Airbnb Rules in France | Laws, Regulations and Taxes

From the romantic cobblestone streets of Paris to the sun-drenched beaches of Nice, France offers a wealth of picturesque settings that draw millions of travelers seeking unique and memorable stays. Becoming an Airbnb host in France means more than just opening your doors—it requires understanding and adhering to short-term rental regulations, from tourist taxes to rules for primary residences and furnished tourist accommodations.

As a global destination with iconic landmarks and a thriving tourism industry, France is a hotspot for Airbnb rentals. However, cities like Paris, Marseille and Nice enforce specific local regulations to balance tourism and protect housing markets. This guide simplifies Airbnb regulations in France, helping hosts comply with tax obligations, registration requirements, health and safety requirements and standards—whether renting out an entire property, a private room or a secondary residence.

General Laws and Regulations for Airbnb in France

What is the Loi le Meur?

In November 2024, the French Government enacted Loi Le Meur, which aims to tackle housing shortages in France by tightening regulations on short-term rentals. The law introduces a new set of regulations and restrictions on short-term rental operators as well as platforms like Airbnb. Highlights from the new law are:

• Compensation Requirements: In certain cities, such as Paris, operators may be required to convert an equivalent amount of space into long-term housing to counterbalance short-term rental usage.

• Quotas and Rental Caps: Cities can enforce stricter limits on the number of nights a property can be rented, lowering the cap for primary residences from 120 to 90 days.

• Fire Safety Regulations: Properties accommodating more than 15 guests must adhere to stricter fire safety standards, similar to those applied to hotels rather than private rentals.

Registration and compliance

If you're looking to host on Airbnb in France, the first step is to register your property with the local authorities. This is especially imperative in urban areas like Paris, where short-term rental regulations are strictly enforced to protect the housing market.

This registration ensures properties meet local rules and are correctly listed on Airbnb platforms. Hosts renting under the mobility lease scheme, such as those for professional or educational stays lasting 1–10 months, must still adhere to local rules.

Once registered, you will receive a registration number that must be prominently displayed on your Airbnb listing. Failure to comply with these registration rules can result in steep penalties, including fines of up to €50,000, as Paris City Hall imposes.

For a primary residence, you can rent the entire property for up to 120 days annually. Beyond this limit, you may need to register your listing as a commercial space, depending on local government guidelines. However, if you are renting a private room in your primary residence, there are no time restrictions, allowing you to host year-round. From 2025, all short-term rental properties must be registered with the mandatory national online service and provide proof of primary residence, including a tax notice and full address. Non-compliance may result in fines of up to €10,000.

Key exemptions include,

• Single room in a primary residence: Registration is not required if you are hosting in a private room within your primary residence.

• Furnished tourist accommodation: Properties classified as furnished tourist properties or chambres d'hôtes (bed and breakfasts) do not require additional registration.

• Mobility lease: Rentals under the "bail mobilité" scheme, typically lasting 1–10 months, do not require standard registration. These are designed for tenants in professional or educational circumstances.

• Long-term rentals: Properties leased for at least one year are exempt from short-term rental registration.

Tax obligations

The tourist tax (taxe de séjour) is a binding obligation for Airbnb hosts in France. Calculated per guest per night, the rate varies depending on the type of accommodation and number of guests. While past rates were around €0.83 per night, updated local regulations may result in changes depending on the municipality. Thankfully, Airbnb simplifies compliance by automatically collecting and remitting this tax to local authorities. However, it’s essential to consult a tax professional to ensure full compliance with all tax obligations, including potential property tax liabilities for secondary residences.

Earning rental income from your Airbnb property in France involves meeting significant tax obligations. Hosts must declare all short-term rental income on their annual tax return, as it is subject to income tax, social contributions and the tourist tax. Starting January 2025, tax breaks for non-classified holiday rentals will reduce from 50% to 30%, capped at €15,000. Similarly, the tax allowance for furnished tourist accommodations will drop from 71% to 50%, with a cap of €77,700. ended.

Insurance and safety regulations

Safety requirements for Airbnb hosts in France are non-negotiable. Hosts must adhere to strict health and safety requirements, ensuring properties are equipped with:

• Smoke detectors

• Carbon monoxide detectors

• Fire extinguishers

• First-aid kits

Guests should also be provided with clear safety guidelines, including instructions for emergencies. These measures are essential for maintaining a hazard-free environment and demonstrating care for guests' well-being.

While Airbnb offers its Host Guarantee and Host Protection Insurance, these may not cover all situations. It’s advisable to review your home insurance policy and consult an insurance professional to secure additional coverage for your short-term rental activities.

Noise regulations in Paris

To maintain good relationships with neighbors and comply with local rules, hosts must enforce quiet hours between 10 PM and 7 AM, as required by French law. Informing guests of these local regulations and addressing disturbances promptly can prevent conflicts and avoid complaints to local authorities.

