Student lease vs. standard furnished lease: Which option should you choose for renting your room at the start of the 2026 academic year?

As the 2026 academic year approaches, the housing market is more dynamic than ever. Many hosts with a spare room are wondering about the best way to let it. At Roomlala, we support hosts every day who wish to take the plunge, but who often run into a crucial question: which type of contract should they choose? Should you opt for a specific 2026 student tenancy agreement or go for a standard furnished tenancy? The answer depends on your goals, your need for flexibility, and the profile of your future tenant. In this detailed article, we will break down the difference between a student tenancy and a standard furnished tenancy for you, in order to help you make the decision best suited to your situation. Whether you are looking to reclaim your room for the summer or ensure continuous rental income throughout the year, we explain everything you need to know about the legislation in force this year.

Understanding the difference between a student tenancy and a standard furnished tenancy

Choosing the rental contract is the first fundamental step for any host wishing to offer a homestay. In France, furnished rentals offer two main options that have very distinct characteristics in terms of duration and renewal. At Roomlala, we find that understanding these nuances allows our hosts to let with complete peace of mind and avoid any nasty surprises at the end of the academic year.

Read also: Student accommodation shortage in 2026: Homestays as a key solution for the new academic year, Housing crisis in Portugal: 2026 tax incentives for room rentals and Fraud in temporary leases in Spain: The new 2026 rules that secure long-term shared housing

The 9-month student tenancy: summer flexibility

The student tenancy is a furnished rental contract specifically designed to suit the academic year. Its main feature is its fixed duration of 9 months. Unlike other contracts, it does not include tacit renewal. This means that at the end of the 9 months, the contract ends automatically. For you, the host, this is an exceptional guarantee of flexibility: you get the use of your room back for the summer period without having to carry out complex procedures or justify a reason for repossession.

To use this student room rental contract, the legislation is strict: you must imperatively require proof of your future tenant's student status at the time of signing. This could be a valid student card for the 2026-2027 year or a certificate of enrolment. Without this document, the contract could be reclassified as a standard one-year furnished tenancy, causing you to lose the benefit of the automatic termination after 9 months.

Concrete example: Let's take the case of Marie, a Roomlala host in Lyon. She lets out the room of her son who has gone to study abroad. By signing a 9-month student tenancy from September to May with a young undergraduate student, she ensures she can reclaim her room from June to August. This allows her to host her family during the summer holidays, or even to offer her room for very short-term lets to summer tourists, thereby optimising her income while keeping control of her property.

The standard one-year furnished tenancy: stability above all

The standard furnished tenancy, meanwhile, is entered into for a minimum duration of one year. Its main difference lies in its tacit renewal mechanism: if neither party manifests themselves, the contract is automatically renewed for an additional year. This type of contract is not reserved for students; it can be signed with any tenant profile (young professional, intern, mobile employee).

This contract is ideal if you are looking for rental stability and do not wish to see your room unoccupied during the summer months. Many students, particularly those on a Master's course, on work-study programmes, or those planning to do a summer internship in the same city, actually prefer this type of tenancy so they do not have to move all their belongings in June.

Use case: Paul, a Parisian host, prefers peace of mind. He signed a standard furnished tenancy with Sophie, a student at a business school who is doing a two-year work-study programme. Thanks to this contract, Paul does not have to look for a new tenant every September. The tenancy renews tacitly, ensuring regular income over 12 continuous months, without a summer interruption.

Student room rental legislation: Essential rules in 2026

Letting a furnished room cannot be improvised. In 2026, the legal framework has tightened, particularly regarding environmental and comfort issues. At Roomlala, we make it a point of honour to inform our hosts about the latest legislative developments to ensure that rentals are perfectly in order. Here are the two major points to watch out for this year.

Energy compliance and the 2026 EPC

The regulation linked to the Energy Performance Certificate (EPC) is undoubtedly the hottest topic for hosts in 2026. Energy decency rules apply strictly to furnished rentals, including for homestays. Since 1 January 2025, the Climate and Resilience Law has formally prohibited signing a new lease (or renewing an existing lease by tacit renewal) for accommodation rated G on the EPC. These homes are now considered energetically indecent.

If you are planning to offer a student room rental contract at the start of the 2026 academic year, you must imperatively ensure that your overall property displays at least an F label (noting that the ban for class F is scheduled for 2028). This measure aims to protect tenants against fuel poverty and abusive heating bills, while encouraging the renovation of the housing stock.

