Short-term rental rules city by city in France (Paris, Lyon, Marseille, Nice, Bordeaux, Annecy)

Summary table

What applies everywhere

• The registration number: since the Le Meur law, every furnished tourist rental must be declared and its number shown in every listing. Details: France's Le Meur law: what changes in 2026.
• The primary residence: the home occupied at least eight months a year. Beyond the day cap set by the municipality, it no longer counts as one.
• Change of use: in the municipalities concerned, renting another property to short-stay guests changes its use, which requires prior authorization.
• The tourist tax: it's due in all these cities. See Tourist tax in France: who collects it?

Paris

• Primary residence: an online declaration gives you the number, then renting is limited to 90 days a year. According to the City, exceeding this cap exposes you to a fine of up to €10,000 per year concerned.
• Other property: a change-of-use permit with compensation is required. Compensation means converting non-residential premises (offices, shops) into housing, in the same administrative neighborhood.
• Reinforced compensation: the municipal regulation requires triple areas in some districts heavily affected by furnished rentals, and double areas in a reinforced compensation sector. The energy performance diagnosis is one of the required documents.
• Banned zones: according to the City, the bioclimatic local urban plan bans converting homes into furnished tourist rentals in some zones.

Lyon

• Primary residence: the registration number is obtained online, immediately. The annual rental period is 90 days since January 1, 2026 (120 days before).
• Other property: you must be the owner and apply for a change of use before declaring; registration alone isn't an authorization.
• Hypercenter: every application requires compensation with a home of the same size.
• Outside the hypercenter: for individuals and homes under 35 m², a 9-year temporary permit, non-renewable, is possible, in limited numbers. Companies must compensate from the first square meter.
• Registration: the City states that the national online service should open in the fourth quarter of 2026; until then, registering on the City's own service remains mandatory.

Marseille

• Declaration: every furnished tourist rental, primary residence or not, requires a prior declaration.
• Primary residence: no change-of-use permit as long as renting doesn't exceed 90 days a year.
• Second home: converting it into a furnished tourist rental, by an individual or a company, requires a permit with compensation.
• Regulation: the conditions are set by the change-of-use regulation of February 27, 2025, available on the City's website.

Nice

• Primary residence: no change-of-use permit as long as renting doesn't exceed 120 days a year. Beyond that, the home is no longer a primary residence and a permit is required.
• Renting part of the home: the Metropole states that you can rent one or more rooms for more than 120 days if you live in the home at the same time, without a permit.
• Compensation: for an individual, it's required beyond a first authorized property, or to continue after the temporary permit ends; commercial companies need it from the first home. The principle is one premises converted into housing for each home withdrawn, of equivalent area, by buying premises or commercial rights.
• Temporary permit: the June 2026 regulation limits it to 5 years at most, non-renewable. A prior meeting with the Housing Protection Mission is mandatory before a compensation application.
• To check: a Metropole document mentions a move to 90 days; confirm the cap in force with the Metropole.

Bordeaux

• Primary residence: no change-of-use permit, but renting is limited to 90 days a year. The registration number is mandatory for every furnished rental.
• Second home: a change-of-use permit with compensation, by creating a home of equivalent area in the same sector, not on the ground floor.
• Sector A (city center): since April 1, 2026, the premises offered as compensation must have double the area, except when creating social housing.

Annecy

• Primary residence: under 120 days a year, no change-of-use permit; the registration number is obtained on the platform indicated by the municipality.
• More than 120 days, or a second home: a permit is required from the first night, issued personally and non-transferable for 4 years.
• Quotas: the regulation sets a maximum number of permits per zone (460 in zone A, 1,000 in zone B, 1,200 in zone C) and one permit per owner, with a waiting list when the quota is reached.
• Penalties: the City cites up to €50,000 for a change-of-use violation and up to €5,000 without a registration number.

For property managers: check before signing

A non-compliant property quickly becomes the property manager's problem. Before each agreement, check the registration number, the property's status (primary residence or not), the change-of-use permit if one is needed, and the co-ownership bylaws. Specify in the agreement who handles the formalities and who is responsible: see Property management agreement and How to start an Airbnb property management company in France.

In Boostinghost, the registration number is entered on the property record; it's printed on contracts, invoices and the tourist tax export. To respect a day cap, block the dates beyond it in the calendar: the block is sent to every connected platform.