Everything you need to know about one-year furnished rental agreements: duration, notice periods, obligations and benefits for landlords and tenants
The Essentials in 30 Seconds
A one-year furnished lease is a tacitly renewable rental agreement governed by the 2014 ALUR law. It offers increased flexibility with a reduced notice period of 1 month for tenants and 3 months for landlords, while ensuring rental stability.
Duration: 1 year minimum, automatically renewable
Tenant notice period: 1 month at any time
Landlord notice period: At least 3 months before lease end date with legal grounds
Security deposit: Maximum 2 months' rent excluding charges
Applicable law: ALUR Law 2014 (n°2014-366)
What is a One-Year Renewable Furnished Lease?
A one-year furnished lease is the standard rental agreement for furnished accommodations in France. Unlike unfurnished leases (3 years), it has an initial duration of one year minimum and automatically renews for one-year periods by tacit renewal, unless either party gives notice under legal conditions.
Legal framework: Furnished leases are governed by Law n°89-462 of July 6, 1989, amended by the ALUR Law of March 24, 2014 (law n°2014-366). This law standardized regulations and strengthened protections for furnished rental tenants.
This type of lease must be written and include move-in and move-out inventory reports. It allows renting a property equipped with all furniture and amenities necessary for daily living, according to a legal list defined by decree n°2015-981 of July 31, 2015.
Key characteristics of furnished leases
Here are the key points that define this agreement:
Duration: 1 year, automatically renewable if neither party gives notice.
Property type: Must be furnished with at minimum the equipment list defined by decree (bedding, cooking plates, refrigerator, kitchen utensils, etc.).
Target audience: Students, young professionals, employees on assignment, or families seeking turnkey housing.
Contract form: Written document mandatory, with specific legal clauses (party identification, property description, rent and charges amount, security deposit, etc.).
Notice period conditions
One of the major advantages of furnished leases lies in the flexibility of notice periods:
For tenants: Reduced notice period of 1 month, regardless of reason.
For landlords: Minimum 3 months' notice, only for specific cases (repossession for personal use, sale, or legitimate and serious grounds).
This flexibility makes furnished leases very attractive for tenants with professional or personal mobility needs.
Lease renewal and termination
Furnished leases automatically renew each year for the same duration, unless:
The tenant gives notice with 1 month's notice.
The landlord provides notice with 3 months' notice and valid grounds.
Both parties agree to sign a new lease with different conditions.
Automatic renewal ensures security for landlords while maintaining freedom for tenants.
Good to know: Landlords can propose a new lease or rent modification at renewal, but tenants are not obligated to accept. In case of refusal, the lease continues under initial conditions.
Security deposit
For furnished leases, the security deposit is set at maximum 2 months' rent excluding charges. It must be returned within 1 month after the move-out inventory (or 2 months in case of damages).
Important note: If the landlord fails to return the deposit within legal deadlines without justification, they face penalties of 10% of monthly rent per month of delay. Tenants can contact the departmental conciliation commission or civil court.
Landlord obligations
Landlords must:
Provide decent housing meeting decency criteria (minimum 9m² surface and 20m³, functional equipment)
Provide mandatory diagnostics: EPC, CREP (if built before 1949), asbestos, natural risks, electricity and gas (if installation > 15 years), ERP, Carrez
Equip the property according to the legal list of 11 equipment categories
Draft a compliant lease using the ALUR law standard template
Ensure peaceful enjoyment of the property
Perform major repairs and equipment maintenance (boiler, water heater, etc.)
Purchase PNO insurance (Non-Occupying Owner)
Provide rent receipts if requested by tenant
Tenant obligations
Tenants commit to:
Pay rent and charges at deadlines specified in lease
Purchase renters insurance (minimum rental risks: fire, water damage, explosion)
Maintain property and equipment (tenant repairs, routine maintenance)
Comply with building regulations and good neighbor policy
Not sublet without written landlord authorization
Return property in good condition at lease end
Mandatory document: Tenants must provide renters insurance certificate at lease signing, then annually upon landlord request.
Benefits of furnished leases for landlords
Higher rents than unfurnished rentals
Contract flexibility thanks to reduced duration and 1-month tenant notice
Attractive to mobile profiles, reducing vacancy risk
Charges and distribution in furnished Leases
Rental charges (water, collective heating, common area maintenance, waste collection tax) can be recovered by landlords through three methods:
Charge provisions: Monthly provisional amount with annual adjustment (statement required)
Fixed charge amount: Fixed amount without adjustment (only possible for furnished, must remain reasonable)
Fixed charge amount: Fixed amount with adjustment (only possible for furnished, must remain reasonable)
Warning: Fixed charges cannot be manifestly disproportionate to actual charges. Tenants can contest before departmental conciliation commission.
