3-Year Unfurnished Lease: Complete Guide 2025

Everything you need to know about the 3-year unfurnished rental contract: duration, notice periods, obligations and benefits for landlords and tenants

Key Points in 30 Seconds

The 3-year unfurnished lease is the standard rental contract for unfurnished properties in France, governed by Law No. 89-462 of July 6, 1989. It offers rental stability with a minimum 3-year commitment while allowing tenant flexibility for departure.


  • Duration: 3 years minimum (6 years for corporate landlords), automatically renewable
  • Tenant notice: 3 months (1 month in specific situations)
  • Landlord notice: 6 months before expiry with legal grounds
  • Security deposit: Maximum 1 month's rent excluding charges
  • Applicable law: Law No. 89-462 of July 6, 1989 (Mermaz-Malandain Law)

What is a 3-Year renewable unfurnished lease?

The 3-year unfurnished lease, also called bare rental lease, is the standard contract for renting an unfurnished property in France. It requires a minimum duration of 3 years if the landlord is an individual, or 6 years if a legal entity (company, SCI). The lease automatically renews by tacit renewal for the same duration unless either party gives notice under legal conditions.

Legal Framework: The unfurnished lease is governed by Law No. 89-462 of July 6, 1989, known as the Mermaz-Malandain Law, supplemented by the ALUR Law of 2014. This legislation aims to balance the rights and obligations of landlords and tenants to ensure a stable and secure rental relationship.

This contract must be established in writing and comply with the standard model imposed by law. It must include a contradictory entry and exit inventory, as well as all mandatory technical diagnostics. Unlike a furnished lease, the property must contain no furniture, with the tenant bringing their own furnishings.

Main characteristics of an infurnished Lease

The unfurnished rental lease is distinguished by several key characteristics:

  • Minimum duration: 3 years for an individual landlord, 6 years for a legal entity (SCI, company). This duration ensures rental stability appreciated by both parties.
  • Property type: empty property, without any furniture. The tenant must bring all their own furnishings (bed, table, chairs, appliances, etc.).
  • Target audience: tenants seeking long-term settlement (families, couples, stable workers) with a medium to long-term housing project.
  • Contract format: mandatory written contract complying with the ALUR law standard model, with precise legal mentions (party identities, property description, rent, charges, security deposit, duration, attached diagnostics).

Detailed notice period conditions

Notice period conditions differ depending on whether it concerns the tenant or landlord:

  • For the tenant: 3-month notice from receipt of the registered letter by the landlord. This period is reduced to 1 month in high-demand zones (list set by decree) or in case of professional transfer, job loss, new employment following job loss, or for beneficiaries of RSA or AAH.
  • For the landlord: 6-month notice before the lease expiry date (anniversary date), with one of the following legal grounds: reclaiming to occupy (self, spouse, ascendant, descendant), property sale, or legitimate and serious reason (notably tenant's breach of obligations).
Warning: The landlord can only give notice at the lease expiry date. During the lease term, only the tenant can terminate the contract. Notice must be sent by registered letter with acknowledgment of receipt or by bailiff's act.

The notice period runs from the date of notification receipt, not the sending date. It is therefore crucial to calculate deadlines carefully to avoid paying an additional month's rent.

Renewal and termination of an unfurnished lease

At the end of the lease term (after 3 or 6 years as applicable), if neither party has given notice within legal deadlines, the lease automatically renews by tacit renewal for the same duration:

  • The tenant remains in place without any particular formality, under the same conditions as the initial lease.
  • The landlord can propose a rent increase or clause modification, but the tenant can refuse. In case of refusal, the lease continues under initial conditions.
  • Both parties can agree to an early mutual termination agreement, to be formalized in writing to legally secure the exit.
Good to know: At renewal time, the landlord can propose a new rent only if it is clearly undervalued compared to the local market. The increase must be justified by comparable rental references in the neighborhood. The tenant has time to accept or refuse this proposal.

Security deposit for unfurnished lease

The security deposit for an unfurnished lease is capped at 1 month's rent excluding charges (versus 2 months for a furnished lease). This amount serves to cover potential damages or rent and charge arrears upon tenant departure.

Good to know: The security deposit must be returned within a maximum of 1 month if the exit inventory matches the entry inventory, or 2 months in case of observed damages (time to obtain quotes and deduct amounts necessary for repairs).
Important: If the landlord doesn't return the deposit within these deadlines without valid justification, they face penalties of 10% of monthly rent excluding charges per month of delay. The tenant can then contact the departmental conciliation commission, then the judicial court if necessary. The landlord must provide a detailed statement of amounts withheld, with supporting documents (quotes, invoices).

