French Lease Explained: Charges, Deposit, Notice, Furnished vs Unfurnished

Why the lease matters more than the apartment photos

Most Americans focus on the apartment itself: location, light, layout, and price. In France, the lease often matters just as much because it determines the total monthly cost, how long you are committing, how quickly you can leave, and what happens with your deposit. It also determines which documents you must provide at move-in, including renter’s insurance, and it shapes the move-in and move-out process in a way that can affect both time and money.

If you want the full end-to-end context of renting in France as a U.S. citizen, start with the overarching playbook: Renting in France as an American: The Step by Step Playbook. If you are still building your application file, the lease stage will go much smoother if your documents are already packaged correctly: The French Rental Dossier: Exact Documents and How to Present US Income.

The first thing to clarify: what type of lease you are signing

A major source of confusion for Americans is assuming a French lease is always the same. In reality, the lease type changes the rules on duration, notice, and sometimes expectations around furniture and deposits.

The most common distinction you will see is furnished versus unfurnished. A furnished rental generally means the apartment includes a baseline set of furniture and equipment, and the lease terms often differ from an unfurnished rental. Unfurnished is closer to the classic long-term French rental model, which typically implies a longer commitment.

You may also encounter other formats depending on your situation, including mobility-style arrangements for specific use cases. The key is not to memorize every category. The key is to identify which lease type you are being offered and then interpret everything else through that lens.

If you are unsure what is realistic for your profile and timeline, and you want someone to walk you through the lease in plain English before you sign, this is part of what we do here: End-to-End Relocation.

Furnished vs unfurnished, the practical differences Americans actually feel

Many guides explain furnished versus unfurnished as a simple question of whether there is furniture. In practice, the differences you will feel are about flexibility and total cost.

A furnished rental is often the most practical option for newcomers because it reduces upfront setup and can be more compatible with shorter timelines. It can be easier to move into quickly, and it can align better with a transition period while you learn the city. That said, furnished rentals can be priced differently than unfurnished, and the furniture condition becomes part of your risk at move-out. If you accept a furnished apartment, you should be especially disciplined about documenting the condition at move-in, because disputes at move-out often revolve around furniture and wear.

An unfurnished rental can be better if you are truly settling for the long term and want more control over your space. It can also be more stable in some markets, but it usually implies more commitment and more upfront effort, because you are responsible for furnishing and often for longer notice planning.

Neither is automatically better. The right choice depends on your timeline, your tolerance for setup work, and whether you are trying to optimize for speed or long-term stability.

Charges, the most misunderstood number on French listings

One of the most common “surprises” for Americans is charges. In France, the listing usually includes a rent figure and then a separate figure for charges. The monthly amount you pay is often a combination of both, but the relationship between the two is not always intuitive.

Charges typically refer to costs associated with the building and shared services. Depending on the building, this may include things like common area maintenance, building management, or certain shared utilities. Sometimes water is included, sometimes it is not. Sometimes heating is collective, sometimes individual. The same word “charges” can therefore imply very different real monthly costs depending on the property.

Your job before signing is to understand three things clearly. First, what the monthly payment will be, including charges. Second, what charges cover, so you do not double-pay later. Third, whether charges are fixed or subject to adjustment, because that affects your budgeting.

A practical way to avoid confusion is to ask a simple question in writing before signing: what is the total monthly amount payable, and what is included in charges. You are not negotiating. You are clarifying. That clarity saves time later.

If you are already in France and moving quickly between viewings, this is exactly the kind of detail that can get missed. In urgent situations, we often see clients regain control simply by tightening these questions and documenting answers. That is one reason Fast-Track exists: Fast-Track (Already in France).

Deposit, what it is and how it becomes a problem

The deposit is not just a number you pay at signing. It is a risk management system. In many cases, it is the money you fight over at move-out if the process is not documented cleanly.

