Comment to list your property or apartment for short-term rental ?

Summary

Putting your property up for short-term rental is an excellent way to generate additional income while maintaining flexibility. If you’re considering taking the step, here are the essential steps for a successful project.

1. Verify co-ownership rules

Before starting short-term rentals, it is crucial to verify whether the co-ownership regulations permit this activity. Short-term furnished rentals can be restricted or prohibited in certain buildings, especially those with strict co-ownership rules. Here are the key points to consider during this verification:

Co-ownership regulation

The co-ownership regulation is a vital document that sets the rules for collective living within a building. It defines the rights and obligations of co-owners, as well as restrictions related to the use of apartments. If you wish to rent out a property in a co-ownership, it is essential to review this regulation to see if short-term rentals are permitted or prohibited.

In some cases, the regulation may impose specific restrictions on furnished rentals, particularly for reasons of peace and security for other occupants. For example, it may limit the frequency of stays, ban rentals shorter than 30 days, or require prior notice to the syndic before each rental.

Clause of “bourgeois residence”

Some buildings, especially in big cities or historic districts, may be subject to a “bourgeois residence” clause. This clause requires the property to be used as a main residence and may prohibit any professional, commercial, or short-term rental activity. This means that short-term rentals, often associated with tourism or professional use, might be forbidden in these buildings.

In the context of a “bourgeois residence” clause, it is often specified that the accommodation must be used strictly as a residence, excluding furnished rentals for tourism or short stays.

Consultation with the co-owners’ general assembly

Even if the co-ownership regulation does not explicitly mention prohibitions, it can be helpful to consult the syndic or submit the question to the co-owners’ general assembly. Indeed, co-owners could decide to vote on amendments to limit or regulate short-term rentals if they disturb peace or jeopardize safety.

A specific authorization might also be necessary if the current regulation is vague or ambiguous regarding rental use. Before proceeding with rental activities, ensure you have clear approval from the syndic or assembly to avoid potential legal conflicts or disputes with other co-owners.

Legal and financial consequences

Renting out your property in violation of co-ownership rules can lead to significant consequences. Other co-owners or the syndic may demand immediate cessation of the rental activity and, in extreme cases, initiate legal proceedings against you for breach of regulation. Additionally, financial penalties, including fines or compensation for nuisances or non-compliance, can be imposed.

2. Register your property with the town hall

Registering your property with the town hall is a crucial step before offering it for short-term rental. Depending on your municipality, this step may be mandatory or optional, and it allows local authorities to monitor tourist rentals in their territory. The goal is to regulate the housing supply and prevent primary residences from being overused for tourism stays, especially in areas with housing shortages where access to housing is limited.

Reasons to declare your property to the town hall

Declaring your furnished property as a tourist accommodation is necessary to comply with local regulations. It enables authorities to control the number of rental days, implement tourist taxes, and ensure that the rental does not harm the long-term housing market for permanent residents. In some large cities, this declaration is also part of efforts to combat real estate speculation and preserve housing for residents.

Types of declaration depending on location

Depending on the geographical location of your property, the declaration process may vary:

1. Fewer than 200,000 inhabitants:
   • In small cities and communes with fewer than 200,000 residents, procedures can be simpler. You might only need to make a simple declaration to the town hall or, in some cases, no mandatory declaration if your property is your principal residence.

   City	Type of declaration
   Fewer than 200,000 residents	Simple declaration or sometimes no formalities.
   Small rural communities	No specific declaration required.

2. More than 200,000 residents:
   • In large cities or municipalities under pressure from the housing market (high-demand areas), such as Paris, Lyon, or Bordeaux, a prior declaration and sometimes a mandatory registration are required. This declaration results in obtaining an registration number that must be displayed on all your listings (Airbnb, Booking, etc.). This number allows the city to monitor the rental and ensure that the property is not rented for more than the maximum allowed days (usually 120 days per year for primary residences).

   City	Type of declaration
   More than 200,000 residents	Mandatory registration with tracking number.
   High-demand areas	Strict restriction on the number of rental days.

