Vie Hachés: The Ultimate Long-Term Rental Dossier (3+ years) in France — what to include, what to avoid, and how to get a “oui”

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I arrived in France thinking a smile, a passport, and my best “bonjour” would land us an apartment. Reader, my revelation: the dossier is not a folder; it’s a French epic poem with annexes. The sensory detail that made it click? The warm smell of printer toner as I compiled page 87 (ok, slight exaggeration) and whispered the line I can now say without sweating: « Je vous envoie mon dossier complet via DossierFacile, avec l’attestation d’assurance et le visa Visale. » Progress!

Before we dive in, a huge merci to Baguette Bound—their episode on finding rental property in France is a must-see primer if you’re just starting your hunt. Go watch them, then come back for the deep cuts, legal fine print, and Aix-specific sanity savers. (baguettebound.com)

What “long-term” means in France (and why it matters)

If you’re targeting 3+ years, you’re almost certainly applying for an unfurnished, primary-residence lease (“bail d’habitation non meublé”). By law, that standard lease runs 3 years when the owner is an individual (and 6 years if the owner is a company/association), and it renews if nobody gives notice. (Service Public)

If a short-stay host randomly asks for documents, you could still share a DossierFacile link, but the service is really designed for the usual tenant-selection process in the private rental market.

Security deposit cap: For unfurnished, max 1 month’s rent (excl. charges); for furnished, max 2 months. (And no, the deposit cannot legally cover your last month’s rent.) (Service Public)

The gold-standard dossier: what owners/agents can ask for (and what wins your application)

French law limits what may be requested. The official list sits in a 2015 decree and on Service-Public. Expect items from these buckets: identity, domicile, job status, and resources. For each, include the most legible, up-to-date item, in French (see translation tips below). (legifrance.gouv.fr)

Core pack (tenant):

  • ID (passport, EU ID; add residence permit if applicable). (Service Public)

  • Current housing proof (e.g., last 3 rent receipts or a letter from your previous landlord confirming on-time payments). (Service Public)

  • Work status (employment contract—CDI/CDD—or employer letter with role, salary, start date; students: certificate of enrollment). (Service Public)

  • Income (last 3 payslips and/or latest tax notice; retirees: recent pension statements; self-employed: latest tax notice + accountant letter). (Service Public)

  • (Often requested) Last French tax notice—if new to France, see “New arrivals” below. (Service Public)

If you offer a guarantor (“caution”): the guarantor provides the same categories (ID, domicile, job, income) from the official list. This would be a duplication of effort if you use a guarantor service like GarantMe. (Service Public)

Aix / Marseille reality check: Many agencies also love DossierFacile (the State’s secure portal) because it pre-validates files and masks sensitive info. A link to your verified dossier is catnip for overwhelmed agents. (dossierfacile.logement.gouv.fr)

What they cannot ask for (ever)

Protect your privacy and avoid slowing your file with forbidden items. Owners/agents may not request:

  • Bank statements, a “good standing” letter from your bank, RIB at application stage, or auto-debit authorization

  • Carte Vitale, medical data, pregnancy status, criminal record, marriage contract, divorce decree, etc.
    The CNIL and Service-Public reiterate these bans; stick to the legal list only. (CNIL)

The solvency question (aka the “3× rent” myth)

You’ll often hear “income must be 3× the rent.” It’s custom, not law. Insurers and agencies generally look for a taux d’effort (rent ÷ net income) around 30–35%—and there are workarounds if you’re below that. (PAP - Particulier à Particulier)

Quick napkin math:
If rent is €1,100 (charges excl.) and your net household income is €3,300, your effort rate is 1,100 / 3,300 = 33% ✔️

Guarantors & guarantees (the rule everyone forgets)

  • Visale (Action Logement) = free State-backed guarantee that prints out as a certificate to include in your dossier. It’s widely accepted and very landlord-friendly. (Action Logement)

  • Private guarantor insurance (Garantme, Unkle, SmartGarant…) is another path (usually ~3–5% of rent). (manda.fr)

  • GLI (landlord’s unpaid rent insurance) vs guarantor: owners cannot usually demand both at once—except for students/apprentices. This non-cumul rule is well-established. (Service Public)

Tip: If you’re not at “3×,” pairing your file with Visale (or a strong guarantor) often converts a “maybe” into “let’s schedule a visit.”

