Introduction

A residential lease in France must comply with precise rules coming notably from loi n°89-462 du 6 juillet 1989 (rapports locatifs) and loi n°2014-366 du 24 mars 2014 (ALUR). Failure to respect these obligations exposes the landlord to civil and administrative sanctions, deprives the contract of certain practical securities and delays procedures (for example, eviction which must go through the judge). This 2026 template integrates: legal durations (unfurnished lease / furnished lease), security deposit caps, restitution timeframes, mandatory diagnostics, indexing rules (IRL) and rent control in tense zones.

Conformity = legal certainty. In addition to the template, follow the annex checklist (diagnostics, inventory of fixtures) and verify the final document with an AI contract review tool to detect non-compliant clauses, indexing errors or regulatory omissions.

For a comprehensive lease review checklist covering residential and commercial terms, see our Lease Agreement Review Guide.

Définition — Qu'est‑ce qu'un bail résidentiel en France ?

A residential lease (bail d'habitation) is a written contract by which an owner (landlord) grants a person (tenant) the enjoyment of a dwelling as a primary residence, for a duration and in return for rent. It is governed mainly by loi n°89-462 du 6 juillet 1989, amended (notably by loi ALUR) and by the Code de la construction et de l'habitation for diagnostics and the habitability of the dwelling.

Why older templates are dangerous (France-specific pitfalls)

• Security deposit cap not respected: Frequent example — retention of a deposit greater than 1 month for an unfurnished lease, contrary to the law (loi n°89-462 / ALUR).
• Missing mandatory diagnostics: The absence of a DPE, CREP (depending on year of construction), ERP or equipment status can prevent the practical validity of the lease and expose the landlord to sanctions.
• Poorly drafted indexing clause: The indexing must refer to the IRL published by INSEE and specify the formula and periodicity; a badly worded clause may be deemed unwritten.
• Ignoring rent control: In “zones tendues” (designated urban areas), the initial and renewed rent are limited by the reference rent set by prefectural order — a lease that exceeds these limits may be reduced by the administration or the judge.
• Eviction procedure not respected: No self-eviction possible — a landlord who attempts to evict the tenant without a judicial decision is exposed to criminal and civil sanctions.
• Sloppy or missing inventory of fixtures: Without a signed move-in inventory, the security deposit cannot be retained easily; the burden of proof is reversed.

What this lease template contains

• Main clauses: identification of the parties, address, purpose (primary residence), legal duration (3 years for unfurnished lease between private parties, 1 year for furnished lease, 9 months for student furnished lease), renewal and notice.
• Financial terms: rent excluding charges, provision for charges, security deposit (amount capped according to lease type), payment methods.
• Indexing: indexing clause compliant with the IRL (INSEE reference + calculation formula and periodicity).
• Diagnostics and mandatory annexes: DPE, CREP, DTA/asbestos diagnostic if applicable, ERP (state of risks and pollution), gas and electricity diagnostics if installations >15 years, habitable surface (Loi Boutin) or Carrez surface for condominiums.
• Inventory of fixtures: move-in and move-out inventory template to complete and sign (notations on the inventory required to protect the deposit).
• Repair, maintenance, works, peaceful enjoyment and decency obligations (decent housing, compliance with the Code de la construction et de l'habitation).
• Termination and procedure in case of unpaid rent: recommended procedure (formal notice then command to pay by bailiff) and reminder that eviction requires a judgment and is subject to the winter moratorium.
• Mandatory mentions: deposit restitution timeframe (1 month if no deductions, 2 months if deductions), agency contact details (if intermediary), and information on rent indexing.

Download Options

• Standard version (PDF) — unfurnished and furnished lease (fillable) : /downloads/france-lease-agreement-2026.pdf
• Editable Word version (on request) — for firms and agencies : includes compliance comments.
• Pro Pack — template + annex checklists (diagnostics checklist, inventory guide, guarantor deed template).

Then upload your finalized lease to an AI contract review tool for automated verification before printing and signing.