Special cases: Primary residence vs secondary residence

The process can also vary depending on the nature of your property (primary or secondary residence):

• Primary residence: If you rent out your primary residence, where you live at least 8 months per year, the declaration is often simpler. You can rent up to 120 days per year without changing the use of the property, but you must always check local requirements.
• Secondary residence: Renting a secondary residence is more regulated in high-demand areas. Some municipalities require a change of use permit, especially in cities facing a shortage of permanent housing. Additionally, some municipalities impose compensatory measures, such as converting commercial units into housing to compensate for the loss of primary residences.

Be aware of local regulations

In certain large cities or tourist zones, such as Paris, Nice, or Marseille, the regulations can be even more stringent. For example, in Paris, you may need to convert a commercial space into a residence to compensate for short-term rentals of a secondary residence, due to regulations on change of use. Be sure to consult the official city website or contact the relevant department to get the most up-to-date information.

3. Take professional photos

Photos of your property are crucial to draw the attention of future tenants. They form the first impression travelers will have of your accommodation, and poor-quality images can discourage them from booking, even if your property is ideal. Well-taken photos can make the difference between a successful rental and an ignored listing. Here are essential tips for capturing photos that will highlight your property’s best features.

Why are photos important?

On short-term rental platforms such as Airbnb, Booking, or Abritel, photos are often the first element visitors see when browsing listings. High-quality photos not only showcase the attractive features of your property but also help prospective tenants visualize their stay. This creates an emotional connection with visitors, which can significantly increase your chances of booking quickly.

Tips for quality photos

1. Use good lighting

Lighting is one of the most important factors in successful photography. Take your photos during the day when your home is flooded with natural light. Well-lit rooms appear more spacious and welcoming, and natural light gives a more pleasing and realistic tone to your images. Avoid taking photos at night or under poor lighting conditions, as this can make rooms look smaller and less appealing.

Additional tips to optimize lighting:

• Open all windows and curtains to let in maximum natural light.
• If possible, take photos on sunny days to maximize natural lighting.
• Avoid using filters or over-editing images, as this can mislead tenants.

2. Use a quality camera

To obtain sharp, professional-looking photos, it’s essential to use a good quality camera. While modern smartphones often have capable cameras, a DSLR or mirrorless camera generally produces more precise shots and allows you to adjust settings like aperture and ISO for optimal results. A quality camera helps capture details of the property and showcase each room.

Additional tips for effective camera use:

• Use a tripod to stabilize the camera and avoid blur.
• Adjust ISO sensitivity to capture the best light.
• Frame your photos to include the key elements of each room (windows, view, main furniture).

3. Frame each room properly

Framing is crucial to show space in a realistic and appealing way. Good framing captures the full scope of a room and its best features, such as a large comfortable sofa, a stunning view from a window, or unique decorative pieces. Ensure photos include enough detail without exaggerating the size of the space.

Additional framing tips:

• Take photos at eye level for a natural perspective of the space.
• Include an overview of each room, using landscape format photos to capture more details.
• Avoid tight angles or partial photos, which can reduce the sense of space.

4. Showcase important rooms

Certain rooms are especially sought after by tenants, such as the bedroom, living room, kitchen, and bathroom. Make sure to take multiple photos of these key spaces, emphasizing elements that make them functional and attractive. For instance, if your kitchen is modern and fully equipped, include a photo showing all appliances. If your bathroom is recent or offers a nice view, highlight it as a strong point in your listing.

5. Highlight attractive details

Beyond main rooms, emphasize unique details of your property. This can include a beautiful terrace, a cozy fireplace, distinctive decor, or modern amenities. These details are often decisive for tenants looking for a unique or comfortable property.

4. Choose an appropriate platform

Selecting the right rental platform is a crucial step to successfully short-term rent out your property. Each platform has specificities and attracts different types of clientele. Picking the right platform depends on your goals, your type of property, and the clientele you wish to attract (tourists, families, business travelers, etc.). Here is an overview of the main short-term rental platforms and their specific advantages.

Why choose the right platform?

