Rental deposit France student: the guarantor vs deposit mix-up cleared up, legal caps, return deadlines and how to get your security deposit back in full.
A rental deposit in France (dépôt de garantie) is the money you pay the landlord when you move in, and get back when you leave if everything is in order. Don't mix it up with a caution: in strict legal French a caution is a PERSON who guarantees your rent, whereas the dépôt de garantie is the MONEY held on your behalf. The amount is capped by law (2 months' rent excluding charges for furnished, 1 month for unfurnished, zero on a mobility lease), and it must be returned within 1 month (matching exit inventory) or 2 months (differences found). If the landlord is late, they owe you a 10% top-up of the monthly rent excluding charges for each month started. Here's how not to lose your money.
Guarantor or deposit: clear up the confusion right now
This is THE vocabulary trap that catches every international student. In French, the word caution is used for two completely different things:
- A caution = a person. This is your guarantor: someone (or a body) who commits to paying your rent if you no longer can. In French you "se porter caution" (stand as guarantor). The public Visale scheme is exactly this: a free guarantor that acts as your caution without needing a parent based in France.
- The dépôt de garantie = money. This is the sum you pay the landlord when you sign, which they hold throughout the tenancy and return at the end (minus any justified deductions). This is the money the rest of this article is about.
In everyday speech people say "I'm paying 2 months' caution" — here caution means "deposit" (money). Just remember the logic: a caution that speaks is a person; a caution that gets paid is money.
What the deposit is for
The rental deposit protects the landlord against:
- unpaid rent or charges when you leave;
- tenant-caused damage (anything you've spoilt beyond normal wear);
- poor upkeep of the home.
It is not your last month's rent: you must pay rent right to the end, and the deposit is a separate matter. The landlord can only withhold sums backed by quotes, invoices or proof — not guesswork.
How much can they ask for? The legal caps
The deposit amount is capped by law. No landlord can ask for more, whatever the lease type.
| Type of home | Deposit cap |
|---|---|
| Furnished | 2 months' rent maximum (excluding charges) |
| Unfurnished | 1 month's rent maximum (excluding charges) |
| Mobility lease (bail mobilité) | Banned — no deposit at all |
A crucial detail: the cap is calculated on the rent excluding charges. If you're asked for "2 months charges included" or 3 months' rent, that's illegal. To understand the different contracts and their rules, read our guide to the student tenancy lease in France. The official detail is on service-public.gouv.fr.
Return: when and how to get your deposit back
This is the moment that worries everyone at the end of a stay. The rule is simple and hangs on one document: the exit inventory (état des lieux de sortie), compared with the entry one.
| Situation at move-out | Return deadline |
|---|---|
| Exit inventory matches the entry one | 1 month maximum after handing back the keys |
| Exit inventory shows differences (deductions) | 2 months maximum after handing back the keys |
The clock starts the day you hand back the keys (in person or by registered post). Two reflexes to get paid quickly and in full:
- Hand the place back clean and in good condition, as you received it.
- Give the landlord your new address in writing — without it they can't send the transfer, and the late penalty doesn't apply.
This is where the entry and exit inventory becomes your best ally: it's THE document proving what state you received and returned the home in. Without it, you're presumed to have received everything in perfect condition — and therefore liable for the slightest mark.
Landlord late? They owe you a top-up
If the landlord misses the legal deadline (1 or 2 months), the law protects you: they owe you a top-up of 10% of the monthly rent excluding charges for each month started. Example: rent €500 excluding charges, 2 months late → €100 on top of your deposit.
This penalty does not apply if the delay is your fault (you didn't give your new address). Hence the importance of leaving your contact details in writing.
Justified deductions vs unfair deductions
The landlord may withhold money, but only for proven reasons. Here's how to tell the legitimate from the unfair.
| Justified deduction | Unfair deduction |
|---|---|
| Hole in a wall, broken window (with quote/invoice) | Paint faded by time (= vétusté, normal wear) |
| Unpaid rent or charges | Flat-rate "cleaning fees" with no proof |
| Broken furniture in a furnished let (with proof) | Normal wear of a carpet or sofa |
| Justified reconciliation of charges | "Just in case" withholding, no supporting document |
The key is vétusté (normal wear over time): anything that wears out naturally can't be charged to you. A grille de vétusté (wear-and-tear schedule) attached to the lease puts a figure on this wear. If a deduction seems unjustified, ask for the written evidence (quotes, invoices): without it, the landlord can't withhold anything. We cover this in our inventory guide.
What to do if they don't return your deposit
- Chase amicably in writing (email then registered letter), reminding them of the legal deadline and the 10% penalty.
- If no reply, refer the matter to the departmental conciliation commission (free of charge).
- As a last resort, the local protection litigation judge (juge des contentieux de la protection) can be seized.
Always keep a copy of your lease, both inventories and your dated photos: that's what makes the difference in a dispute.
FAQ — The student rental deposit in France
What's the difference between a caution and a dépôt de garantie? Strictly, a caution is a person (your guarantor, like Visale) who commits to paying if you can't. The dépôt de garantie is the money you pay the landlord and get back at the end. In everyday speech, "paying a caution" usually means "paying a deposit".
What's the maximum deposit in France? 2 months' rent excluding charges for furnished, 1 month for unfurnished, and zero on a mobility lease (banned). Anything higher, or calculated charges included, is illegal.
How long to get my deposit back? 1 month maximum if the exit inventory matches the entry one, 2 months if there are differences. The clock starts when you hand back the keys.
The landlord is late — what happens? They owe you a top-up of 10% of the monthly rent excluding charges per month started — unless the delay is because you didn't give your new address.
Can paint or cleaning fees be deducted from my deposit? Only if backed by quotes or invoices and beyond normal wear (vétusté). Paint faded by time or flat-rate "cleaning fees" with no proof are unfair.
Your deposit is protected from the moment you move in, not on the way out. Do a rock-solid entry inventory backed by photos, check the amount respects the caps in your student lease, and if you have no guarantor, activate Visale. Our Bordeaux settling-in guide lays out each step in order, and our student services have your back. Ready to view places? Find verified flats and flatshares in Bordeaux on Studroof.
This article is informational and does not replace official sources. Always check the current rules on service-public.gouv.fr. Last updated: July 2026.