Americans sometimes assume that deposit disputes are rare if you are a respectful tenant. In France, disputes can happen even when you take good care of the property, because the move-out process is formal and the burden of proof can effectively fall on documentation. The move-in inspection and move-out inspection are central to how the deposit gets justified.

That is why you should treat the move-in inspection as part of the lease process, not as an afterthought. A clean, detailed move-in inspection protects you later. It also reduces stress because you do not have to rely on memory.

If you want a dedicated deep dive on how to protect your deposit and handle the inspection process correctly, read: Security Deposit and Move In Inspection: How to Protect Your Deposit.

The move-in inspection, where the lease meets reality

In France, the inventory and condition report at move-in is not a casual checklist. It is a formal snapshot of the property’s condition. If something is not noted at move-in, it becomes harder to argue later that it existed before you arrived.

The move-in inspection is also where practical details get captured, such as meter readings, keys received, and the condition of walls, floors, appliances, and furniture when applicable. This is the moment to be thorough, calm, and systematic. It is not rude. It is normal.

If you are moving from Airbnb into a long-term place, you may be tempted to rush this because you are relieved to have a lease. That relief can be expensive later. Take the time. Document everything. Keep photos organized. That is how you protect your deposit without drama.

Notice period, the clause that defines flexibility

Notice is one of the most important lease terms for Americans because it determines how quickly you can leave, and what steps you must follow to leave properly. Many people think they can “just tell the landlord” and move out. In France, the notice process is formal, and being informal can create unexpected costs.

The key is to confirm what your notice period is and what the expected method of notice is. You should also understand what triggers the start of the notice period. In many contexts, the date you send something is not the same as the date it is considered received. That difference can matter if you are timing a move.

Even if you do not plan to leave soon, notice rules matter because life changes. A job offer, a family change, or a new city decision can become costly if you assumed U.S.-style flexibility.

If you want the full move-out playbook including notice steps, cancellations, and deposit return dynamics, read: Moving Out in France: Notice, Inventory, Utilities Cancellations, Deposit Return.

Furnished rentals and furniture condition, the hidden move-out risk

If your lease is furnished, the inventory often includes furniture and equipment. That inventory becomes part of the move-out comparison. Americans sometimes overlook this and assume normal wear is automatically accepted. In practice, you want to document the condition clearly at move-in, especially for high-contact items like couches, mattresses, tables, and appliances.

The goal is not to create conflict. The goal is to create clarity. Clarity reduces disputes because everyone is anchored to the same initial condition.

Agency fees and what you should expect to pay

Some Americans are surprised by agency fees. In France, agency involvement can come with fees tied to the process. This is not automatically “wrong,” but it is something you should understand upfront so you are not caught off-guard at signing.

The practical approach is to ask for the full cost summary in writing before committing. You want to know the first payment total, including deposit, first month, charges, and any fees. You also want to confirm the timing of payments and the acceptable payment method.

This also connects to scam avoidance. A legitimate process is usually consistent and documented. Unusual payment requests, pressure to pay before basic steps, or vague descriptions of fees should prompt you to slow down and verify.

If you want to reduce scam risk and learn the most common red flags, read: Rental Scams in France: Red Flags, Safe Payments, and How to Report.

Renter’s insurance, often required before you get the keys

Many leases and agencies require proof of renter’s insurance before move-in. Americans sometimes assume they can “handle insurance later.” In France, insurance can be a prerequisite for key handover.

The important part is not choosing the perfect policy. The important part is understanding that you will likely need an attestation, meaning a proof document, at the right moment. If you wait until the last minute, you can create delays.

For a full explanation of what is typically required and how to get proof quickly, read: Renter’s Insurance in France: What’s Mandatory and How to Get Proof Fast.

Utilities and subscriptions, what the lease implies

After signing, you often need to set up utilities, internet, and a phone plan. The lease and the move-in date determine your timeline for these steps. In some buildings, certain utilities are managed collectively, which changes what you need to subscribe to. In others, you will need to open contracts quickly, and that may require a French payment workflow.