Every rental platform has its own features and attracts a specific audience. Choosing the right platform allows you to reach the targeted audience, optimize your rental rates, and manage your reservations more easily. Some platforms also offer additional features like synchronized calendar tools or insurance for owners.

Main rental platforms

1. Airbnb

Airbnb is one of the most popular platforms worldwide for short-term rentals. Known for its flexibility, it attracts a very diverse clientele, from tourists to business travelers. Airbnb allows hosts to freely set their rental conditions, like check-in and check-out times, and cancellation policies. It also promotes short stays, making it ideal if you want to rent your property for variable durations without long-term commitments.

Key features of Airbnb:

• High flexibility: You can manage availability, set prices according to season, and customize stay conditions.
• Instant booking: Enable instant booking to simplify and speed up reservations.
• Direct interaction: Facilitates communication between hosts and travelers, building trust.

2. Booking

Booking is another well-known platform, especially popular among international travelers. Unlike Airbnb, Booking is more used by tourists looking for more traditional accommodation options, but it has recently expanded into private property rentals. It is particularly popular in Europe and often used by travelers seeking longer stays and reliable services and standards.

Benefits of Booking:

• Large international audience: Booking is very popular among tourists, especially Europeans and Asians, making it an excellent choice if your property is in a tourist destination.
• Greater visibility: As one of the most visited booking sites, it offers your property maximum exposure to a broader clientele.
• Rating system: The review and rating system on Booking builds trust, especially for travelers seeking well-rated and reliable accommodations.

3. Abritel

Abritel (HomeAway) is a platform focused on family rentals and large holiday homes. If your property is suitable for family stays or group vacations, Abritel is an ideal platform. It is especially popular for secondary homes, chalets, or spacious apartments in tourist or seaside destinations.

Advantages of Abritel:

• Family clientele: Abritel mainly attracts families or groups seeking spacious vacation rentals with multiple bedrooms and child-friendly amenities.
• Long stays: The platform is popular for extended vacations, allowing you to rent for several weeks at a time.
• Focus on holiday homes: If your property is a secondary residence, it is an excellent platform to attract clients looking for stays by the sea, in the mountains, or in rural tourist areas.

Choosing the best platform

The choice of platform largely depends on your property type and the audience you wish to reach. Here are some criteria to consider for making the right choice:

1. Type of accommodation: If you have an apartment in the city center, Airbnb or Booking might be more effective. If you own a large vacation home or chalet, Abritel may be better suited.
2. Targeted clientele: For an international audience, Booking is often more relevant. If you target occasional travelers or groups, Airbnb and Abritel can be appropriate.
3. Rental duration: For longer stays, Abritel and Booking are good options. For more flexible short-term rentals, Airbnb is ideal.
4. Reservation management: Some platforms like Booking offer more automation for reservation handling, while others like Airbnb allow more direct interaction with guests.

5. Set a competitive price

Setting a competitive price is a vital step to attract tenants while maximizing your rental income. An appropriately calibrated price keeps your offer attractive compared to others in the market and ensures a good return. Here are the criteria to consider for setting an appropriate and competitive rate.

Why is it important to set the right price?

Your rental price should be competitive enough to attract tenants, yet high enough to cover your management fees, expenses, and provide a return on investment. A price too low may reduce profitability and attract less careful tenants, while a price too high might deter travelers, especially in a highly competitive market.

Criteria for setting the price

1. Location

The location of your property is a key factor in calculating its price. Properties in popular neighborhoods, near tourist attractions, or in lively city centers tend to be more expensive per night. Less central neighborhoods or residential areas farther from the city core generally have more moderate prices but may offer specific advantages like quietness or green spaces, which can appeal to different clients.

Additional tips for evaluating your price based on location:

• Check similar listings in your neighborhood and compare the features offered (amenities, size, number of rooms).
• Adjust the price based on the proximity to public transport, restaurants, shops, or tourist sites.
• If your property is in a quiet but distant neighborhood, highlight specific advantages like free parking or access to green spaces.

