Everything you need to know about security deposits: The complete guide

Security deposit vs. guarantor: clearing up the confusion 🧩

You’re looking for new accommodation for the academic year—a shared apartment in the private sector in Paris, a Crous residence, or an apartment near the campus in Toulouse—and you hear talk of security deposits, guarantees, guarantors… Don’t panic. We’ll explain it all to you in simple terms, to make the process easy and stress-free.

Two different but complementary concepts

A security deposit is a sum of money paid to the landlord when the lease is signed. It secures the rental contract (student lease, mobility lease, student rental) in case of charges or damage when you move out. The amount of the deposit is often equivalent to one month’s rent (sometimes two, depending on the type of accommodation—more details in the next section). The money is placed in the landlord’s account and must be returned at the end of the lease, after the exit inventory, within a legal time frame, with any outstanding amounts reimbursed.

The security deposit (or guarantee) is not a sum of money: it is a person or organization that undertakes, through a guarantee contract, to act as guarantor and pay any unpaid rent or certain charges if the tenant is no longer able to pay. This guarantor can be a member of your family, an individual, a company, or a free solution such as the Visale guarantee from Action Logement. Visale offers an online service accessible to young people (students, work-study participants, private sector employees, sometimes international), which is very useful when you don’t have a stable income or limited resources.

What about the procedures? 🏠

For rental guarantees, Visale is often the most accessible solution: you apply online on the dedicated website, provide the necessary documents (ID, student card, complete file with proof of income or work-study/vocational training contract), and receive a certificate to attach to the lease. If you are a scholarship recipient or a student on social assistance, the FSL in your department may also be able to offer assistance. The CAF does not pay the deposit, but its housing assistance reduces your monthly rent payments.

To finance their education away from home or a primary residence in private rental housing, young people can benefit from the Avance Loca-Pass®: it is an interest-free loan with clear repayment terms and a simple application process. Plan ahead: start preparing your application in July, while you are searching or in the additional phase, and check the signing date. The last missing document can delay the allocation of student housing.

In summary, a security deposit = a sum to be paid in advance and recovered at the end; a guarantor = a person or organization that undertakes to help you if an unpaid bill occurs. The two work together to reassure the landlord and secure your access to housing. We are here to guide you every step of the way. ✨

Payment and calculation: what the law says 📘

Deposit amount: how to calculate it

The security deposit is capped by law. For unfurnished accommodation, it cannot exceed 1 month’s rent excluding charges. For furnished accommodation, the cap is 2 months’ rent excluding charges. The exact amount must be stated in the lease and cannot be changed during the term of the contract or upon renewal. In special cases, if the rent is paid in advance for a period of more than two months (for example, quarterly), the landlord is not entitled to require a deposit, unless the tenant subsequently requests monthly payments.

Payment and use: when to pay, what it is used for

The deposit is paid when the lease is signed and upon moving into the premises. It is not a month’s rent in advance: you must pay as normal until the end of the lease. The deposit can never be used to pay the last month’s rent. Its purpose is to protect the landlord in the event of unpaid rent, outstanding charges, or repairs after the move-out inspection. For any deductions, the landlord must provide supporting documents (estimates, invoices, reports) and return the balance within the legal time frame at the end of the lease.

In short, think “capped amount, payment upon signing, last month’s rent separate.” This gives you a clear framework for negotiating calmly and securing your new home. 💡

Getting your security deposit back: deadlines, conditions, and recourse 🧾

Deadlines and conditions for refunds

The countdown starts on the day you return the keys, either in person or by registered letter with acknowledgment of receipt. If the exit inventory is consistent with the entry inventory, the landlord must return the deposit to you within one month. If there are discrepancies, the deadline is extended to two months. In any case, remember to provide your new address and bank details when you return the keys, as this is essential for the payment.

The landlord may withhold justified amounts for unpaid rent or charges, or for repairs after inspection. They must provide proof (inventory, estimates, invoices, photos, inspection report). In buildings with annual adjustment of charges, the landlord may retain a provision capped at 20% of the deposit until the accounts are finalized, then return the balance to you within one month of approval.

If the legal deadline is exceeded, the amount owed is increased by 10% of one month’s rent excluding charges for each month of delay. This is automatic, without having to prove any damage.

In case of disagreement: steps to take and recourse

Start with a polite reminder, stating the dates and amounts. If there is no response, send a formal notice by registered mail with acknowledgment of receipt, stating the deadlines and, if necessary, the 10% surcharge. You can use the official letter template to structure your request and attach any relevant documents (inventory, receipts, bank details).

If the dispute persists, call on the services of a free mediator or seek advice from the ADIL in your department to ensure you take the right steps. If no agreement can be reached, you can refer the matter to the relevant housing court. These steps are simple, progressive, and designed to help you recover your deposit while protecting your rights. 💪

Help financing your security deposit 💶

Good news: there are simple solutions to avoid tying up a large sum of money when you move in. Here are the essentials, clear and actionable, to advance the security deposit or reassure the landlord.

Avance Loca-Pass: advance the deposit, repay gradually

Action Logement’s Avance Loca-Pass® is a 0% loan that finances all or part of the deposit. The amount can be up to €1,200, with repayment spread over up to 25 months. Repayment begins three months after the deposit is paid and is adjusted to the length of the lease. Applications are made online after an eligibility test and the creation of an account, making it a quick process for students, apprentices, work-study students, and young employees.

Visale guarantee: a free guarantor to secure your application

Visale (by Action Logement) acts as a 100% free guarantor. It covers unpaid rent, certain charges, and rental damage during the term of the lease. For many students (under certain conditions), the Visale visa allows them to rent without any other deposit. The application is digital and must be made before signing the lease; once approved, you will receive a certificate to present to the landlord. In practice, limits apply depending on the area (for example, rent is covered up to indicative limits of €600 in the provinces and €800 in Île-de-France for students).

Finally, if your resources are very limited, find out about the Housing Solidarity Fund (FSL) in your department. Depending on your situation, it may grant a subsidy or loan for the security deposit, first month’s rent, or other housing-related expenses. The conditions and implementation vary locally: contact your departmental social services or consult the official information sheet to find out the procedure in your area.

To make real progress, choose the program that suits your situation and submit your application as soon as possible. You’ll secure your access to housing and start the academic year with greater peace of mind. 🚀