Landlord's obligations

The landlord of an unfurnished property must comply with several strict legal obligations:

  • Provide decent housing: meeting decency criteria defined by decree (minimum living space 9m² and 20m³, essential equipment, no health and safety risks, proper waterproofing, correct thermal insulation).
  • Provide all mandatory technical diagnostics: EPC, CREP (lead), asbestos, gas, electricity, ERP (risks and pollution), termites (affected zones), aircraft noise (airport zones), Carrez law (condominium).
  • Use a compliant lease contract: following the standard model imposed by ALUR law (decree No. 2015-587), without abusive clauses.
  • Provide the tenant with a complete diagnostic technical file: at lease signing, as well as an information notice about their rights and obligations.
  • Ensure peaceful enjoyment of the property: not disturb the tenant in their normal use of the property.
  • Carry out major repairs and structural maintenance: roof, load-bearing walls, main pipes, boiler (annual maintenance at landlord's expense).
  • Subscribe to Non-Occupying Owner (PNO) insurance: mandatory to cover property damage.
  • Issue a rent receipt: free of charge, if the tenant requests it. This receipt must detail rent and charges.

Tenant's obligations

The tenant of an unfurnished property commits to respecting several obligations:

  • Pay rent and charges: at deadlines specified in the contract (usually the 1st or 5th of the month).
  • Subscribe to home insurance: covering at minimum rental risks (fire, water damage, explosion). The certificate must be provided at signing then annually upon landlord's request.
  • Maintain the property: perform current rental repairs (seals, taps, simple locks, windows, etc.) and keep the property in good condition.
  • Respect condominium rules: as well as the intended use of premises (residential use only unless otherwise stated).
  • Not sublet without authorization: total or partial subletting requires the landlord's prior written agreement.
  • Return the property in good condition: at lease end, excluding normal wear and tear (aging related to time and normal use).
Mandatory document: The tenant must provide a home insurance certificate at lease signing, then annually upon simple landlord request. Lack of insurance can lead to lease termination.

Advantages of the unfurnished lease

The unfurnished rental lease offers numerous advantages for both parties:

  • Rental stability: minimum 3-year commitment that reduces vacancy risk and secures landlord's income.
  • Market rent: generally 10-30% lower than furnished rental, which broadens the potential tenant market.
  • Long-term settlement: perfectly suits tenants wishing to settle long-term with their own furniture and create their interior.

Charges anddDistribution in unfurnished lease

Rental charges recoverable by the landlord must be provisioned and regularized annually:

  • Charge provisions: flat monthly amount with mandatory annual regularization. The landlord must provide a detailed statement of actual charges with supporting documents (invoices, contracts) at least once a year.
  • Recoverable charges: cold and hot water, collective heating, elevator, common area maintenance, waste collection tax, green space maintenance, common area electricity.
Good to know: Flat-rate charges are not authorized in unfurnished leases, unlike furnished leases. Annual regularization is mandatory. If the provisioned amount is lower than actual charges, the tenant must pay a supplement. If the amount is higher, the landlord must reimburse the overpayment.

High-demand zones and rent control

In zones where rental demand far exceeds supply (Paris, Lyon, Lille, Bordeaux, Montpellier, etc.), specific rules apply:

  • Rent control: the base rent cannot exceed an increased reference rent, calculated according to precise location (neighborhood), property type (number of rooms), and year of construction or renovation. Consult the local rent observatory to know applicable amounts.
  • Exceptional rent supplement: possible only if the property has clearly exceptional location or comfort characteristics compared to the market (exceptional view, very high-end equipment, rare services). This supplement must be justified in the lease.
  • Notice reduced to 1 month: in high-demand zones, tenant notice drops from 3 months to 1 month, facilitating tenant mobility.
Mandatory verification: Before setting your rent in a high-demand zone, imperatively consult your municipality's rent observatory. Rent above the ceiling can be contested by the tenant within 3 months of lease signing, and be subject to retroactive judicial reduction.

Mandatory diagnostics for unfurnished Lease

The landlord must attach the following technical diagnostics to the lease, dated and valid:

Diagnostic Validity Period Application Condition
EPC (Energy Performance Certificate) 10 years All properties
(with 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 over 15 years old
Gas 6 years Installation over 15 years old
ERP (Risks and Pollution Statement) 6 months Risk zones
(natural, technological, soil)
Carrez Law Unlimited Condominium only
Noise (aircraft) 6 months Airport noise exposure zone

Important: The absence of these diagnostics or their non-compliance can lead to serious consequences: rent reduction by court decision, lease cancellation, engagement of landlord's criminal and civil liability in case of accident or health problem. Since 2025, properties rated G on EPC are banned from rental, and progressively F properties by 2028.

