In 2026, Paris rent control is the main brake on rental returns. Yet there is a little-known legal framework that allows the rent to be set freely, entirely lawfully: the civil lease. This niche, reserved for specific tenant profiles, has become the preferred choice of Paris owners who are demanding about returns.
What exactly is a civil lease?
The civil lease (sometimes called a "general-law lease" or "Civil Code lease") is a rental contract governed by articles 1708 et seq. of the French Civil Code, and not by the 1989 law that governs most residential leases. This technical distinction is crucial: it means that the civil lease is outside rent control and the rules on duration and renewal that apply to standard leases.
In practice, the civil lease allows the owner and the tenant to freely negotiate:
- The amount of rent (no cap, no reference rent)
- The length of the lease (up to 9 years)
- The termination terms (notice, grounds)
- The specific clauses (upkeep, service charges, works)
The civil lease is not a way around the law: it is a legally distinct framework, designed specifically for situations where a standard tenancy is not appropriate.
When can a civil lease be used?
The civil lease cannot be used for every letting. Its legal validity rests on one essential criterion: the home must not be the tenant's main residence. If this condition is not met, a judge can reclassify the civil lease as a standard residential lease, with rent control applied retroactively.
Tenant profiles compatible with the civil lease
- French or international companies renting for executives or staff on assignment
- Embassies and institutions housing their diplomatic staff
- Second homes for a tenant who already has a main residence elsewhere
- Expatriates on long assignments whose main residence remains abroad
- International students on exchange or double-degree programmes (with a specific contract)
Incompatible profiles
A young Paris professional renting a home as their only address cannot sign a civil lease: the home will automatically be treated as their main residence, and the lease will be reclassified.
Civil lease vs mobility lease: what's the difference?
The mobility lease (created by the 2018 ELAN law) is often confused with the civil lease. They have some things in common (furnished letting, no automatic renewal), but their rules are very different — especially on rent.
| Feature | Civil lease | Mobility lease |
|---|---|---|
| Duration | Free, up to 9 years | 1 to 10 months, non-renewable |
| Rent | Set freely | Capped by rent control |
| Paris rent control | Not applicable | Applicable |
| Security deposit | Allowed (often 1–2 months) | Prohibited |
| Personal guarantor | Allowed | Allowed |
| Eligible tenants | Broad (companies, expatriates, second homes) | Restricted (training, assignment, studies) |
| Renewal | Negotiable in the contract | Not possible, a new contract is required |
How much rent can you expect?
Free from the constraints of Paris rent control, civil-lease rents can be significantly higher than under a standard lease. Our data on 150+ managed properties shows typical differences of +30 to +50% compared with the controlled reference rent.
Worked examples (furnished one-bedroom, 45 m²)
| Arrondissement | Controlled rent (standard lease) | Civil-lease rent (real market) | Difference |
|---|---|---|---|
| Paris 11th | ~€1,350 | €1,800–2,100 | +33 to +55% |
| Paris 16th | ~€1,450 | €2,000–2,400 | +38 to +65% |
| Paris 8th | ~€1,600 | €2,400–2,800 | +50 to +75% |
| Paris 6th | ~€1,700 | €2,500–3,000 | +47 to +76% |
Indicative estimates — every property is assessed individually.
The concrete benefits for the owner
1. Maximised returns
Free rent is the number one lever for returns in Paris. For the same floor area, an owner using a civil lease can generate €4,000 to €8,000 of extra income per year.
2. Qualified, solvent tenants
The compatible profiles (companies, embassies, corporate expatriates) are structurally solvent. In 80% of cases, the rent is paid directly by the tenant's employer: the risk of unpaid rent is close to zero.
3. Flexibility for your assets
At the end of the lease (often 1–2 years), the owner gets the property back without having to give notice or justify a reason, unlike a standard residential lease. Ideal if you plan to sell, live in the property yourself or change your letting strategy.
4. Less wear than short-term rental
A civil lease typically means 1–3 tenants a year, compared with 30–60 in short-term rental. Fewer turnovers, less wear and tear, less maintenance: your property ages better.
Points to watch
Reclassification by a court
The main risk of a civil lease is reclassification as a residential lease by a judge if the tenant's main residence cannot be verified. It is essential to:
- Require proof of a main residence elsewhere (lease, council tax notice, rent receipt)
- State explicitly in the contract that the home is not a main residence
- Favour documented corporate profiles
Drafting the contract
Unlike a residential lease, there is no official standard contract for the civil lease. It must be drafted by an experienced professional (property manager, lawyer, notary) to avoid unfair clauses or costly omissions.
Full Concierge drafts every lease to measure
Our legal team drafts every civil lease according to the tenant's profile, the property and the owner's strategy. Lease template, exit clauses, guarantees, deposit: everything is set out to secure the relationship and maximise your returns.
Is the civil lease right for you?
The civil lease is particularly suitable if you own a Paris property that is:
- In a central or residential arrondissement (6th, 7th, 8th, 16th, 17th…) attractive to executives and expatriates
- Furnished and equipped to hotel standards
- Available for periods of 3 months to 2 years
- One you do not wish to manage yourself (applications, contracts, tenant relations)
To find out whether the civil lease is the best strategy for your property, our team carries out a free feasibility analysis within 24 hours: legal feasibility, free-rent estimate and comparison with other strategies (short-term rental, standard lease).
Need personalised support?
Full Concierge manages 150+ apartments in Paris and the inner suburbs. We support you on every regulatory, tax and operational aspect. Free estimate within 24 hours.
