France Airbnb Rules 2026: What Expats Must Know Before Renting Out Their Home

If you're an expat living in France and thinking about renting out your apartment on Airbnb or similar platforms, 2026 brings significant regulatory changes that you need to understand. The French government has introduced stricter rules for short-term rentals, aimed at addressing housing shortages in popular cities and improving energy efficiency. This guide explains the new requirements, how they affect you, and practical steps to stay compliant.

Understanding the 2026 Registration Requirements

All short-term rental hosts in France must register their property with the local town hall (mairie). This was already true in many cities, but the 2026 rules extend mandatory registration to all communes with over 200,000 inhabitants, and many smaller tourist towns are following suit. You'll receive a registration number that must appear in your listing. Without it, platforms like Airbnb are legally required to remove your ad.

• Apply online or in person at your local mairie. You'll need proof of identity, property ownership or a tenant authorization letter, and a declaration of use.
• Keep your registration number visible on every listing, including on multiple platforms.
• If you move to a new commune, you must re-register – the number is not portable.

Energy Performance Certificate (DPE) Thresholds

Starting January 1, 2026, properties with a DPE rating of F or G (the lowest energy efficiency grades) are banned from being rented out as short-term rentals. This is part of France's broader climate goals. If your home has a poor DPE, you cannot legally list it on Airbnb, no matter how charming it is. For expats buying older properties, this is a critical check before purchasing.

• Obtain a DPE from a certified diagnostician (cost: €100–€250). The certificate is valid for 10 years.
• If your property is rated F or G, consider investing in insulation, heating upgrades, or double-glazed windows to improve the rating.
• Some cities offer financial aid for energy renovation – check with the ANIL (National Agency for Housing Information).

Tax Obligations for Short-Term Rentals

France taxes short-term rental income differently depending on your status. In 2026, the tax rules remain broadly similar to previous years, but the 2026 Finance Law has tightened reporting requirements. If you earn more than €23,000 per year from furnished rentals, you must register as a micro-entreprise (or a proper company) and pay social charges. For most expats with one or two properties, the micro-BIC regime is the simplest.

• Under the micro-BIC regime, you can deduct a flat 50% allowance for expenses (or 71% if your property is classified as a furnished tourist accommodation).
• You must declare your income on your annual French tax return, even if you have no other French income.
• If you rent out your main residence, you are exempt from capital gains tax on the eventual sale, but rental income is still taxable.

Local Restrictions: Paris, Nice, and Other Cities

Many French cities have their own specific rules that go beyond national law. Paris, for example, requires hosts to compensate the city with a free commercial property for every new tourist rental in the city centre – a rule that has been in place since 2021 but is now more strictly enforced. Nice limits short-term rentals to 120 days per year for non-primary residences. Lyon and Marseille have similar caps. Always check with your local mairie before listing.

• In Paris, you cannot rent out a non-primary residence for more than 120 days per year. Exceeding this can result in fines up to €50,000.
• If your property is your primary residence, you can rent it for up to 120 days without needing to change its use. Beyond that, you must obtain a change-of-use permit.
• Some cities, like Annecy, have introduced quotas – only a certain number of new short-term rental licences are issued each year.

Practical Steps to Comply Before You List

To avoid fines and legal headaches, follow this checklist before you start hosting:

1. Check your property's DPE rating – if it's F or G, plan renovations first.
2. Register with your mairie and get your registration number.
3. Check your city's specific rules on rental caps and change-of-use permits.
4. Notify your home insurance provider – standard policies often don't cover short-term rentals.
5. Set up a micro-entreprise if you plan to rent regularly – it takes 15 minutes online.
6. Display your registration number in your listing and keep records of all bookings.

Failing to comply can lead to fines ranging from €5,000 to €50,000, depending on the violation. In serious cases, you could lose your right to rent altogether.

Frequently Asked Questions

Can I rent out my primary residence on Airbnb in France?

Yes, but only for up to 120 days per year in most cities, including Paris. You must register with your mairie and display your registration number. If you rent for more than 120 days, you need to change the property's use to commercial, which is complex and often requires compensation.

What happens if I ignore the new registration rules?

Platforms are required to remove listings without valid registration numbers. You may also receive fines from your local municipality – typically €5,000 for missing registration, but in Paris it can be up to €50,000 for illegal use of residential space.

Do the energy performance rules apply to all rentals?

Yes, from January 1, 2026, any property with a DPE rating of F or G cannot be legally rented out short-term. This applies to all communes in France. If your property is rated E or better, you are fine. If not, you must improve its energy efficiency before hosting.

How do I pay tax on my Airbnb income in France?

You must declare your rental income on your annual French tax return. If your gross income is under €23,000, you can use the micro-BIC regime, which allows a 50% deduction. For higher income, you'll need to register as a professional landlord and keep detailed accounts. Always consult a French accountant to optimise your situation.