2. Season

Seasonality directly impacts short-term rental prices. During high seasons, such as school vacations, local events (festivals, conferences, etc.), or tourist periods (summer, Christmas), you can increase your rates to maximize income. Conversely, during quieter periods, it might be strategic to slightly reduce prices to stay competitive and keep occupancy high.

Tips for adjusting your rates seasonally:

• Anticipate demand peaks by increasing prices during holidays or major local events (end-of-year festivities, festivals, etc.).
• In low season, offer discounts or promotions to attract tenants, especially where competition is strong.
• Use dynamical pricing tools available on some platforms like Airbnb, which automatically adjust prices based on supply and demand.

3. Length of stay

Another factor to consider is length of stay. For longer stays (weeks or even a month), offering discounts can be beneficial. This helps secure bookings over a longer period while reducing management efforts related to multiple arrivals and departures.

Tips for setting prices based on stay duration:

• Offer degressive rates for stays longer than a week or a month.
• Use automatic discounts for long-term stays on rental platforms to fill your calendar more easily.

4. Equipment and services

The equipment and services you offer can also justify price variations. A property with modern amenities, such as high-speed internet, a well-equipped kitchen, private parking, or extras like a jacuzzi, can command higher prices. These features add value for tenants, who are often willing to pay more for increased comfort.

Tips for highlighting your amenities:

• Clearly mention all high-end equipment or specific services in your listing to justify the price.
• If offering unique amenities (pool, sauna, scenic terrace), feel free to set a premium price.

5. Local competition

Another key aspect for setting a competitive price is to monitor local competition. Analyze similar listings in your area and identify price differences among comparable properties. Depending on your strategy, you can choose to set a slightly lower price to attract more tenants or position yourself in a premium segment due to additional services or amenities.

Tips for managing competition:

• Keep an eye on comparable listings in your sector to stay competitive.
• If offering a better quality-price ratio, highlight your advantages in the listing (modern amenities, included services).

Using dynamic pricing tools

Some platforms like Airbnb offer dynamic pricing tools that automatically adjust your prices based on demand, seasonality, and local events. These tools help optimize your revenue while remaining competitive against other listings.

6. Create an appealing listing

An attractive listing is key to capturing potential tenants’ attention and increasing your chances of booking. The more detailed and precise your listing, the more trusting visitors will feel and the more likely they are to reserve. A well-written ad helps tenants visualize their stay and provides a clear view of what to expect. Here are the essential elements for creating an eye-catching and interest-rousing listing.

Why create an attractive listing?

Your listing is often the first interaction tenants have with your property. It must therefore be neat and professional to maximize your occupancy chances. A clear and engaging description, coupled with quality photos, helps tenants understand your property’s value and imagine their stay more easily.

Essential elements of the listing

1. Clear and detailed description

The description of your property must be comprehensive and precise. It should include all important details about the space, such as the number of bedrooms, size, available amenities, and any other useful information that could interest tenants. Be descriptive and don’t hesitate to include specific points about your unique advantages—like a stunning view, private garden, or fully equipped kitchen.

Tips for a good description:

• Use a warm and professional tone, not too formal, to make the listing engaging.
• Be transparent about your property’s features (size, bed count, amenities, etc.).
• Mention highlights such as proximity to transport, tourist attractions, or useful services (restaurants, supermarkets).

Example of a clear description: “Welcome to our modern 70 m² apartment located in the heart of the city center. You’ll enjoy two comfortable bedrooms with quality bedding, a fully equipped kitchen, and a bright living room with a clear view of the park nearby. Perfect for tourists or business trips, our apartment is just a 5-minute walk from the metro and close to the best restaurants and shops.”

2. Highlight the amenities

The amenities you offer can significantly influence the reservation decision. A well-equipped property assures tenants they will have everything they need for a comfortable stay. Be specific about what you provide, such as high-speed Wi-Fi, a washing machine, or modern appliances in the kitchen. Mention also extras that add value, like a terrace, private parking, or a pool.

