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Paris Apartments: Rental Housing Guide

By Diana Morales

Allianz Care
Allianz Care

Summary: Finding an apartment in Paris can be difficult. Diana Morales offers insight into the process.

Retaining a Property

The housing market in Paris is very difficult, even if your budget is high. Apartments, particularly in nice areas, go quickly and you may even find that 20 people are visiting the home at the same time, some turning in their applications on the spot. If this happens to you, you may want to prepare all of your paperwork with photocopies before you arrive in case you fall in love with a home.

Know that an owner can choose any prospective tenant he/she wants. It can come down to how much money you earn, what kind of guarantees you provide, or simply if the owner likes you or not. Normally you will be required to earn 3 times the monthly rent in your net salary, but some owners will require 4 times that amount. Plan ahead and know what kind of guarantees you will be able to provide, if any.

Signing the Lease

The amount you will pay each month for rent is made up of three parts: the base rent, tax, and charges. Taxes will be the equivalent of 2.5% of the base rent. The cost of the charges may vary each month, but a general idea of the cost should be given before signing the lease. Normally you will be required to pay 1/12 of the estimated cost each month. This is called la provision sur charges. At the end of the year, the landlord must provide a list of the actual expenses so that the differences can be settled.

Your deposit will never be more than two months of the base rent for an unfurnished home. The cost of charges and taxes is not included in this. Expect to pay one month's rent to the agency for their fee as well. You should also know that the owner can require a third party to sign the lease as a guarantee that the rent will be paid. If you are are being transferred by a company, than your employer may be willing to sign. If you have no family or friends in France, you may have no other option than to get a bank guarantee in which you may be required to set aside one year's worth of rent in that bank.

For an unfurnished apartment, the lease will be for a minimum of 3 years for an individual and a minimum of 6 years for a company. However, the renter has the right to terminate the lease with 3 months notice. In cases where the tenant must leave the area for professional reasons, only one month's notice is required

Financial Assistance

There is help out there with all of the initial expenses you will have if you qualify. Generally, if you work for a private company employing over 10 people in France you do qualify. The first product is called Loca-Pass and it helps in two ways. First, it reimburses your security deposit within a few weeks. You will still have to pay it at the lease signing and also provide a copy of the signed lease for the application, but you will receive the money back and not have to worry about keeping that money aside. There is no cost for this service, no interest, and if you qualify under the guidelines, you cannot be denied. Loca-pass can also provide your rental guarantee for up to 18 months of unpaid rent and throughout the duration of your lease. Not all owners accept this type of guarantee, but if so, it can save a lot of hassle. Again there is no cost, but you should know that in both instances, the company that provides the loca-pass will expect full reimbursement when you leave the home. That means, if any of your security deposit is retained, you will have to pay the difference.

The second product is called Mobili-Pass. With this you can have up to 20,000 FF (depending on your situation) reimbursed for relocation fees. This includes home finding services and estate agency fees. Like the loca-pass, you will have to pay the costs in advance, but there is no cost for this service and you will be reimbursed with a few weeks.

Etat des Lieux

In any apartment, furnished or unfurnished, there will be an Etat des Lieux. This literally means "state of the premises". When going through this procedure, try to note anything that can later be construed as damages. Make sure all locks and doorknobs are in order, and note any marks on the walls or carpets. When you leave the home this will be done again to see if there were any damages caused by you so it's best to note everything the first time. Also, you may be required to pay half of the fee for this service if it is done by a huissier or bailiff. Though doing it without a huissier may save you money, the advantage is that the inventory is official and may save you money in the long run if the owner tries to make a claim.

If you rent a furnished home, this process is even more important. A list will be made of the complete inventory along with the condition of everything. Make sure to keep this list so that everything can be accounted for when you leave.

Insurance

In order to sign the lease, you will have to show proof of home insurance. Before signing the lease, it is a good idea to check out the specific requirements from your insurance company as well. Many companies will require specific locks and shutters to uphold the policy. There are several types of policies you can have so it's best to shop around. In any case, try to get a copy of a constat a l'amiable in order to make a claim as soon as possible in case you need to. Generally, your insurance will cover fire and water damage as well as any damage caused by terrorist attack, but theft may be extra. Make sure to understand all of your options before choosing a policy

FAQs

What charges can I expect to pay?

Charges go towards services in the common areas. Some examples might be electricity in the hallways, the concierge, garbage removal and the housekeeping. If your building has a central oil burner for heat and hot water, you will have to pay your portion of that as well.

Does everyone in the building pay the same amount of charges?