Nationwide rental caps

The 120-day limit for renting out a primary residence is a key Airbnb regulation in Paris and across France. Exceeding this limit may require registering the property as a commercial space, following rules from Paris City Hall.

In areas with housing shortages, stricter rules apply to the short-term rental market to prevent housing depletion. From 2025, municipalities may reduce the cap to 90 days per year in these “tense zones,” with violations risking fines of up to €15,000.

Secondary residences can generally be rented year-round if they comply with furnished tourist accommodation requirements and are reported to the local government. These regulations balance tourism with preserving long-term housing for residents.

Airbnb in Your City: A Quick Guide to Local Rules

Paris

Paris, the world’s most visited city, is a prime destination for Airbnb hosting but enforces strict short-term rental regulations to balance tourism with housing needs.

Hosts renting entire properties must register with the Mairie de Paris to obtain a registration number, while private room rentals in primary residences are exempt. The 120-day limit for entire primary residences is strictly enforced, with fines of up to €50,000 for violations.

Starting in 2025, all Airbnb properties in Paris must meet energy performance standards with at least an F rating on their DPE. Non-compliance may result in fines of up to €5,000.

Secondary residences can be rented year-round but require notification to Paris City Hall and compliance with zoning and furnished tourist accommodation regulations. Verification of local rules is crucial, as stricter requirements apply in some neighborhoods.

Unique considerations for Airbnb hosts in Paris

1. Subsidized housing: Properties receiving government subsidies or under rent control cannot be rented on Airbnb without explicit approval from local authorities.

2. Rent control compliance: Rental prices for tenants who sublet must adhere to Paris rent control laws, which cap prices based on the property’s size, location and classification.

3. Enforcement mechanisms: Paris City Hall actively monitors Airbnb listings, using advanced tracking to identify non-compliant hosts. Violators risk steep fines or removal from the platform.

Tourist tax compliance

In Paris, the tourist tax (taxe de séjour) is charged per guest per night based on accommodation type and is automatically collected by Airbnb. Hosts should consult a tax professional to ensure compliance with additional obligations, including income tax and social contributions.

Nice

Nestled along the French Riviera, Nice is renowned for its stunning coastline, iconic landmarks and relaxed Mediterranean lifestyle, making it a highly sought-after destination for tourist rentals. However, the city enforces strict local regulations to maintain its charm and protect its housing market.

Airbnb hosts in Nice must comply with the 120-day annual rental cap for primary residences and a €23,000 earnings limit for short-term rentals. Local authorities conduct regular inspections to enforce these rules and deter fraudulent practices.

Important considerations for hosting in Nice

1. Authorization for tourist rentals: Hosts listing their primary residence for short-term rentals must obtain the necessary authorization from the local government. This is necessary to ensure compliance with rent control regulations and avoid fines.

2. Secondary residences: Renting out a secondary residence requires notifying the city and potentially obtaining reclassification as a furnished tourist property, in line with furnished property regulations.

3. Protecting housing availability: The city’s local regulations are designed to prioritize long-term housing availability for residents, particularly in areas under high demand from tourists.

Tax obligations and compliance

Airbnb hosts in Nice must declare rental income to the French tax authorities and comply with obligations, including the tourist tax (taxe de séjour), which Airbnb collects per guest per night based on accommodation type. Consulting a tax professional ensures compliance with social contributions and other requirements.

Marseille

Marseille, celebrated for its cultural diversity, historic landmarks and renowned cuisine, is a popular destination for tourist rentals. However, the city enforces some of the strictest short-term rental regulations in France to combat over-tourism and safeguard its local housing market.

Commercial rentals of non-primary residences are prohibited without explicit authorization, ensuring housing availability for long-term residents. Additionally, Mayor Benoît Payan has introduced a policy requiring landlords on platforms like Airbnb to "buy back" comparable properties for the long-term rental market, preventing housing stock depletion and discouraging absentee landlords from prioritizing profit over community needs.

In Marseille, co-owners of tourist rentals will be required to declare their property’s status to the mayor or municipality, aligning with stricter co-ownership regulations effective from 2025.

Unique hosting considerations in Marseille

1. Primary residence rentals only: To legally list a property on Airbnb in Marseille, it must be your primary residence, where you reside for at least eight months per year. This aligns with the city’s focus on preserving housing for residents.

2. Restrictions on secondary residences: Renting out a secondary residence is highly regulated, requiring prior authorization and a property change of use permit from the town hall. Most requests for these changes are increasingly being denied under Payan’s administration, reflecting the city’s focus on sustainable housing policies.

3. Rental price monitoring: The rental observatory actively tracks and ensures that prices for short-term rentals do not exceed 20% above the median price of similar properties. This policy protects affordability and helps maintain fairness in the rental market.

4. Illegal listings enforcement: To tackle non-compliance, Marseille has proposed creating an Airbnb brigade, tasked with identifying illegal listings and ensuring adherence to local regulations. Violations may result in significant fines and property de-listing.

