Unfurnished or furnished letting in France: landlord differences
Choosing unfurnished or furnished letting changes the contract, equipment costs, departures and administration. Comparing advertised rents alone can hide different costs and turnover patterns.
This guide covers French private main-residence rentals. Holiday lets and mobility leases should not be confused with standard furnished tenancies. Tax is a matter to check, not a promised saving.
1. Compare the main rules
| Issue | Ordinary unfurnished tenancy | Standard furnished tenancy |
|---|---|---|
| Usual term | 3 years for an individual landlord, 6 for a corporate landlord, subject to exceptions | 1 year; 9 months for the specific student lease |
| Furniture | No furnished-rental minimum list | Minimum equipment and detailed inventory |
| Usual maximum deposit | 1 month's rent excluding charges | 2 months' rent excluding charges |
| Tenant notice | 3 months, reduced to 1 in specified cases | 1 month |
| Landlord notice | Statutory grounds and generally 6 months before expiry | Statutory grounds and generally 3 months before expiry |
| Service charges | Advances and reconciliation in the ordinary regime | Advances or a permitted fixed package |
This summarises common contracts, not every exception. Use the official tenancy comparison (opens in a new tab) and our lease guide to identify the exact regime. Fixed charge packages can also apply to certain shared tenancies; do not extend the ordinary unfurnished row to every structure.
2. Measure the actual furniture cost
Furnished letting requires real equipment, item descriptions and replacement records. The minimum includes sleeping facilities, kitchen equipment, table, seating, storage and appropriate cleaning equipment. Our required furniture guide includes the list and inventory table.
For example, an extra €80 monthly furnished rent represents a theoretical €960 annually before vacancy, replacement, maintenance and tax. This alone does not prove greater profitability. Compare similar properties over comparable periods.
3. Plan arrivals and departures
One-month tenant notice can make changes faster; it does not mean every furnished tenant moves frequently. Target occupants, location and property quality also matter.
Plan key handover, inspections, furniture, photographs and records. Establish final rent dates with the notice guide, not merely a contract-duration table.
The nine-month student lease and mobility lease have their own conditions. Our dedicated comparison helps avoid using an unsuitable contract just because a stay is short.
4. Check requirements shared by both
Housing standards, diagnostics, rent-setting rules and energy restrictions do not disappear when furniture is supplied. Advertising a property as furnished does not avoid applicable controls or the F/G rent freeze.
A larger deposit is not extra income: it may have to be returned. Check rental guarantees under their conditions rather than assuming all protections can be combined.
5. Compare budgets, not just tax categories
Unfurnished and furnished income follow different French tax frameworks. Procedures, possible allowances, eligible costs and duties depend on the regime and circumstances. A change of contract or use can have implications beyond monthly rent.
Prepare a rental budget separating receipts, owner costs, financing, furniture and reserves. Have the tax treatment checked rather than choosing based on a promise of zero tax.
Frequently asked questions
Can a partially equipped property simply be called furnished?
Its actual contents must meet the legal requirements. The contract title is insufficient if required equipment is missing.
Can an unfurnished tenancy become furnished by editing the file?
The change affects rights and needs appropriate analysis and agreement, not a unilateral correction. Read the amendment guide.
Which option is always better?
Neither universally. Compare compliance, tenant needs, management availability, costs and tax circumstances.
Sources checked on 29 October 2026: official furnished/unfurnished rules (opens in a new tab), Law of 6 July 1989 (opens in a new tab). General information about French law.