Tips for showcasing amenities:

• List all included amenities, even the obvious ones (Wi-Fi, TV, equipped kitchen, etc.).
• Don’t forget to include details about extras like air conditioning, heating, or baby equipment (crib, high chair).
• Be precise about available services: coffee machine, Netflix, jacuzzi, etc.

Example of highlighted amenities: “The apartment features high-speed Wi-Fi, air conditioning in all rooms, a modern kitchen with a dishwasher, and a washing machine for added comfort during your stay. You can also enjoy a large private terrace with garden furniture, perfect for outdoor meals.”

3. Create an catchy title

Your listing title should be short and punchy. It must immediately entice clicks and reflect the main advantages of your property. Highlight unique features, such as its location, design, or luxury amenities.

Tips for a good title:

• Be precise and highlight the main features (location, size, view, amenities).
• Use adjectives emphasizing the advantages of your property, such as “modern,” “spacious,” “charming,” “downtown,” etc.

Sample catchy titles:

• “Modern apartment with stunning sea view, close to the city center”
• “Spacious and bright loft in the historic district”
• “Family house with pool and garden, steps from the beach”

4. Attractive and professional photos

Photos are often the decisive factor for tenants choosing your property. High-quality images showing the best features of your property help visitors visualize their stay easily. Every important room should be photographed from its best angle, preferably with natural light. Use a good camera or hire a professional photographer if needed.

Tips for quality photos:

• Take your photos during the day, with good lighting, so rooms look larger and more welcoming.
• Showcase main rooms such as the living room, bedrooms, kitchen, and bathroom from wide angles.
• Don’t forget to include specific details like modern amenities, a terrace, or a spectacular view.

5. Highlight the location advantages

The location of your property is often a decisive factor for tenants. Mention nearby points of interest (public transport, restaurants, tourist attractions) and practical benefits, such as proximity to supermarkets or easy parking. This helps visitors better understand the comfort and convenience your accommodation offers.

Additional tips to enhance the location’s appeal:

• Be specific about distances to points of interest (10-minute walk to the train station, 5 minutes by car to the city center).
• Mention local amenities (bakeries, supermarkets, restaurants).
• Highlight neighborhood highlights (quietness, nightlife, proximity to parks, etc.).

7. Manage reservations effectively

Efficient management of reservations is essential to maximize your property’s occupancy rate while avoiding costly errors, such as double bookings. If you list on several platforms, good calendar synchronization is crucial for preventing booking conflicts. Here are the key tools and strategies for smooth reservation management.

Why is careful reservation management important?

Managing reservations requires organization and responsiveness. Poor management can lead to logistical problems and damage your reputation. Being reactive to booking requests and keeping your calendars up-to-date will increase your chances of receiving positive reviews and building customer loyalty.

Tools and strategies for reservation management

1. Synchronized calendar

If you rent through multiple platforms, such as Airbnb, Booking, and Abritel, it’s vital to synchronize your calendars to prevent double bookings. These platforms typically offer options to sync calendars via iCal links. This automatically updates your property’s availability across all platforms based on confirmed bookings from each.

Tips for effective synchronization:

• Use a channel manager tool to centralize bookings and automatically sync calendars across platforms.
• Regularly verify reliability of the synchronization, especially during high-demand periods to prevent errors.
• Implement an automatic blocking system when a booking is made on a platform to avoid overlaps.

Examples of channel management tools:

• Your Porter: A comprehensive tool to manage multiple platforms with synchronized calendars.
• Hostaway: A channel manager that enables calendar synchronization, automatic messaging, and more.
• Beds24: Another channel manager helping centralize reservations and update calendars automatically.

2. Active notifications

Being responsive to booking requests is crucial to avoid missing opportunities. Platforms like Airbnb and Booking prioritize hosts who respond quickly since it improves the user experience for tenants. By enabling notifications on your phone or email, you stay informed in real-time and can respond promptly to inquiries or booking requests.

Tips for staying responsive:

• Enable push notifications on your smartphone for instant alerts when a reservation request is made.
• Respond to messages and inquiries within 24 hours to maintain a good host rating.
• Use auto-replies or message templates to answer common tenant questions quickly.