Concrete example: If your flat is rated G, you can no longer legally let your guest room. Before publishing your listing on Roomlala, you will need to carry out insulation work (such as changing the windows or insulating the attic) to reach at least class F. State aid, such as MaPrimeRénov', is still available in 2026 to assist you in these essential steps.

Mandatory equipment for a student room rental contract

For your contract to be legally recognised as a furnished tenancy (whether it is for 9 months or one year), the room and shared spaces must include a minimum level of equipment. The law sets a strict list of 11 mandatory items. If one of these items is missing, the tenant could request that the tenancy be reclassified as an unfurnished rental, which would drastically change the rules (3-year tenancy, different notice periods, less advantageous taxation).

Your tenant must be able to live, sleep, and eat there properly upon arrival, by bringing only their personal effects. The list includes: complete bedding with a duvet or blanket, shutters or blackout curtains in the bedroom, hobs, an oven or a microwave oven, a refrigerator with a freezer compartment, crockery, kitchen utensils, a table and chairs, storage shelves, light fittings, and cleaning equipment adapted to the property.

Use case: When you prepare the room, do not settle for just a bed and a desk. Make sure the student has free access to your equipped kitchen (which must contain the mentioned items) and provide them with a dedicated storage space in the fridge and cupboards. At Roomlala, we advise you to make a precise and photographic inventory of this equipment during the move-in inventory check to protect yourself.

End of contract, notice period, and security deposit: Everyone's rights

Managing the end of the contract and financial guarantees is often a source of concern for hosts. However, the legislation governing the 2026 student tenancy and the standard furnished tenancy is very clear and balanced. It protects both the tenant's flexibility and the host's financial security.

On the tenant's side, the rule is very flexible, regardless of the contract chosen. The student benefits from the possibility of leaving the property at any time, simply by respecting a one-month notice period. They must notify you of their departure by registered letter with acknowledgement of receipt, by a bailiff's act, or by handing it over in person against a signature. This flexibility is crucial for students whose plans can change during the year (change of course, unexpected internship in another city).

On the host's side, the situation differs greatly depending on the tenancy. With the 9-month student tenancy, you are completely exempt from giving notice: the contract expires by itself on the scheduled date. On the other hand, to terminate a standard one-year furnished tenancy, you must respect a 3-month notice period before the contract's expiry date, and above all, justify a legitimate and serious reason (such as selling the property, repossessing it to house a relative, or a serious fault by the tenant). You therefore cannot end the one-year tenancy simply because you change your mind.

Regarding the security deposit, the rule is identical for both types of furnished tenancies. The law caps this amount at two months' rent excluding charges. This sum, which you collect upon signing the tenancy, serves as security for you in the event of damage noted during the move-out inventory check or unpaid rent. Concrete example: For a room let at €400 per month including €50 in charges (i.e., €350 in base rent), you can request a maximum security deposit of €700. At Roomlala, we recommend that you clearly detail the fixed-rate charges in the contract to avoid any confusion when returning this deposit.

Taxation and benefits: Why take the plunge with Roomlala?

Beyond the legal aspect, letting a room in your own home offers considerable tax advantages that deserve to be highlighted. Whether you opt for the student tenancy or the standard furnished tenancy, you fall under the highly advantageous status of Non-Professional Furnished Rental (LMNP). This status is a real lever for optimising your rental income.

The income generated by letting your room is not considered as standard rental income, but is taxed under the category of Industrial and Commercial Profits (BIC). This regime offers you two possibilities: the micro-BIC regime or the actual regime. The micro-BIC regime is the simplest and most favoured by our hosts: it allows you to benefit from a flat-rate allowance of 50% on your rental receipts. Concretely, you will only pay tax on half of the rent received!

Furthermore, under certain strict conditions regarding rent caps set by the tax administration, letting part of your main residence can even be totally exempt from income tax. This is an exceptional financial opportunity to supplement your income in the face of inflation in 2026.

Concrete example: If you receive €4,000 in rent over the academic year with a 9-month tenancy, by choosing the micro-BIC regime, only €2,000 will be added to your taxable income. At Roomlala, we facilitate all your procedures: from connecting you with students whose identity is verified, to securing payments. You can thus focus on the essential: offering a warm and human welcome to a student, while enjoying an extremely secure legal and fiscal framework. Do not wait any longer, prepare for the 2026 academic year today!