Rent review and increase

The rent of an unfurnished lease can be reviewed annually if a review clause is included in the contract:

  • Annual review: increase limited to the variation of the Rent Reference Index (IRL) published quarterly by INSEE. In 2025, IRL varies between 2.5% and 4% depending on quarters. Review can only occur once a year on the anniversary date specified in the lease.
  • Increase upon renewal: if the rent is clearly undervalued compared to the local market, the landlord can propose a progressive increase during the three-year renewal. This increase is capped and spread over the lease duration. The tenant can contest and request an expert appraisal.
Good to know: In high-demand zones with rent control, annual IRL review remains possible, but rent can never exceed the ceiling set by decree for the zone. If rent already reaches the ceiling, no increase is possible, even with IRL.

Unfurnished lease vs other lease types

The 3-year unfurnished lease is not the only option for renting a property. Depending on your situation and objectives, you can compare with:

👉 Check our complete comparison of different lease types to choose the most suitable formula for your property, tenant profile and constraints.

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.


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Going further

The 3-year renewable unfurnished lease remains the reference contract for long-term rental in France. Precise understanding of the rules, obligations and rights of each party helps avoid disputes and build a serene and lasting rental relationship.

Useful resources:

Last updated: October 2025
Legal sources: Law No. 89-462 of July 6, 1989, ALUR Law No. 2014-366 of March 24, 2014, Decree No. 2015-587 of May 29, 2015

Frequently Asked Questions (FAQ)

What's the difference between unfurnished and furnished lease?
The unfurnished lease (3 years) concerns a property without furniture, with rent generally 10-30% lower, maximum 1-month security deposit, and 3-month tenant notice (1 month in high-demand zones). The furnished lease (1 year) includes all equipment necessary for daily life, with higher rent, 2-month deposit, and 1-month notice. Unfurnished lease suits long-term settlements, furnished suits mobility.
Can an unfurnished lease be terminated before 3 years?
Yes, the tenant can terminate their lease at any time with 3-month notice (or 1 month in high-demand zones, or in case of professional transfer, job loss, RSA/AAH). The landlord, however, can only give notice at lease expiry (every 3 years) with 6-month notice and for valid legal grounds (reclaiming, sale, legitimate and serious reason).
Can the landlord increase rent every year?
Yes, if an annual review clause is written in the lease. The increase is then limited to INSEE's Rent Reference Index (IRL) variation, approximately 2.5% to 4% in 2025. Review occurs on lease anniversary date. In high-demand zones, rent can never exceed the ceiling set by decree, even with IRL.
What's the maximum security deposit amount?
For an unfurnished lease, the security deposit is capped at 1 month's rent excluding charges (versus 2 months for furnished lease). It must be returned within 1 month if exit inventory matches entry, or 2 months in case of damages. Late return exposes landlord to penalties of 10% monthly rent per month of delay.
Which repairs are the tenant's responsibility?
The tenant handles current rental repairs (defined by decree): routine maintenance, minor tap repairs, simple locks, broken window replacement, seals, floor covering maintenance. The landlord assumes major repairs: structure, roof, load-bearing walls, main pipes, boiler, windows (excluding breakage), electricity and plumbing (excluding normal wear).
What happens at the end of 3 years?
If neither party gives notice within deadlines (6 months before for landlord, minimum 3 months before for tenant), the lease automatically renews by tacit renewal for 3 new years, under same conditions. The landlord can propose a rent increase if undervalued, but tenant can refuse. The lease then continues under initial conditions.
Can you sublet an unfurnished rental property?
Total or partial subletting of an unfurnished rental property requires the landlord's mandatory written and prior agreement. Without this agreement, subletting constitutes a lease violation that can lead to termination at tenant's fault. The landlord can set subletting conditions (rent amount, duration, subtenant profile).
What diagnostics are mandatory for unfurnished rental?
The landlord must provide: EPC (10 years), CREP/lead if before 1949 (unlimited if absent), asbestos if before 1997 (unlimited if absent), electricity and gas if installation > 15 years (6 years), ERP/risks (6 months), Carrez law in condominium (unlimited), aircraft noise in airport zone (6 months). Absence of these diagnostics can lead to rent reduction and landlord liability.
How does the reduced 1-month notice work?
In high-demand zones (list set by decree: Paris, Lyon, Lille, etc.) or in case of professional transfer, job loss, new employment following unemployment, or for RSA or AAH beneficiaries, tenant notice is reduced to 1 month instead of 3 months. Notice runs from registered letter receipt by landlord. Supporting documents must be provided (employer certificate, unemployment office, family benefits office, etc.).

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