3. Use automated management tools

If you manage multiple listings or want to reduce the time spent on reservation management, using automated management tools can be very helpful. These tools centralize reservation handling, synchronize calendars, send automatic messages to tenants, and manage payments and invoicing. Automation greatly simplifies daily rental management, especially if you are absent or handling several properties.

Examples of automated tools:

• Guesty: Property management software that centralizes bookings, manages communication, and synchronizes calendars.
• Lodgify: Allows creating a rental website and centralizing reservations from multiple platforms.
• Tokeet: A property manager with synchronized calendar and automated messaging options.

4. Configure automated messaging

Automated messaging is an excellent way to improve communication with tenants while saving time. For example, you can schedule welcome messages, pre-arrival reminders, or access instructions.

Tips for effective automated messaging:

• Send a welcome message once the reservation is confirmed, including key info (house rules, Wi-Fi code, etc.).
• Schedule reminders before arrival with check-in instructions or directions.
• Send a post-stay message to thank tenants and ask for a review.

5. Use a reservation manager

If you are pressed for time or prefer to delegate, you can hire a reservation manager or concierge service. This professional will handle everything from calendar management to responding to tenants, organizing cleaning, and maintaining the property.

8. Prepare tenant welcome

A warm welcome is key to creating a good first impression and ensuring a positive experience for tenants. The welcome process is one of the first points of direct contact and can influence how they perceive their entire stay. Whether you greet guests in person or choose an autonomous solution like a secured lockbox, organizing this well is essential.

Why is good welcoming important?

A well-prepared welcome sets the foundation for a positive relationship with tenants. It reassures them and builds trust, leading to positive reviews and more bookings in the future. Guests who are welcomed warmly will feel valued and be more likely to take care of your property during their stay.

Options for tenant welcoming

1. In-person welcome

In-person greetings are the most friendly option and allow for immediate trust formation. You can show the property, answer questions, and provide practical neighborhood tips. It’s also an opportunity to explain house rules and demonstrate how some more complex equipment works.

Advantages of in-person greeting:

• Direct interaction: Meet tenants face-to-face, guide them in the property, and make a good first impression.
• Property introduction: Explain how appliances work, go through house rules, and point out key features.
• Responsiveness: Address immediate questions or requests quickly.

Tips for successful in-person greeting:

• Be punctual and friendly, with a warm smile.
• Prepare a small guide with useful info (Wi-Fi, access codes, nearby restaurants, etc.).
• Offer a small welcome gesture, such as bottled water, local treats, or coffee, to make arrival more pleasant.

2. Secure lockbox

If you can’t greet tenants in person, a secured lockbox is a very practical solution. It allows tenants to arrive when it suits them, even late at night, providing a full autonomy. This is especially useful for international tenants or when you are unavailable for every arrival.

Advantages of a lockbox:

• Flexibility: Tenants can arrive at any time without waiting, giving them greater independence.
• Time saving: No need for you to be present at each arrival.
• Security: Modern lockboxes are secure and durable, accessible only to those with the code.

Tips for effective use:

• Install the lockbox in a discreet but accessible location for tenants.
• Send clear instructions on how to use it ahead of time, including how to find the box and use the code.
• Regularly change the access code to maintain security.

3. Digital welcome guide

To complement in-person or autonomous welcoming, providing a digital welcome guide is very helpful. This document or shared file can include all necessary information for an enjoyable stay, such as Wi-Fi code, house rules, and local recommendations. Send it to tenants before their arrival so they have all info at hand.

Advantages of a digital guide:

• Accessible at all times: Tenants can consult the guide anytime, even after checkout.
• Clarity: All instructions are gathered in one document, reducing omissions or misunderstandings.
• Personalization: Include specific recommendations for their stay (local restaurants, transportation, attractions).

Tips for an effective digital guide:

• Use a simple format, like a PDF or a shared document via a link, so tenants can easily access it on their devices.
• Include images and maps to make the information clearer and more appealing.
• Personalize your guide with local tips your tenants will appreciate.

Conclusion

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