Can You Still Rent Your Riviera Home? The 2026 Short-Let Rules Explained

The rules have moved

For years, letting a Riviera apartment to holiday guests was simple: list it, declare the income, welcome guests. That model has changed.

The Loi Le Meur of 19 November 2024 gave communes new powers over short-term rentals, tightened the tax treatment of holiday lets and introduced energy-rating requirements. Since 20 May 2026, a national registration obligation applies across France.

For owners on the Côte d'Azur, letting remains possible. It now requires preparation, and the rules differ from one commune to the next.

What has changed

1. Every holiday let must be registered

Since 20 May 2026, anyone offering a furnished tourist rental (meublé de tourisme) must first declare it and obtain a registration number, whether the property is a primary or a second home, in any commune. The number must appear on every listing.

A single national online service is due to open in the fourth quarter of 2026. Until then, declarations are made with the town hall. Owners who already hold a number will need to renew it through the national service within a transition period, after which old numbers stop working on rental platforms.

Penalties are significant: up to €10,000 for letting without registration, and up to €20,000 for a false declaration or a false number.

2. Rental-day limits on primary homes

A primary residence can be let to tourists for up to 120 days a year. Communes may now lower that limit to 90 days.

3. Second homes may need authorisation

In communes that apply change-of-use rules, letting a second home to tourists requires prior authorisation from the town hall. Nice applies this regime, with quotas in parts of the city. Its rules were revised in 2026 and challenged in court, so the current position should be checked before any purchase made with rental in mind.

Registration and change-of-use authorisation are separate. A registration number does not authorise a let where the commune requires change of use.

4. Energy ratings now apply to holiday lets

Holiday lets now fall under the energy performance certificate (DPE) regime. Where change-of-use authorisation is required, a minimum rating applies — F today, E from 2028 and D from 2034. By 2034, all tourist lets other than primary homes must be rated between A and D. The rating must appear in listings, and the mayor can ask to see a valid certificate.

5. Less favourable tax treatment

For income received from 2025, the simplified micro-BIC regime is narrower for holiday lets:

Above the ceiling, the real-expenses regime applies. Classification by an accredited body therefore matters more than before.

6. Buildings can restrict holiday lets

Owners must inform the building manager (syndic) when they let a unit to tourists. Co-owners can now vote, by a two-thirds majority, to prohibit holiday lets in units that are not a primary residence, where the building's regulations allow.

What owners should do now

1. Check your commune. Confirm whether change-of-use authorisation, quotas or a reduced day limit apply.
2. Register, or prepare to renew. Keep your current number and proof of primary residence; renew through the national service once it opens.
3. Commission a DPE. Know your rating and the cost of reaching D before 2034.
4. Consider classification. A star rating restores a 50% allowance and a higher ceiling.
5. Read your building's regulations and minutes. Look for restrictions already voted or proposed.
6. Compare the alternatives. A long-term furnished let or a mobility lease may now offer a better net return with less administration.

Buying with rental income in mind

For buyers, the rental question now belongs in due diligence, before the offer. The commune, the building's regulations, the energy rating and the intended use all affect what a property can earn.

Frequently asked questions

Do I need a registration number to rent my Riviera property?

Yes. Since 20 May 2026, every furnished tourist rental in France must be declared and display a registration number on its listings.

How many days a year can I rent my home on Airbnb?

A primary residence can be let for up to 120 days a year, or 90 days where the commune has lowered the limit. Second homes are not subject to a day limit but may require change-of-use authorisation.

Can I rent my second home in Nice to tourists?

Only with change-of-use authorisation from the city, which applies quotas in parts of Nice. Check the current position before letting or buying.

What is the fine for renting without registration?

Up to €10,000, and up to €20,000 for a false declaration or a false registration number.

How are holiday-let profits taxed in 2026?

Under the micro-BIC regime, unclassified holiday lets receive a 30% allowance up to €15,000 of income; classified lets receive 50% up to a higher ceiling. Above those ceilings, the real-expenses regime applies.

This article is general information, not legal or tax advice. Rules vary by commune and continue to evolve.

Considering your next move?

Fracct Homes Riviera manages rental properties within local rules and advises owners and buyers on what a property can legally earn. Register your interest for a review of your property.

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