If you want a clean, practical timeline for the first days after signing, start here: Utilities After You Sign: Electricity, Gas, Water, What to Do in the First 72 Hours. If you want to understand the internet sequence and common delays, this companion guide helps: Internet in France: Fiber Installations, Delays, and the Best Workarounds.

Clauses to read carefully, without turning it into a law exam

You do not need to become an expert in French legal language to protect yourself. You do need to read carefully and identify where misunderstandings usually happen.

Start with the basics: the parties to the contract, the address, the start date, the monthly amounts, and the deposit. Confirm that the amounts match what you were told. Then look at the lease type and duration. Then look at notice clauses. Then look at any special clauses that add obligations that were not discussed.

In many cases, the lease will also reference annexes. Do not ignore them. Annexes can include important information about the property and the building. Even if you do not analyze every detail, you should make sure you received the referenced documents. Missing annexes create uncertainty, and uncertainty becomes a problem when something goes wrong.

A useful mindset is to read the lease as if you were trying to predict future arguments. What could be misunderstood? What could change? What would you wish you had clarified later? Then clarify it now.

How to ask for clarifications without creating friction

Americans sometimes worry that asking questions will make an agency view them as difficult. In France, asking practical questions is normal. The key is to ask them in a way that is easy to answer.

Avoid sending a long list of questions in one message. Ask the few high-impact questions first, focusing on money and timeline: total monthly amount including charges, what charges include, deposit amount, move-in date, and required documents before key handover.

Once those are clear, you can ask secondary questions that affect daily life, like heating type or whether water is included. The rule is simple: keep questions short, fact-based, and oriented toward execution.

If French communication is slowing you down, remember that clarity is often less about vocabulary and more about structure. This is also one of the most common reasons Americans delegate the lease stage. A calm, structured walkthrough plus French follow-ups can prevent expensive misunderstandings.

Signing, what happens next in the real world

Once you sign, you should shift from “rental search mode” to “move-in execution mode.” This is where people get overwhelmed, because multiple steps appear at once. The secret is sequencing.

First, confirm key handover timing and what is required before keys. Often that includes insurance proof and sometimes specific payment steps. Next, plan utilities and internet around the move-in date. Then plan proof-of-address steps, because proof-of-address unlocks other administrative setups.

If you are currently in Airbnb, this sequencing can feel like a dependency loop. That is why proof-of-address strategy is important: Proof of Address in France: What Counts When You’re in Airbnb. It helps you avoid being blocked on basic subscriptions simply because your documentation does not match local expectations.

Common mistakes Americans make at the lease stage

One mistake is treating charges as a minor detail. Charges can change the true monthly cost and can create confusion later if you assumed something was included.

Another mistake is moving too quickly through the move-in inspection. The inspection is not paperwork. It is deposit protection.

A third mistake is misunderstanding notice. People assume they can leave when they want, and then discover formal notice rules when they are already planning their move.

A fourth mistake is delaying insurance and utilities setup until after key handover. In many cases, you need proof of insurance before you get the keys, and you want utilities active quickly to avoid stress.

Finally, many Americans sign without asking for a written clarification on one or two key items. Written clarity is not aggressive. It is professional.

If you want the lease explained before you sign

If you are a U.S. citizen renting in France and you want a plain-English explanation of what you are signing, plus help coordinating the steps that immediately follow, this is a core part of our work. We do not provide legal advice, and we do not sign contracts on your behalf, but we do help you understand the practical and financial implications and keep the execution clean.

If you want end-to-end support across housing and the admin stack, start here: End-to-End Relocation. If you are already in France with an urgent timeline and need momentum now, start here: Fast-Track (Already in France).

Closing perspective

French leases are not impossible. They are procedural. Once you know what to clarify and in what order, the process becomes far less stressful. Focus on total cost, charges content, deposit dynamics, notice rules, and the move-in inspection. Then execute the move-in sequence cleanly, including insurance and utilities. That combination reduces surprises and gives you control, even in a fast-moving market.