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Airbnb in France: the 2026 rules for short-term rental

Plays from YouTube (privacy-enhanced mode) once you press play. General information, not legal advice for your situation. Voice-over and music generated with ElevenLabs.

Putting your flat on Airbnb in France? Since the Le Meur law, short-term rental has its own rulebook. Main home or second home, registration, the rules in Paris, Lyon, Annecy and Chamonix, the energy rating, and the new tax rules.

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The full script

So… you're about to put your flat on Airbnb. Easy money — until the town hall writes to you. In France, short-term rental has its own rulebook. And since 2025, it's a lot stricter.

First question: do you live there? If it's your main home, you can rent it out up to 120 nights a year — and your commune can lower that to 90. Go over, and it's a fine of up to 15,000 euros. If it's a second home, it's a business. And in more and more cities, you need a change-of-use permit — before the very first night. Either way, it has to be registered.

Every listing must show a registration number. Today it comes from your town hall; a national online service opens at the end of 2026, and existing numbers will have to be renewed. No declaration: up to 10,000 euros. A false one: 20,000. And the platforms now report your nights to the town. And the rules change from town to town.

Paris: 90 nights, and a second home means converting commercial space back into housing — twice the surface in the centre. Lyon: 120 nights, and compensation from the first square metre in the city centre. Annecy: quotas in twenty-seven communes, and permits that last four years. Chamonix: one permit per owner, for three years — and only if the energy rating is between A and E.

Energy counts everywhere. A new change-of-use permit needs a DPE between A and E — A to D from 2034, when every holiday let that isn't your main home must meet the long-term rental standard. And your co-ownership can now ban short-term rental with a two-thirds vote.

Then, tax. Since your 2025 income, an unclassified holiday let gets a 30 percent allowance, up to 15,000 euros a year. Have it classified — one to five stars — and it's 50 percent. Tourist tax: the platform usually collects it; book direct, and it's on you. And if you sell under LMNP, the depreciation you deducted now comes back into the capital gain.

Or… you open Rent — Lease and Short-Term, AdminLanding's rental app. Tell it the property and the town. It counts your nights against your cap, keeps your registration number, works out tourist tax from your commune's official rates, issues the guest invoice and the holiday-let contract — and checks the property: registration, energy rating, classification. Green stamp. iOS and Android. Rent is free for your first property.

Six euros a month — or fifty-nine a year — unlocks everything, including the other AdminLanding toolboxes. The full guide is at adminlanding dot com — link just below. See you there.

What the film simplifies

  • Since 2025. The loi Le Meur is the law of 19 November 2024; its measures applied from then on and through 2025. The generalised registration follows with the national téléservice (next note).
  • The registration number. The law extends the declaration with registration to every commune and every meublé de tourisme, main homes included. Service-Public states that registration is currently required only in the communes that adopted it, and announces the national téléservice for the fourth quarter of 2026: from then on every host registers there, including holders of a commune number, who get a few months to renew it before the old numbers become invalid.
  • The night cap. The 120 nights apply to your main home, the one you occupy at least eight months a year; 90 where the commune lowered it. The fines in the film are maximums: 15 000 euros for exceeding the cap, 10 000 euros for a missing declaration, 20 000 euros for a false number, and up to 50 000 euros per property for letting a second home without the changement d'usage authorisation.
  • City by city. Paris, Lyon, Annecy and Chamonix are examples of the changement d'usage regime: each commune sets its own quotas, compensation and permit duration, and any commune can now adopt it. Check with your mairie before the first booking.
  • The DPE. Class E or better is required for a new changement d'usage authorisation, and every tourist let that is not a main home must reach class D by 2034; a main home let within the cap is exempt. Before paying for works, re-check your class: the January 2026 change to the electricity coefficient lifted many electric-heated homes a class.
  • The copropriété vote. The two-thirds vote is open to copropriétés whose règlement already excludes commercial activity in residential lots; a règlement with an exclusive residential-use clause excluded tourist lets before the law. You must also tell the syndic that you let your lot as a meublé de tourisme.
  • The allowances. The 30 percent allowance applies to unclassified accommodation up to 15 000 euros of receipts; a classified meublé keeps 50 percent up to 77 700 euros for 2025 income and 83 600 euros for 2026 income. Above those ceilings, or when your real costs are higher, the régime réel applies. Non-residents file with the SIPNR, with a 20 percent minimum rate plus social levies.
  • Tourist tax. Platforms collect it on their own bookings; on direct bookings you collect, declare and remit it yourself.
  • Platform data. Platforms must transmit to a commune that asks for it the number of nights each registered property was let; that is how the cap is checked.
  • The LMNP capital gain. For sales since 15 February 2025, the depreciation deducted under the régime réel is added back to the taxable capital gain, with exceptions such as some serviced residences.

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