When renting out a property in France, one of the most important decisions a landlord must make is whether to offer a furnished (meublé) or unfurnished (vide) lease. Each option comes with its own legal framework, tax implications, and practical considerations. This guide provides a comprehensive comparison to help you choose the right tenancy agreement for your rental management strategy.
Legal Framework: Two Distinct Regimes
Both furnished and unfurnished rentals are governed by French law, but the applicable rules differ significantly:
- Unfurnished leases fall primarily under the Loi du 6 juillet 1989, which provides extensive tenant protections
- Furnished leases are also governed by the 1989 law (since the Loi ALUR of 2014) but with specific provisions outlined in Articles 25-3 to 25-11
The key distinction lies in the definition: a furnished rental must include all essential items for the tenant to live, eat, and sleep in normal conditions of comfort from day one.
Mandatory Furniture and Equipment
Since September 2015, a décret lists the minimum furniture and equipment required for a property to qualify as furnished:
- Bedding with a duvet or blanket
- Window coverings (curtains or blinds) in bedrooms
- Stovetop or hotplates for cooking
- An oven or microwave oven
- A refrigerator with a freezer compartment (or separate freezer)
- Sufficient crockery, glassware, and utensils for eating
- A table and seating for the number of occupants
- Storage shelving
- Lighting fixtures in every room
- Cleaning equipment appropriate to the property
If any of these items are missing, the tenant can argue that the lease should be reclassified as unfurnished, which grants them longer tenure and different notice periods.
Tip: Document every piece of furniture and equipment in your property inspection report at move-in. This protects both parties and provides evidence should a dispute arise about the nature of the lease.
Lease Duration and Renewal
Unfurnished Lease (Bail Vide)
- Minimum duration: 3 years (6 years if the landlord is a legal entity such as a company or SCI subject to corporate tax)
- Automatic renewal: the lease renews for the same duration unless the landlord serves a valid notice of termination
- Landlord notice period: 6 months before lease expiry
Furnished Lease (Bail Meublé)
- Minimum duration: 1 year (9 months for student tenants)
- Automatic renewal: the lease renews for 1 year (or 9 months for students) unless terminated by either party
- Landlord notice period: 3 months before lease expiry
The shorter lease duration for furnished rentals gives the landlord greater flexibility, making it an attractive option for those who may need to recover the property sooner.
Notice Periods for Tenants
Tenants also face different notice requirements depending on the lease type:
- Unfurnished: 3 months' notice (reduced to 1 month in zones tendues—high-demand rental areas—and for specific personal circumstances such as job loss or health issues)
- Furnished: 1 month's notice in all cases, regardless of location
This shorter notice period for furnished rentals means higher turnover potential, which the landlord must factor into their financial projections.
Security Deposit
- Unfurnished: maximum 1 month's rent (excluding charges)
- Furnished: maximum 2 months' rent (excluding charges)
The higher security deposit for furnished rentals reflects the additional risk of damage to the landlord's furniture and equipment.
Rent and Charges
Furnished rentals generally command higher rents than comparable unfurnished properties, typically 10% to 30% more. However, this premium must be weighed against:
- The cost of purchasing and maintaining furniture
- Higher tenant turnover and potential vacancy periods
- More frequent property inspections to check the condition of furnished items
In both cases, the landlord is entitled to apply a rent review clause linked to the IRL index, provided it is included in the tenancy agreement.
Tax Treatment
Unfurnished Rental Income
Rental income from unfurnished properties is classified as revenus fonciers:
- Micro-foncier regime: available if gross annual rental income is under €15,000, providing a flat 30% deduction
- Régime réel: allows deduction of actual expenses (mortgage interest, repairs, insurance, management fees, property tax) and may create a deductible deficit
Furnished Rental Income
Furnished rental income is classified as Bénéfices Industriels et Commerciaux (BIC):
- Micro-BIC regime: available if gross annual income is under €77,700, providing a flat 50% deduction (significantly more generous than micro-foncier)
- Régime réel: allows deduction of all expenses plus depreciation of the property and furniture, which often eliminates taxable income entirely for many years
- LMNP status (Loueur en Meublé Non Professionnel): most individual landlords qualify for this status, which offers particularly favourable tax treatment under the régime réel
Note: The 2025 finance law introduced changes to the LMNP regime. Landlords should consult a tax adviser to understand the latest implications for capital gains calculations.
Which Option Should You Choose?
The best choice depends on your personal situation and investment strategy:
- Choose unfurnished if you want stable, long-term tenants with minimal turnover, and your property is in a market where demand for unfurnished housing is strong
- Choose furnished if you want higher rental yield, tax optimisation through LMNP, and are comfortable with more frequent tenant changes and the cost of maintaining furnishings
- Consider furnished for properties in city centres, student areas, or business districts where demand for move-in-ready accommodation is high
- Consider unfurnished for family homes or suburban properties where tenants tend to stay longer and bring their own furniture
Managing Both Lease Types Effectively
Regardless of which lease type you choose, effective online rental management is key to staying organised and compliant. From drafting the correct tenancy agreement to managing rent receipts, conducting property inspections, and processing electronic signatures, the administrative workload is significant.
HelloRento supports both furnished and unfurnished leases, adapting its templates and workflows to the specific legal requirements of each. Whether you need to generate a compliant lease, track furniture inventory, or calculate a rent review based on the latest IRL index, HelloRento has you covered. Discover HelloRento and manage your rentals with ease, whatever your lease type.