How to finalize your lease (Comment finaliser le bail)

1. Gather the mandatory diagnostics and annexes (DPE, CREP, DTA, ERP, gas/electricity, surface). Provide these documents to the tenant before signing.
2. Complete the lease: identities of the parties, full address, amount of rent excluding charges, amount and nature of charges, security deposit (respect the cap), clear IRL indexing clause.
3. Have the lease signed in two copies (landlord and tenant) and annexes; attach the tenant's ID and current proof of address for the file, if requested.
4. Complete and have the move-in inventory signed (separate document) at the time of key handover — essential to secure deposit restitution.
5. Give the tenant a complete copy of the lease with all annexes and, where applicable, information relating to rent control if the municipality is in a tense zone.
6. Keep a signed copy and upload the lease to an AI contract review tool for a final check and digital archiving.

Related Lease Agreement Templates

• Luxembourg
• Belgium
• Monaco
• Netherlands
• Portugal

FAQ — Frequently asked questions (France)

1. Q: What is the maximum amount of the security deposit for an unfurnished dwelling?
   A: For an unfurnished dwelling, the security deposit is limited to one month’s rent excluding charges (loi n°89-462 and ALUR provisions). For a furnished dwelling, the cap is two months excluding charges.
   
2. Q: How quickly must the landlord return the security deposit after departure?
   A: If no deduction is made, the deposit must be returned within one month following the handover of the keys. If deductions are made, the supporting statement and the balance must be returned within two months (loi n°89-462).
   
3. Q: What is rent control and does it apply to my dwelling?
   A: Rent control (zones tendues) sets a reference rent and a ceiling by prefectural order. It applies in communes and agglomerations designated by order. Check the local prefectural order: loi ALUR and implementing texts detail the perimeter and exemptions.
   
4. Q: Which diagnostics are mandatory to hand over with the lease?
   A: At minimum: Diagnostic de Performance Énergétique (DPE), CREP (lead) if built before 1949, asbestos diagnostic/DTA if applicable, état des risques et pollutions (ERP), gas and electricity diagnostics if installations are old, and mention of the habitable surface (Loi Boutin) or Loi Carrez surface for condominium lots.
   
5. Q: What to do if the tenant does not pay the rent?
   A: Procedure: formal notice, then command to pay served by a bailiff. If no regularization, bring the matter before the tribunal judiciaire to obtain an eviction order. Eviction cannot be executed during the winter moratorium (legal dates each year) and requires a court decision.
   
6. Q: Can the landlord prohibit subletting or long-term guests?
   A: The lease may prohibit subletting without the landlord’s written authorization. Regarding guests, a reasonable clause may limit the duration of unreported stays; however, any restriction must not impair the tenant’s normal enjoyment nor be contrary to rules on residency status (primary residence in particular).

Final risks and good practices

• Never sign an incomplete lease or one without enforceable diagnostics.
• Keep all proof of delivery of documents (receipts, emails, hand-delivery acknowledgements).
• Use the inventory of fixtures to protect the deposit and liability.
• When in doubt, have your lease checked by a professional (lawyer, bailiff) or by an AI contract review tool for a first level automated analysis.

Sources

• Loi n°89-462 du 6 juillet 1989 (relative aux rapports locatifs) — Legifrance : https://www.legifrance.gouv.fr/loda/id/JORFTEXT000000843132/ (Legifrance, 1989)
• Loi n°2014-366 du 24 mars 2014 (ALUR) — Legifrance : https://www.legifrance.gouv.fr/jorf/id/JORFTEXT000028396925/ (Legifrance, 2014)
• Code de la construction et de l'habitation (diagnostics, logement décent) — Legifrance : https://www.legifrance.gouv.fr/codes/id/LEGITEXT000006074096/ (Legifrance)
• Code de la santé publique (plomb, amiante) — Legifrance : https://www.legifrance.gouv.fr/codes/id/LEGITEXT000006072665/ (Legifrance)
• Code de l'environnement — état des risques et pollutions (ERP) — Legifrance : https://www.legifrance.gouv.fr/codes/id/LEGITEXT000006074220/ (Legifrance)
• INSEE — Indice de Référence des Loyers (IRL) : https://www.insee.fr/fr/statistiques/series/100642077 (INSEE)
• Service-public.fr — Guide pratique pour louer un logement (dépôt de garantie, diagnostics, état des lieux) : https://www.service-public.fr/particuliers/vosdroits/N203 (Service-public.fr)

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