Mandatory tenant insurance (don’t collect keys without it)

In France, tenants must carry at least “risques locatifs” (fire, water damage, explosion) and present an attestation d’assurance at handover—and annually on request. Many of us buy multirisque habitation (adds theft, personal liability, contents). If you fail to provide proof, the landlord can terminate the lease or buy a policy for you and bill you (monthly, with up to +10% surcharge). (Service Public)

Agency fees & “zone tendue” reality in Aix

Aix-en-Provence sits in a zone tendue (tight market). Tenant-payable agency fees are capped at €10/m² for visits + dossier + lease, plus €3/m² for the move-in inspection (état des lieux). Handy to know before you budget. (Service Public)

New to France? Make this your winning file (by profile)

All newcomers (any profile):

  • Build a DossierFacile file and share the verified link; it masks sensitive data automatically. (dossierfacile.logement.gouv.fr)

  • Translate non-French documents. DossierFacile indicates they refuse foreign-language docs; provide a simple French translation or (best) a sworn translation for key items (contracts, tax notices). Find sworn translators via the Cour de cassation list. (DossierFacile)

  • Add a 1-page cover note in French: who you are, why you’re here long-term, job/income stability, no pets (or well-behaved ones), non-smoker, quiet hobbies (mine: trying to pronounce bourgogne).

Salaried (CDI/CDD): contract + last 3 payslips + last tax notice (home or France). If your CDD is short, lean on Visale. (Service Public)

Self-employed/freelance: most recent tax notice + accountant letter confirming current year income, professional registration where applicable. (Zelok)

Retirees: 3 recent pension statements + latest tax notice. (A calm, reliable profile—highlight it!) (Zelok)

Students/trainees: school enrollment certificate + Visale; if you also have a family guarantor, that’s the one case where the owner may combine GLI + guarantor. (Service Public)

Couples/households: make sure both sign the application so incomes can be combined on paper.

What about a French bank account? A RIB is typically used later for rent payments, but asking for banking documents at application stage is forbidden. Don’t include bank statements. (CNIL)

Packaging = persuasion (format your dossier like a pro)

File hygiene that gets picked first:

  1. One clean PDF per person + a combined “household” PDF (named Dossier_YourName_YYYYMMDD.pdf).

  2. Index page with a numbered checklist matching the legal list (see below).

  3. DossierFacile link at the top.

  4. Visale certificate (if applicable) near the income section. (Action Logement)

  5. Proof of tenant insurance ready by key day; some agents love seeing a quote/placeholder attestation even at application time. (Service Public)

Bonus: Put a short, friendly line in French at the top:
« Nous recherchons un bail long terme (3 ans + renouvelables). Dossier complet ci-joint, revenus stables, non-fumeurs. »

Copy-paste checklist (unfurnished, 3-year lease target)

  • ☐ Pièce d’identité (passeport + titre de séjour si applicable) (Service Public)

  • ☐ Justificatif de domicile (3 dernières quittances ou attestation du bailleur précédent) (Service Public)

  • ☐ Situation professionnelle (CDI/CDD + attestation employeur / statut étudiant / attestation retraite) (Service Public)

  • ☐ Ressources (3 bulletins de salaire, dernier avis d’imposition ou pensions / revenus non-salariés) (Service Public)

  • ☐ Visale (si utilisé) : Visa Visale imprimé/PDF (Action Logement)

  • ☐ Garantie (si garant physique) : mêmes pièces que ci-dessus pour le garant (Service Public)

  • ☐ Assurance habitation : attestation avant remise des clés (au minimum “risques locatifs”) (Service Public)

  • ☐ (Après acceptation) RIB pour les loyers (ne pas joindre au dossier initial). (CNIL)

