piggy bank next to gavel

Bank Accounts, Taxes, and New Legislation: a Quick Guide for the American Expat in France

Note from the editor: In this special guest post, Robert Levitt, a French licensed investment advisor at Levitt Capital Management, a tax and investment advisory firm established to work with US citizens in France and throughout Europe, shares news of two pieces of legislation that could have an impact on American expats in France. Follow the link above if you’re interested in working with Robert or his firm – MS

Americans who live in France may already know they are unique in the world of expats — they fall under two different tax regimes: the United States and France, and both tax you on your worldwide income.

You may also know that the US and France have some of the most favorable tax treaties in the world, especially when it comes to investment portfolio strategy. These treaties not only reduce double taxation but also allow you to take full advantage of the best of both countries’ tax rules.

So for most Americans in France, changes in US legislation can often be a huge setback, not an advance. At our investment and tax advisory firm, Levitt Capital Management, we closely follow the legislative activity in Washington that can impact expat Americans. Two proposals on the horizon are worth discussing.

New Legislation in DC Most Likely Won’t Impact Americans in France

A new bill, called the Overseas Americans Financial Access Act, is intended to provide relief for Americans who have trouble opening basic bank accounts in the country of their residence.  

I had the opportunity to catch up with Congresswoman Titus, the person who introduced the bill, and I’m impressed with her efforts. However, in my opinion, the bill will not be very helpful for a myriad of reasons.

Its basic premise, sometimes called the “Same Country Exemption,” proposes that Americans who live in a foreign country would not be subject to FATCA on their basic checking accounts open in the country where they live. 

Bills that provide relief for Americans abroad are a good thing and, again, I applaud Congresswoman Titus. But I don’t believe this particular bill will be helpful. Legislation in the United States famously doesn’t impact banks in Europe, and nobody involved seems to have asked the banks if it would change their view on Americans.  

I decided to do the research myself and have discussed the potential of a bill like this with banks throughout the UK and Europe. The answer? No, a bill of this type wouldn’t have any impact on what they do, because if they tried to determine who lived where it would just add to the bank’s burden. 

Most of the people I spoke with also mentioned there are logistical problems with the legislation as well. Each country has signed a specific agreement or treaty with the United States regarding FATCA. Meaning, that even if the bill were passed into law, it would not change the treaty agreement. 

It’s also an idea whose time has come and gone. Thankfully, opening a basic bank account is no longer an issue in Europe (particularly in France). Most banks have purchased the software needed to conform with the FATCA regulations. So, if a particular bank refuses an American, there are plenty of alternatives out there.

Better Legislation on the Horizon?

Far more interesting is legislation soon to be introduced called the Americans Abroad Tax Bill. It’s set to:

  • Combine tax and foreign bank and financial account reporting (FBAR and FATCA) 
  • Study and report on the simplification of currency exchange rates 
  • Increase the threshold for simplified foreign tax credit rules and reporting 
  • Give a time extension for persons outside the United States to request abatements of math errors 
  • Reduce the burden for lower-income dual citizens expatriates and more.  

Some of these issues are probably non-starters because combining the FBAR with the FATCA filings would be opposed by both the IRS and FinCEN, the financial crimes unit of the U.S. Treasury, so I’m not sure that portion will pass.

It’s complicated, but still, this is a bill that I can support and will advocate for in an upcoming trip to Washington — although it has a far better chance of passing in 2025 than in 2024.

There is far more involved in the bill, and if you’re interested in seeing the text, I’d be happy to discuss it with you. While tax and financial issues can seem overwhelming, more and more providers understand these issues and offer straightforward solutions. We are one of those providers, and would be happy to work with you!

In any case, whether these bills are passed or not, I applaud the efforts of all legislators who are trying to provide relief to Americans who live in France. It is needed and appreciated.

Photo by Sasun Bughdaryan on Unsplash

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mortgage in France

Focus on Real Estate Loans for Expatriates / Non-Residents in France

Continuing with our theme of investing/putting down roots in France is this guest post about how mortgages here work. -Ed.

An essential financing tool for any real estate project, your loan can be structured in different ways, including:

The “fixed-rate amortizable loan.” This is the most common type of real estate loan in France. The borrowed capital is repaid monthly until the end of the loan term. The monthly installment includes the interest. 

