France Security Deposit Laws: Limits, Returns, and Deductions

In France, the security deposit (legally termed dépot de garantie, though colloquially referred to as "caution") is strictly regulated by the Law of July 6, 1989 (modified by the ALUR and ELAN laws). These regulations dictate absolute limits, specific return timelines, and what landlords are legally permitted to deduct.

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Always consult a qualified legal professional in France for advice specific to your situation. Information last verified: March 2026.

Security Deposit Limits

The maximum security deposit amount in France is mandated by law and depends solely on whether the property is furnished or unfurnished:

1. Unfurnished Rentals (Location Vide)

For an unfurnished primary residence, the security deposit cannot exceed 1 month's rent (excluding charges).

2. Furnished Rentals (Location Meublée)

For a furnished rental, the limit is 2 months' rent (excluding charges). The higher limit accounts for the risk of damage to landlord-owned furniture and appliances.

Exceptions

• Advance Rent: If rent is paid in advance for a period of more than two months (e.g., quarterly payments), the landlord cannot ask for a security deposit.
• Mobility Lease (Bail Mobilité): It is strictly prohibited to request a security deposit for a mobility lease (a 1 to 10-month lease for students or temporary workers).

Allowable Deductions

The security deposit is intended to cover the tenant's breaches of obligations. A landlord can legally deduct:

1. Unpaid rent and utility charges.
2. Repairs for damages caused by the tenant. Crucially, these damages must be proven by comparing the signed move-in inventory (état des lieux d'entrée) with the move-out inventory (état des lieux de sortie).
3. Cleaning costs if the property is left in an unacceptably dirty condition (beyond normal wear).
4. The household waste collection tax (TEOM), if owed by the tenant and unpaid.

What is NOT Deductible:

• Normal wear and tear (vétusté): Landlords cannot charge for the depreciation of items over time (e.g., faded paint after 10 years). A depreciation grid (grille de vétusté) is often used to calculate fair residual values.
• Damages from force majeure or building defects.
• Undocumented repairs: Every deduction MUST be justified by a professional quote (devis) or an invoice (facture). Landlords cannot independently estimate values and deduct cash without paper proof.

HOA Charges Withholding

If the property is part of a condominium (copropriété), the landlord may retain up to 20% of the security deposit after move-out until the annual condo accounts are settled to true-up utility charges.

Strict Return Deadlines

The ALUR Law (2014) introduced strict rules regarding the timeline for returning deposits:

1. 1-Month Deadline: If the move-out inventory perfectly matches the move-in inventory (i.e., NO damages are noted).
2. 2-Month Deadline: If the move-out inventory denotes new damages compared to the move-in inventory.

The countdown begins the day the keys are handed back to the landlord (in person or by registered mail with acknowledgment of receipt).

Penalties for Non-Compliance (Late Returns)

If a landlord fails to return the security deposit within the legal timeframe, the remaining balance owed to the tenant is increased by a penalty of 10% of the monthly rent (excluding charges) for each month (or partial month) of delay.

Example: Being 1 month and 3 days late results in a 20% penalty added to the deposit balance owed to the tenant.

Best Practices for Landlords

1. Detailed Inventories: Complete extremely detailed, contradictory move-in and move-out inventories (état des lieux), preferably with digital photos. This is the only legal way to justify a deduction.
2. Always Provide Proof: Send copies of invoices or quotes for any deductions made.
3. Use a Depreciation Grid: This helps objectively calculate any tenant liability for damaged items based on their age.
4. Separate Accounts: While not legally required in France, it is strongly advised to keep deposit funds in a separate account from your operational funds.

How Landager Helps

Landager's property management dashboard tracks your security deposits, sends automated alerts before the 1-month or 2-month return deadlines hit, and securely stores the digital move-in/move-out inventory files to protect you in case of a dispute.

Back to France Landlord-Tenant Laws Overview.