Tax and compliance obligations

Airbnb hosts in Marseille must declare rental income and meet tax obligations, including income tax, social contributions and the tourist tax (taxe de séjour), which Airbnb collects automatically based on property type and guest count. Consulting a tax professional helps ensure full compliance and avoid legal issues.

Marseille's approach to long-term housing preservation

Marseille's strict regulations address housing challenges, such as reduced social housing and absentee landlords, with 12,000 properties listed on short-term rental platforms. These measures prioritize residents while supporting sustainable tourism, allowing hosts to share the city's vibrant culture and heritage responsibly.

Lyon

Lyon, a UNESCO World Heritage site celebrated for its rich history and renowned gastronomy, is a sought-after destination for travelers. Local regulations govern short-term rentals to protect its housing market and preserve the city’s character, ensuring sustainable tourism and resident satisfaction.

In Lyon, renting out primary residences for short-term stays is limited to 120 days annually, in line with French law. To host legally, you must obtain a time-limited authorization from the local authorities, valid for up to nine years.

Unique hosting considerations in Lyon

1. Primary residence rentals only: Short-term rentals are limited to primary residences, where hosts must reside for at least eight months annually. Secondary residences face stricter controls, often requiring reclassification as furnished tourist properties or commercial spaces.

   Time-limited authorizations: The Lyon town hall authorization ensures compliance with local regulations, balancing tourism with housing availability for residents.

2. Zoning and building regulations: Certain neighborhoods may have additional zoning restrictions or building regulations. Hosts should verify rules with local authorities or their co-ownership association, especially if their property is part of a shared building.

Tax and compliance obligations

Airbnb hosts in Lyon must declare rental income and meet tax obligations, including income tax, social contributions and the tourist tax, which Airbnb collects and remits. Consulting a tax professional ensures full compliance.

Balancing tourism and housing needs

Lyon's 120-day rental cap and time-limited authorizations preserve housing availability and promote sustainable tourism, allowing hosts to share the city's charm responsibly while complying with local rules.

Bordeaux

Known as the wine capital of France, Bordeaux permits primary residences to be rented for up to 120 days per year, adhering to French short-term rental regulations.

For secondary residences, hosts must secure a change of use authorization to reclassify the property as commercial space, ensuring compliance with local regulations.

Cannes

Famous for its international glamor and iconic film festival, Cannes limits short-term rentals of primary residences to 120 days per year, aligning with French law. Hosts must declare their property as furnished tourist accommodation and comply with building regulations to ensure legal operation.

Toulouse

Known for its distinctive terra cotta buildings, Toulouse requires hosts to register their furnished tourist accommodations locally. The 120-day rental cap applies to primary residences and a tourist tax is collected per guest per night to promote responsible tourism.

New listings in Toulouse will need to comply with energy performance requirements starting in 2025, requiring at least an F rating for all tourist accommodations.

Montpellier

In Montpellier, all properties used for short-term rental activities must be registered as furnished tourist accommodations. The city enforces a 120-day limit for primary residences and permits only one rental per fiscal household, including secondary residences, for up to six years.

Strasbourg

Strasbourg, blending French and German influences, limits the number of apartments hosts can rent. Converting a secondary residence for short-term rental use requires a six-year authorization from the city hall.

A Bright Future for Airbnb Hosts in France

Hosting on Airbnb in France goes beyond opening your home; it’s about complying with short-term rental regulations that preserve the local quality of life while creating a welcoming experience for guests.

Managing a rental property involves juggling bookings, communication and adhering to French tax obligations and tourist rental requirements. Tools like Hostaway, an all-in-one vacation rental software, help simplify these tasks so you can focus on delivering unforgettable stays.

With the right approach, you’ll not only share a space but showcase the authentic charm of France while adhering to local regulations. Bon voyage!

Frequently Asked Questions (FAQs)

1. How do I register my Airbnb property in France?

You need to contact your own local government, town hall or municipal office to register your property. You'll receive a registration number that must be displayed on your listing. This process is especially important in larger cities or tourist areas.

2. Is there a cap on how much I can charge for my rental?

Most cities don't impose a cap on rental prices for short-term rentals, but it's important to remain competitive within the market. However, in cities like Marseille, short-term rental and charges cannot exceed 20% above the median rent for the area's apartment price band.

3. Can I host on Airbnb if I live in a rented property?

Yes, you can host on Airbnb even if you are renting, but you must get permission from your landlord. Be sure to have this permission in writing to avoid any disputes.

4. What are the penalties for not complying with Airbnb regulations in France?

Non-compliance can result in fines, suspension of your listing or other legal penalties for non-compliance actions. It's crucial to adhere to all local and national regulations to avoid any penalties or legal consequences.

5. Can I rent out multiple properties on Airbnb in France?

Yes, you can rent out multiple properties, but each must be registered separately. Some cities may have restrictions on the number of properties you can list, so it's important to check local regulations.