The landlord's fundamental obligation: decent housing
French law is clear (loi du 6 juillet 1989): the landlord must provide a decent, habitable property and maintain that standard throughout the tenancy. This isn't discretionary — it's a legal obligation. A landlord who fails to maintain the property in a habitable condition is in breach of contract, and you have legal remedies.
What the landlord must repair
The landlord is responsible for:
- Roof, walls, and structural waterproofing
- Electrical installation compliance and safety
- Collective heating systems
- Major plumbing issues (not tap washers — those are tenant responsibility)
- Serious damp or mould problems (not caused by tenant behaviour)
- Windows and doors that no longer close properly
- Anything that makes the property unsafe for occupants
What the tenant is responsible for
Tenants handle minor maintenance: changing lightbulbs, replacing tap washers, maintaining floor surfaces, painting, cleaning gutters when accessible, garden maintenance, etc. The key distinction: major structural or systemic repairs = landlord. Minor upkeep = tenant.
The 3-step procedure
- Friendly written request: a simple letter describing the problem and requesting repair. Keep a copy. Give 15 days for response.
- Formal notice (mise en demeure): if no response, send a recorded letter (lettre recommandée) with a specific deadline to complete the work. This is legally significant — it proves you've formally demanded action.
- Escalation: conciliation commission or court if the landlord still doesn't act
⚠️ Never stop paying rent to force repairs. Rent withholding exposes you to eviction proceedings even if the repairs are legitimate. The only exception: if a court explicitly authorises you to deposit rent in escrow. Without court authorisation, pay your rent and pursue repairs through separate legal channels.
Emergency: immediate safety risk
If the problem poses an immediate risk — gas leak, electrical fault, risk of flooding — don't wait for the formal procedure. Call emergency services (fire brigade, gas emergency line). The mayor also has police powers to order emergency repairs from a non-compliant landlord.
Going to court: what you can obtain
If the landlord still refuses after formal notice, a judge can order: completion of works under daily financial penalties (astreinte) for each day of delay, a rent reduction proportional to the disruption, and damages for harm suffered. The conciliation commission (Commission Départementale de Conciliation) is free and often resolves disputes without needing a judge.