Do NOT include: bank statements, carte Vitale, casier judiciaire, mariage/divorce papers, auto-debit forms. (CNIL)

Diagnostics you should ask to see (landlord’s job, but your right)

At lease signing, the landlord must annex the DDT (diagnostic bundle)—think DPE (energy rating) and, depending on age/device, electricity/gas checks, lead, amiante, and the risk report (ERP) where required. Reading these is the quickest way to spot energy costs or safety issues before you commit. (Service Public)

Tiny details that feel big later

  • Agency caps (Aix = zone tendue): visit+dossier+bail €10/m², état des lieux €3/m²—good for your budget notes. (Service Public)

  • Deposit: 1 month (unfurnished) or 2 months (furnished) max, noted in the lease. (Service Public)

  • No insurance, no keys (and owners can place a policy for you and bill with up to +10%). (Service Public)

  • Renewals: the 3-year lease silently renews if no one gives notice—exactly what you want for long-term stability. (legifrance.gouv.fr)

A few ready-to-send French lines (A1 → advanced)

  • A1: Bonjour, je vous envoie mon dossier de location pour un bail de 3 ans. Merci beaucoup.

  • A2: Notre dossier est complet : identités, revenus, quittances, et Visale si besoin. Nous sommes disponibles pour une visite cette semaine.

  • B1: Nous recherchons un logement calme pour une installation longue durée. Nos revenus sont stables (taux d’effort < 33 %).

  • B2: Vous trouverez ci-joint un dossier vérifié via DossierFacile et un garant Visale. Nous pouvons emménager dès le 1er du mois.

  • C1+: Pour faciliter l’étude de notre solvabilité, nous joignons une présentation synthétique et les justificatifs traduits par un traducteur assermenté. (Service Public)

Translation & presentation (for non-French docs)

DossierFacile won’t validate documents in other languages; provide French translations. For crucial items (work contract, tax notice), use a traducteur assermenté (sworn translator) from the Cour de cassation list. It’s not always legally mandatory for private rentals, but it removes friction and speeds acceptance. (DossierFacile)

My simple, curated dossier structure (steal this!)

  1. Cover note (in French, 8–10 lines).

  2. Household summary (names, jobs, net monthly income, desired move-in date).

  3. ID (tenant[s]), then status (job/student/retiree).

  4. Income proofs (chronological).

  5. Housing history (receipts/landlord letter).

  6. Visale certificate or guarantor pack.

  7. Insurance quote/placeholder (or existing attestation if renewal).

  8. DossierFacile link (top and bottom).

Final pep talk

If your first answer was “We don’t accept foreigners without 3×,” try: “Here is our Visale certificate, sworn translations, and a clean DossierFacile link.” You’re not asking for favors; you’re showing you understand the system—often all the reassurance a French owner needs.

Thank-yous & sources

  • Baguette Bound(s) for the entry-level roadmap—indispensable. (baguettebound.com)

  • What’s allowed/forbidden in a dossier: Decree + Service-Public + CNIL. (legifrance.gouv.fr)

  • Insurance (tenant obligation & consequences): Service-Public + Legifrance. (Service Public)

  • Visale & guarantees; GLI vs guarantor rule: Service-Public/ANIL and official commentary. (Service Public)

  • Lease/deposit basics: Service-Public (3-year term, deposit caps). (Service Public)

  • Agency fee caps & zones: Service-Public; Aix is a zone tendue. (Service Public)

Your turn (add a comment!)

  • A1: What line worked for you when contacting an agency? Paste it—others can reuse it.

  • A2: Share a mini-checklist that got you a visit.

  • B1/B2: Did Visale or a family guarantor tip the scales? Explain how you framed it.

  • Advanced: Got experience with translations or DDT oddities in Provence? Teach us your trick.

  • Locals/Pros: What makes a dossier feel trustworthy at a glance?

Let’s help the next person ring that buzzer, take the état des lieux photos, and slide those keys off the hook with a relieved merci.

Location: France

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