughout every stage of the furnished rental process.

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Optional but recommended clauses

Certain optional provisions can provide landlords with additional protection while making the rental agreement clearer for tenants.

1. Joint liability clause (shared accommodation)

In a furnished shared rental, this clause makes all tenants jointly responsible for paying rent and service charges to the landlord.

2. Termination clause

A termination clause (clause résolutoire) allows the landlord to initiate termination of the rental agreement in cases such as unpaid rent, failure to obtain home insurance or breaches covered by the applicable legal provisions, subject to the required procedures.

3. Furniture maintenance clause

In furnished rentals, landlords may specify the conditions for maintaining furniture and the tenant's responsibilities in the event of damage, breakage or loss.

4. Clause prohibiting unauthorized subletting

This clause prohibits subletting the property without the landlord's written consent, in accordance with the Law of July 6, 1989.

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Common mistakes to avoid in furnished rental agreements

Even experienced landlords can make mistakes when drafting a rental agreement. Here are the main pitfalls to avoid:

• Omitting a mandatory clause, which may weaken the landlord's position in a dispute.
• Including an unfair or unlawful clause, such as excessive penalties or restrictions on accommodating relatives.
• Failing to comply with legal notice periods or security deposit return deadlines.
• Overlooking signatures or the contract's effective date.

If a rental agreement does not comply with applicable regulations, it may be reclassified as an unfurnished tenancy or another type of rental agreement, potentially resulting in legal consequences for the landlord. To avoid these issues, Lodgis assists property owners with drafting rental agreements, selecting reliable tenants and managing their rental properties. Entrusting your property to Lodgis helps ensure a compliant agreement, greater security for rental income and a positive relationship with your tenants.

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A clear rental agreement for a stress-free tenancy

A well-drafted furnished rental agreement protects both the landlord and the tenant.

Mandatory and optional clauses help prevent misunderstandings and establish a balanced and secure tenancy. Before signing, landlords should ensure that their agreements comply with French legislation, while tenants should fully understand the terms and conditions.