Many of our clients rent before they buy, or need temporary accommodation until their purchase completes. They then run into a typically French problem: even with a good income, newcomers often can't get a flat. The reason lies in the application process.
Why it is so hard for foreigners
- French tax notices: landlords and agencies want to see that you pay tax in France. In practice, many ask for the last two or three French tax notices (avis d'imposition) – and if you have just arrived, you don't have a single one
- Three times the rent: net income should usually be at least three times the rent including charges, proven with French payslips
- A guarantor in France: a garant is customary, usually parents or relatives who provide French income proof themselves. A guarantor abroad is often not accepted because it is hard for landlords to enforce
- The self-employed and retirees have it even harder, as they have no payslips
Legally, by the way, a landlord may only request the last or penultimate tax notice, and foreign tax notices must be accepted as equivalent. But with many applicants for one flat, landlords still tend to choose the “safest” file.
The solution: a professional guarantor
GarantMe is a French company that acts as guarantor for tenants. Instead of a private individual, the company guarantees the rent to the landlord:
- You submit your documents online, including foreign income and tax documents
- GarantMe assesses your profile and issues a guarantee certificate to add to your application
- If rent is not paid, GarantMe pays the landlord and then reclaims it from you – so it is not insurance for the tenant but security for the landlord
- Suitable for international students, expats, the self-employed, young professionals and retirees without a French guarantor
- The tenant pays: depending on profile, around 3.5 to 4.5% of the annual rent including charges, with a minimum amount. Check the current rate on the website
Many agencies know GarantMe and accept its certificate. With private landlords, it helps to point out that it is a company guarantee.
The alternatives
- Visale (Action Logement): a free state guarantee. Since January 2026 available to everyone aged 18 to 30 regardless of income, and from age 30 to employees with net income up to €1,710 a month or moving for work. Rent is capped: €1,365 including charges outside large cities, €1,575 in cities of over 100,000 inhabitants
- Other private providers such as Cautioneo or Unkle work similarly to GarantMe – compare prices and conditions
- Bank guarantee (caution bancaire): your bank stands guarantor, and an amount – often 6 to 12 months' rent – is blocked in an account
- Paying several months in advance is not permitted for residential leases – be wary of such offers
Our tip
Put your application together with DossierFacile and attach the guarantee certificate straight away. A short covering letter in French explaining your situation (move, employer, planned property purchase) works wonders. Lease types are explained in Rental agreements in France.
All information without guarantee, as of November 2026. It is for general guidance only and does not replace legal or tax advice.