Tight housing markets and rent control
In certain areas where housing supply is insufficient relative to demand (Paris, Lyon, Lille, Marseille, Montpellier, etc.), specific rules apply:
Rent control: Rent cannot exceed an increased reference amount (calculated according to location, property type, and construction year)
Rent supplement possible if property has exceptional characteristics (view, premium amenities)
Mandatory verification: Before setting rent in tight markets, consult your city's rent observatory. Excessive rent can be contested by tenants and subject to judicial reduction.
Mandatory diagnostics for furnished leases
Landlords must provide tenants with the following technical diagnostics at lease signing:
Diagnostic
Validity Period
Application Condition
EPC (Energy Performance Certificate)
10 years
All properties (except exceptions)
CREP (Lead Risk Assessment)
Unlimited if absent 6 years if present
Properties built before 1949
Asbestos
Unlimited if absent 3 years if present
Construction before July 1997
Electricity
6 years
Installation > 15 years
Gas
6 years
Installation > 15 years
ERP (Risk and Pollution Assessment)
6 months
Risk zones (natural, technological, soil pollution)
Carrez Law
Unlimited
Condominium only
Noise (aircraft)
6 months
Airport noise exposure zone
Important: Absence of these diagnostics can result in rent reduction, lease cancellation, or landlord liability in case of issues. Since 2025, properties rated F and G on EPC (energy sieves) are progressively banned from rental.
Furnished lease vs other lease types
The one-year renewable furnished lease isn't the only option. Depending on your situation, it may be worth comparing with:
the mobility lease (more flexible, 1 to 10 months, non-renewable)
Renting out a property requires a perfectly compliant lease agreement and reliable tenants. With MorningCroissant, benefit from comprehensive support: contract verified by our experts, creditworthy tenant applications, guaranteed rent payments, and 100% digital management. Get started now, it's free and with no commitment.
The one-year renewable furnished lease offers an excellent balance between flexibility and security for landlords and tenants. Precise understanding helps avoid disputes and optimize rental relationships.
Last updated: October 2025 Legal sources: Law n°89-462 of July 6, 1989, ALUR Law n°2014-366 of March 24, 2014, Decree n°2015-981 of July 31, 2015
Frequently Asked Questions (FAQ)
Can a furnished lease be converted to an unfurnished lease?
Yes, but this requires both parties' agreement and signing an amendment or new lease. Tenants cannot impose this, even if they remove furniture. Changing lease type modifies duration (becomes 3 years) and conditions (security deposit reduced to 1 month, 3-month tenant notice period).
Can landlords increase rent annually?
Yes, if an annual revision clause is included in the lease. The increase is then limited to the variation of the Rent Reference Index (IRL) published by INSEE. In 2025, IRL averages around 3-4%. Increases cannot exceed this variation. Additional caps may apply in tight markets.
What equipment is mandatory in furnished rentals?
The legal list includes 11 categories: bedding with comforter or blanket, window coverings, cooking plates, oven or microwave, refrigerator and freezer, necessary dishes, kitchen utensils, table and chairs, storage shelves, lighting fixtures, housekeeping equipment. Missing equipment can result in reclassification as unfurnished lease.
Can I terminate my furnished lease mid-term?
Yes, tenants can terminate furnished leases at any time with 1 month's notice, without waiting for the anniversary date. No justification needed. Landlords, however, can only give notice at the lease anniversary with at least 3 months' notice and legal grounds.
Are furnished leases more expensive than unfurnished ones?
Yes, generally 10 to 30% more expensive. This difference reflects landlord's initial furniture investment, faster furniture wear, maintenance and replacement costs, and sustained demand for this property type. However, tenants avoid investing in furniture.
What happens if landlords don't return the security deposit?
If the security deposit isn't returned within legal deadlines (1 or 2 months depending on inventory), landlords face penalties of 10% monthly rent excluding charges per month of delay. Tenants can first attempt mediation via departmental conciliation commission, then file with civil court if unsuccessful.
Can furnished properties be rented as shared housing?
Yes, furnished shared housing is possible with a single lease signed by all co-tenants (joint liability clause) or individual leases per room. With single leases, all co-tenants are jointly liable for rent payment. For student shared housing with 9-month leases, liability ends when a co-tenant leaves.
Can furnished leases be renewed indefinitely?
Yes, by tacit renewal. As long as neither party gives notice under legal conditions, the lease automatically renews annually. There's no limit to renewal numbers. Only landlords can terminate at anniversary date with legitimate grounds and at least 3 months' notice.
Do I pay housing tax on furnished rentals?
Housing tax on primary residences was eliminated in 2023 for all households. However, if the furnished rental is considered a secondary residence (e.g., for students whose primary residence is with parents), housing tax on secondary residences remains due by tenants as of January 1st.
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