Flatshares (colocation) in France: a landlord's guide
Updated 10 October 2026 · By the Loyski team
Letting to several flatmates makes a large property pay better, but raises questions an ordinary let doesn't: one lease or several, who pays if one stops paying, what happens when one leaves. Here are the French rules, from article 8-1 of the 1989 law, and the choices to make.
Single lease or individual leases
| Single lease (bail unique) | Individual leases | |
|---|---|---|
| Contract | One lease signed by everyone | One lease per flatmate, for their room and the shared areas |
| Rent | One overall rent, split between flatmates as they wish | One rent per room |
| Joint liability | Possible through a clause in the lease | None: each owes only their own rent |
| A flatmate leaves | The lease continues with the others; an amendment adds the replacement | Only their lease ends |
| Empty room | The remaining flatmates owe the whole rent | The landlord bears the vacancy |
| Size | Usual decent-housing rules | Each bedroom: at least 9 m² and 20 m³ |
In both cases, the lease follows the standard contract for unfurnished or furnished lets, and sets out the private and shared areas.
The joint liability clause (clause de solidarité)
With a joint liability clause, each flatmate, and their guarantor, can be made to pay the whole rent and charges if another doesn't pay. It's the landlord's main protection under a single lease.
The law limits how long it lasts for someone who leaves: their liability and their guarantor's end on the date their notice takes effect if a new flatmate is on the lease, and otherwise no later than six months after their notice ends. For the guarantee to be valid, the guarantee deed must name the flatmate whose departure ends the guarantor's commitment.
Rent, charges and deposit
- Rent: in a rent-controlled area, the total rent paid by the flatmates can't exceed the cap that applies to the property.
- Charges: either monthly advances with a yearly reconciliation, or a flat rate set in the lease, with no reconciliation.
- Security deposit: one month's rent excluding charges unfurnished, two furnished. Under a single lease, it's returned when everyone has left.
- Rent receipt: under a single lease, the quittance is made out to the flatmates for the total rent; each can ask for a receipt for their share.
Insurance and housing benefit
Flatmates must be insured against rental risks, through a shared policy or individual ones, and provide a certificate each year. The landlord can also take out insurance on their behalf and recover the cost.
Each flatmate makes their own housing benefit claim to the CAF, based on their share of the rent. For that, the home must be at least 16 m² for two people, plus 9 m² per extra person.
When a flatmate leaves
- They give notice on their own, in the usual way: the notice period is 3 months unfurnished (1 month in a zone tendue or the cases set by law), 1 month furnished.
- Under a single lease, the lease continues with the others, who still owe the full rent.
- A replacement can only move in with your agreement: sign an amendment (avenant) to the lease, which ends the departing flatmate's liability.
- Take the chance to check the state of the property; the full move-out inventory is done at the end of the lease.
Our advice for landlords
- Prefer a single lease with a joint liability clause and one guarantor per flatmate, unless you expect high turnover (students on a yearly cycle).
- Ask for one transfer for the whole rent, or record clearly who pays what.
- Update the lease with an amendment at every change: a flatmate who isn't on the lease has no rights or obligations towards you.
In Loyski, a lease can have several tenants: the overall rent is tracked, each partial payment is recorded with its receipt, and the quittance goes out when the month is fully paid.
Rent tracked, receipts sent, IRL rent increases and charges at the right time. Free for one property.
Frequently asked questions
What counts as a colocation under French law?
Letting the same home to several tenants who use it as their main residence, under a single lease or several contracts (article 8-1 of the law of 6 July 1989). A married or civil-partnered couple renting together is not a colocation.
Single lease or individual leases: which is better?
A single lease with a joint liability clause (clause de solidarité) protects the landlord best: each flatmate answers for the whole rent. Individual leases are more flexible when someone leaves, but each bedroom must be at least 9 m² and 20 m³, and the landlord alone bears the cost of an empty room.
How long does a departing flatmate stay jointly liable?
With a joint liability clause, they and their guarantor remain liable until the end of their notice if a new flatmate replaces them on the lease, and otherwise for no more than six months after the notice ends.
When is the deposit returned in a flatshare?
With a single lease, the deposit is returned at the end of the lease, once all flatmates have left and the keys are back. A flatmate who leaves earlier sorts it out with the others or with their replacement; the landlord doesn't have to refund a share.
Can charges be a flat rate in a flatshare?
Yes. In a colocation, even an unfurnished one, charges can be recovered through monthly advances with a yearly reconciliation or through a flat rate (forfait) set in the lease, with no reconciliation.
Sources
- Service-public.fr: flatshares (colocation), what are the rules?
- French law no. 89-462 of 6 July 1989, article 8-1 (Légifrance)
- Service-public.fr: guarantor for a tenant or flatmate
This guide gives general information about French law, accurate on its publication date. It doesn't replace personal legal or tax advice: if in doubt, the ADIL of the département where the property is located advises landlords and tenants for free.