No. Charges have several factors. People in larger apartments may pay more than someone living in a studio, for example, if there is central heating. Someone living on the upper floors may pay more for the elevator charges than someone on the ground floor.

What sort of documents might I need in order have my application accepted?

You will be asked for identification so be prepared to have your passport or carte de séjour. You will also need a statement from your employer proving how much money you earn. Generally each month you will have received a fiche de paie showing this, but if you are new to France, you will not have been there long enough to have even one. If you have been working in France for several months, these forms should be sufficient. Otherwise you may need to show your work contract Bank references will also be requested so be sure to have your account opened in advance if possible.

What other expenses will I have?

At the signing of the lease you will pay your agency fees, security deposit, and first month's rent. Since you will be required to purchase insurance you will at some point need to pay that. Insurance companies usually take the full year's fee in advance though they may reimburse if you leave early. If you have a gas furnace, called a "chaudière", you will need to take out a maintenance contract as well. Someone will come to your house to inspect it and you can sign the contract for a year. Since you are responsable for the upkeep of the furnace this is a good idea as it insures you in case of repairs. Also, if the repairman comes before you move in or right at the beginning and find problems, the owner may be responsible.

During Your Stay

Rent is paid at the beginning of each month. You will normally receive an avis déchéance as a reminder to pay. Once paid, you will receive a quittance as proof or receipt. You should keep all of these. They may be useful when applying for a bank account or applying for residency.

Most major repairs are the responsibility of the landlord, but the renter will have to pay for any damages caused by him/herself. You may be required to repair your own heating system if it runs independently of the building. However, if you arrive in the summer and are not able to test the heat, then it is the landlord' responsibility to fix it if it doesn't work come fall. As for making changes in the apartment, it is always best to check with the owner first and have his/her approval in writing, but generally you can do things such as painting or wallpapering. You may be required to return the home to it's original state when you leave so before starting any changes, you may want to consider the cost of doing so.

FAQs

How concerned should I be about possible rent increases?

Rent increases are strictly limited by law to no more than 2% at the renewal of your lease and you must be notified 6 months in advance. In addition, the owner must prove that the rent is worth more in order to have an increase.

What are the rules on noise in an apartment?

Typically, a reasonable amount of noise is acceptable between 10AM and 10PM during the week, and 12PM and 12AM on weekends. Keep in mind the kind of neighborhood you live in and the kind of neighbors. Young students will probably make more noise and be more accepting of your noise than older or professional people. Generally, people who know they are going to be making extra noise, for example if they're having a party, will notify the neighbors ahead of time.

Is sub-letting allowed?

Legally, and only if you have written consent from the owner, sub-letting is only allowed if the rent you charge is no higher than your own and if you only rent one room, then the rent will be according to the size of the room. It is advisable to have your own contract if you do this.

How do I pay my rent each month?

Your lease will tell you how to pay your rent. You should receive a notice each month that your rent is due. Sometimes you can write a check and pay it to the concierge who will then give you a receipt. It is also possible that the rent will be taken automatically from your bank account. There are even cases where people pay every three months, but this is not common.

Are there any ongoing expenses I should know about?

During the holidays, everyone will expect money. Your concierge will get a tip and you may get visits from the postal workers, fireman, and garbage men selling calendars for a donation. It is normal and expected for people to buy these calendars, however beware as there had been incidences where people pretending to be selling "official" calendars are just trying to get your money.

Leaving the Home

By law, the renter is required to give 3 months notice to the landlord before he/she vacates the home. In certain instances, the time is reduced to one month. This is the case if, for example, your job requires you to move to a different region or country. Other examples might be if the renter loses his/her job or if the renter is over 60 years of age and health problems require a move. The notice of intent to leave must be sent to the owner by registered mail and you should request a return receipt. The landlord, however, cannot require you to leave the home before the lease is up. In addition, he/she is required to give you six months notice before the end of your lease. The only exception to this is if the owner is a French citizen returning to France, in which case he/she is only required to give three months notice If you do not receive this notice, and if you have not sent in a notice yourself, your lease will automatically be renewed.

Once the keys are returned to the owner, the security deposit must be returned within two months. The owner must justify any amount kept for damages. Note that the owner may keep part of the deposit for any damages

FAQs

Can the landlord ever force me to leave?

The owner of the home can terminate your lease if you have not fulfilled your obligations, for example, if you have not paid your rent for two consecutive months. However, it is very rare that the owner can make the renter leave and you should know that the laws in France are generally in favor of the renter. In order to evict, the owner must give at least 6 months notice. In addition, the owner cannot evict between the months of April and October.


First Published: Aug 27, 2001

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