Both French citizens and non-residents tend to prefer fixed interest rates over variable rates. The concept of variable rates is that they will be adjusted based on a reference rate (e.g., the European Central Bank’s ECB rate) every 3 years. Choosing a variable rate requires a bit more analysis of the market situation at the time of subscription. For example, during the period from 2005-2010, when average rates were at 3-4%, it was conceivable that rates could decrease. In contrast, during the period from 2015-2020, with average rates at around 1%, it is reasonable to assume that rates would not go much lower.

Technically, the loan term can be up to 25 years, but the standard is typically 20 years, with an additional 20+2 years for newly built properties. Extending the term helps strike a balance between rent and monthly installments and also reduces the impact of the debt-to-income ratio.

In most cases, the loan term can be renegotiated as early as the second year. The levers for this include making an early repayment with a substantial amount (e.g., 50,000 euros), which allows for the extension of the term and/or adjustment of the installments, or, conversely, after a period of 5-10 years of repayment, extending the loan over a longer period (which automatically lowers the installments). Banks may apply fees, but these are limited to six months’ worth of interest, so it is not a significant obstacle. However, there are nuances, so it’s important to compare several offers before committing.

The “in-fine” loan. This is widely used in neighboring Switzerland and Anglo-Saxon countries, and involves only paying the interest over the loan term and repaying the entire loan at its maturity. This type of financing is suitable for a more experienced audience because technically, you do not own the property! However, this arrangement is very attractive for rental properties where rental income exceeds interest expenses. The duration of this type of loan is generally 10 years and up to 15 years. The interest rates are fixed and higher than those of an amortizable loan (about +0.25%). 

N.B. Even a non-resident of France can think about real estate projects. You have access to the full range of financing options (within your capacity). 

The 6 Financing Steps

  1. Contacting your broker
  2. Signing the brokerage mandate
  3. Collection and analysis of your documents
  4. Submission of the loan application to the banks
  5. Review of offers, negotiation, acceptance of conditions
  6. Issuance of offers and release of funds

How to Get a Mortgage Loan in France?

Getting a mortgage can be a challenge, and it can be even more complex when you are an expat. Financial institutions may be more hesitant to grant a loan when living abroad, but that doesn’t mean it’s impossible. Below are some items the banks will consider.

Financial Stability

Just as for a resident, the bank first examines your financial situation. Since mortgage loans are not very profitable for banks, it is even more important, in their eyes, to ensure that you will be able to repay this loan. Therefore, banks favor borrowers with stable financial situations. For residents on an employement contract, they will pay particular attention to the type of contract and the employer.

It is recommended to contact a broker. The role of a broker is to streamline the procedures for you and to make banks compete in order to obtain the best financing terms. The borrower will have a single point of contact who will handle all correspondence on their behalf.

Brokers are paid on a success basis, meaning a commission is payable after the funds are released at your notary’s office.

Building a Strong Application

As long as eligibility criteria are met, it is advisable to assemble your loan application as quickly as possible. Our “Societe2Courtage” team is at your service. To facilitate the review of the application, many banks may request document translations. The contents of the application may vary according to the bank’s requirements, but it should always include, in as much detail as possible, the following elements:

  • Identity
  • Current address
  • Marital and family status
  • Exact income
  • Current employment contract
  • Financial situation (debt, existing loans, etc.)
  • Status of assets

Required Down Payment

It is also important to expect that loan conditions will be stricter and different from those for residents. 

To ensure they cover their costs, banks may, for example, require an initial down payment representing between 20% and 30% of the property’s value, while a standard loan for a resident usually only requires a down payment equivalent to 10%. 

The maximum debt-to-income ratio of 35% applies even to expatriates. The bank may also require a real guarantee to secure the loan. For example, they may request the establishment of a conventional mortgage on the property in question. 

Finally, the bank may require the applicant to subscribe to another profitable financial product, such as a savings account or life insurance, in exchange for the loan. 

Please be aware of the deadlines and commitments made with the sellers. Expect a 2-3 month timeframe to obtain the issuance of offers.

If you need help getting a loan, feel free to contact us at Loan Brokerage France, we’re here to help!

Photo by Tierra Mallorca on Unsplash

Did you enjoy this article? TAIP is 100% reader-supported through tipping. If you want to leave us a tip of any amount it would be highly appreciated. These tips help support our efforts to keep TAIP an ad-free environment. Just as at a cafe, the tips are split evenly among the team.