Furnished or unfurnished rental in Togo: what actually changes

The practical difference in Togo

A furnished home in Togo comes with basic furniture and appliances: bed, table, chairs, refrigerator, sometimes air conditioning. An unfurnished home is let bare. The tenant brings their own furniture and equipment. This distinction affects the rent level, the length of the lease and the upfront spending required before moving in.

In Lomé practice, furnished rentals attract short or medium stays. Unfurnished properties suit long-term residents. Decree No. 2022-001/PR of 5 January 2022, which governs residential leases in Greater Lomé, does not separate the two regimes. The same rules on security deposits, duration and rent revision apply to furnished and unfurnished contracts alike.

What Togolese law says

Decree No. 2022-001/PR, published in the Journal Officiel de la République Togolaise on 31 January 2022, strictly frames the relationship between landlords and tenants in Greater Lomé. For the rest of the country, the Togolese Civil Code remains applicable. Here are the points that concern both types of rental.

Written contract and standard form

The residential lease must be a written contract. Article 10 of the decree imposes this formality. Article 31 adds that it must follow the standard contract form drawn up by the ministry in charge of housing. A notary or a real-estate agent may be used. The agent's fees are split equally between landlord and tenant when the parties have used one. A verbal lease, still common in practice, makes it hard for the tenant to prove the agreed terms.

Security deposit and rent guarantee capped

The decree creates two distinct sums: the security deposit and the rent guarantee. Each is capped at three months' rent. The total amount that can be demanded on entry therefore cannot exceed six months' rent. This rule applies to furnished and unfurnished alike. A landlord who exceeds these caps faces a fine equal to double the unlawful excess. The security deposit covers damage. The rent guarantee covers arrears and notice periods. Both must be returned within one month after the keys are handed back and the exit inventory is done. In case of delay, the balance bears interest at the legal rate.

Duration and rent revision

The contract is negotiated for a fixed or indefinite term. It renews by tacit agreement or addendum, unless terminated expressly two months before the end date. Rent is revised every three years. The increase cannot exceed ten per cent of the current rent. This limit protects tenants from sudden speculation, whether the property is a furnished apartment or an empty villa.

Prohibited clauses and inventory of fixtures

Article 13 of the decree prohibits three types of clause: those that exempt the landlord from liability, those that prevent the tenant from hosting relatives, and those that automatically presume the tenant liable for any damage found. The entry inventory is drawn up jointly, with costs shared. If none is made, the premises are presumed to have been handed over in good condition. For a furnished let, it is wise to annex a detailed, photographed inventory even though the decree does not expressly require one.

For any difficulty in applying these rules, a notary or lawyer can check the contract against the decree and the standard form.

Furnished or unfurnished: which home for which situation

Furnished

Renting furnished in Lomé suits people on professional assignment, students or diaspora members passing through. The advantage is immediacy: no furniture to buy, no costly move, operational within days of signing. The trade-off is a higher monthly rent than an equivalent unfurnished unit, and often a shorter relationship. The tenant must check the condition of every item on entry to avoid deductions from the security deposit on departure.

Unfurnished

An empty home is aimed at households planning a lasting stay, families and local professionals. The rent is theoretically lower than that of a furnished property of the same size and neighbourhood. The lease lasts longer and offers more stability. The drawback is the initial investment: buying furniture, appliances, sometimes repainting. This entry cost is amortised over time, provided the lease runs for several years.

Pitfalls to avoid in both cases

Whatever the lease type, check that the contract states the base rent, recoverable charges, the exact amounts of the security deposit and rent guarantee, and the term. For a furnished home, require a written inventory signed by both parties. Photograph the furniture, appliances and any defects. For an empty home, check the walls, sanitary installations, plumbing and electricity meter. Record the meter reading on entry so you do not pay the previous occupant's bills.

Do not sign a clause that provides for immediate automatic termination without court proceedings. If the lease is a private deed, only a judge can order eviction. The decree also bans clauses that stop the tenant from hosting family members or that make the tenant automatically liable for damage found in the home.

If the landlord refuses to put the agreement in writing, ask a notary to intervene. If the sums demanded exceed six months' rent in total, the decree is breached and the landlord risks a fine. In case of dispute over the return of the security deposit, the legal deadline is one month after the keys are handed back.

On Imonga

Imonga lists rental ads in Togo, in Greater Lomé and other cities. You can filter offers by property type: apartments for rent in Lomé, villas for rent in Lomé or offices for rent. Each listing states whether the property is furnished or empty. Compare several properties before viewing. To prepare your file or understand your rights, browse the French-language guides on preparing a rental application and on tenant rights in Togo.

Frequently asked questions

Does the decree apply to furnished rentals too?

Yes. Decree No. 2022-001/PR covers all residential leases in Greater Lomé, with no distinction between furnished and unfurnished. The deposit caps and duration rules are the same.

What is the legal security deposit cap in Togo?

The security deposit cannot exceed three months' rent. The rent guarantee is also capped at three months' rent. The maximum total amount that can be demanded on entry is six months' rent.

Do I need an inventory of fixtures for an empty home?

Yes. An inventory is mandatory in both cases. It is drawn up jointly and costs are shared. Without an entry inventory, the property is presumed to have been handed over in good condition.

Can the landlord raise the rent at any time?

No. Revision is only possible at the end of a three-year period. The increase is capped at ten per cent of the current rent. Any clause to the contrary is prohibited.

What if the landlord refuses to return my deposit?

The decree requires repayment within one month after the keys are returned and the exit inventory is done. Beyond that deadline, the balance bears interest at the legal rate. In case of refusal, contact a lawyer or the competent court.

Are the rules the same in Kara or Sokodé?

No. The decree applies in the first phase to Greater Lomé. In other Togolese cities, the Civil Code governs leases. The general principles are similar, but the deposit caps and the standard form are not yet compulsory there. Check with a local professional.

Sources

• Journal Officiel de la République Togolaise, No. 6 bis, 31 January 2022 : publication of Decree No. 2022-001/PR of 5 January 2022 regulating the security deposit, rent guarantee and residential lease.
• La Question Droit du Droit, "Contrat bail location Togo : droits et caution" : details of articles 3, 4, 5, 6, 7, 10, 12, 31 and 32 of the decree (lease definition, deposit and guarantee caps at three months each, restitution within one month, triennial revision capped at 10 %, written contract obligation, standard form, fine).
• Ministère de l'Urbanisme, de l'Habitat et du Cadre de Vie du Togo, "Le saviez-vous ? Le décret n°2022-001 du 5 janvier 2022" : obligations of the parties (articles 15 to 22) and prohibited clauses (article 13).
• Ministère de l'Urbanisme, de l'Habitat et du Cadre de Vie du Togo, "Les dispositions du décret n°2022-001/PR présentées aux professionnels des médias" : scope of the decree limited in the first phase to Greater Lomé and exclusion of commercial leases.