Paris is one of the most tightly regulated cities in Europe for short-term furnished rental. Between the 90-night limit, change of use, compensation and the registration number, owners must navigate a dense regulatory framework. Here is what you need to know to let legally in 2026.
Why does Paris regulate short-term rentals so strictly?
For around ten years, Paris has faced a major problem: the gradual conversion of permanent homes into tourist lets, notably through Airbnb. This reduces the supply of rental homes for residents, pushes up prices and changes the life of neighbourhoods. In response, the City of Paris and the State have gradually put in place a strict set of rules.
In 2026, three main rules govern short-term rental in Paris:
- The 90-nights-a-year limit for main residences
- Mandatory change of use for second homes
- The registration number required on every listing
Main residence: the 90-night rule
Is your Paris apartment your main residence (you live there at least 8 months a year)? You can let it short term, but with a strict limit: 90 nights a year maximum, combined across all platforms (Airbnb, Booking, Abritel, Vrbo…). The City of Paris lowered this limit from 120 to 90 nights, on the basis of the Le Meur law of late 2024, and it applies in full in 2026.
Airbnb has applied this limit automatically since 2022 using a municipal counter. When you reach 90 nights, your listing is automatically blocked for the calendar year. You cannot get round it by switching platforms — the platforms now share their data with the town hall. Penalties were toughened by the Le Meur law: the fine can reach €15,000 for exceeding the cap on nights, and €20,000 for a false declaration.
Exceptions to the 90-night cap
A few exceptional cases allow you to exceed 90 nights: temporary professional obligations (a documented assignment abroad), health reasons (long hospital stay), force majeure. These exemptions are handled case by case by the town hall and require supporting documents. Full Concierge helps the owners concerned put their file together.
The 90-night rule applies to the home, not to the owner. A couple who own two main residences (one each) cannot turn one into a second home in order to let it more.
What you can do with a main residence
- Let freely for up to 90 nights per calendar year
- Choose whichever platforms you like
- Let individual rooms without limit (furnished "rooms in the owner's home" lettings, outside the 90-night counter)
Second home: change of use is mandatory
If your property is a second home in Paris (pied-à-terre, rental property, investment), letting it short term absolutely requires a change-of-use authorisation issued by the City of Paris.
Without this authorisation, short-term furnished rental is considered illegal, punishable by a fine of up to €100,000 per property and a daily penalty of up to €1,000 per day and per m².
Two types of change of use
| Type | Features |
|---|---|
| Temporary | Term of 3 to 9 years, renewable, without compensation except in high-pressure arrondissements. A limited number of applications allowed per owner. |
| Permanent | Authorisation with no time limit, transferable with the property. Mandatory compensation: converting commercial/office premises of an equivalent floor area (or double in the central arrondissements) into housing. |
Compensation: the real issue
In arrondissements 1, 2, 3, 4, 5, 6, 7, 8, 9, compensation is generally required on a 2:1 basis (you must create twice the floor area of the converted home). In the other Paris arrondissements, compensation is required at an equivalent floor area.
In practice, an owner seeking a permanent change of use for a 40 m² apartment in the 4th arrondissement will have to either:
- Buy 80 m² of shop/office space and convert it into housing (prohibitively expensive)
- Buy a "commercial right" from another owner (an active secondary market — allow €1,500 to €4,000/m² depending on the arrondissement)
Key figures for the commercial-rights market
In 2024, the average price per m² of commercial rights in Paris ranged from €1,500 (outer arrondissements) to €4,500 (historic centre). The market is tight and the administrative process long: allow 6 to 12 months between the application and actually obtaining it.
The registration number: mandatory for all
Since 1st December 2017, every home let short term in Paris (main or second home) must display a 13-digit registration number on its listings. This number can be obtained free of charge online at teleservices.paris.fr.
The platforms (Airbnb, Booking…) check the number automatically and can block non-compliant listings. Failing to display the registration number is punishable by a fine of up to €10,000 since the Le Meur law.
Coming soon: a national registration number
The Le Meur law (November 2024) provides for the gradual introduction of a national online registration service for furnished tourist lets. Eventually (provisional timetable: late 2026 – early 2027), this system will replace the municipal systems currently used in Paris, Lyon, Bordeaux and elsewhere. The aim: to harmonise obligations and make cross-checks between municipalities easier. Numbers already issued remain valid; the transition will be automatic.
A new mayor in Paris: what impact for owners?
The municipal elections of March 2026 marked a political shift in Paris. Anne Hidalgo, who was particularly committed to fighting furnished tourist lets (behind the 90-night offensive and tougher penalties), is stepping down. What does this change in practice for owners?
Little in the short term, which is good news for legal stability:
- The legal framework (90 nights, change of use, compensation) is written into the French Construction and Housing Code and the Tourism Code. A mayor cannot change it unilaterally — a new national law would be needed.
- Change-of-use authorisations already granted remain valid. A property that has obtained its commercial rights cannot have them withdrawn without a heavy procedure.
- Properties with a "furnished tourist let" sub-designation in the land registry keep their status.
- The tourist tax and the declaration obligations do not change.
In the medium term, the direction taken by the new municipal majority may adjust two parameters: the compensation ratio required for changes of use (currently 1:1 or even 2:1 in the central arrondissements), and the intensity of checks by the City's departments. But no legislative U-turn is on the cards: the underlying trend remains towards regulation, not liberalisation.
Our team follows regulatory changes in real time. The owners we support are informed of any change affecting their strategy.
Summary table of obligations
| Situation | Night limit | Change of use | Registration no. |
|---|---|---|---|
| Main residence | 90 nights/year | No | Yes |
| Second home (short term) | None | Yes (permanent) | Yes |
| Mobility lease (1–10 months) | Not applicable | No | No |
| Civil lease (medium/long term) | Not applicable | No | No |
Alternatives to traditional short-term rental
Faced with increasingly complex short-term rules, many Paris owners are turning to more flexible and often more profitable alternatives:
1. Medium-term rental (civil lease or mobility lease)
The civil lease and the mobility lease allow stays of 1 to 10 months (mobility lease) or up to several years (civil lease) without a change of use and without a night limit. Under a civil lease, the rent is set freely (outside rent control); under a mobility lease, it remains subject to rent control.
It is today the most sought-after niche among owners: find out more about the civil lease.
2. Long-term furnished rental (LMNP)
Long-term furnished rental offers maximum stability and extremely advantageous LMNP taxation through depreciation. Regular income, no day-to-day management. Discover the LMNP status.
Our Full Concierge advice
Paris regulation demands a strategic decision for every property. For an owner, the question is no longer "Can I do Airbnb?" but "Which strategy maximises my net return within the current legal framework?"
In 2026, our analyses show that for a typical Paris property (one-bedroom, 40–50 m²):
- Main residence + Airbnb 90 nights: profitable, but capped
- Second home + civil lease (medium term): often the best compromise
- Short-term with a permanent change of use: highly profitable but a high entry cost (compensation)
Our team supports more than 110 Paris owners with these decisions. Every property is unique: the optimal strategy depends on its location, its status, your personal tax position and your wealth objectives.
Need personalised support?
Full Concierge manages 150+ apartments in Paris and the inner suburbs. We support you on every regulatory, tax and operational aspect. Free estimate within 24 hours.
