Rental day quota in 2025: understanding the local rules to follow

The year 2025 marked a turning point in the history of tourist real estate in France, redefining the contours of a market that had previously been booming. With the implementation of the law of November 19, 2024, the rental landscape has become considerably more challenging for owners of furnished tourist accommodations. This structural reform goes beyond simple tax adjustments; it introduces a complete overhaul of landlords’ rights and responsibilities, placing local regulations and energy efficiency at the heart of the debate. From now on, renting out one’s property for short stays requires a thorough understanding of a complex legal framework, where each municipality has powerful tools to control, or even restrict, the supply available within its territory. It’s no longer simply a matter of posting an ad on a platform, but of navigating precisely between quotas, mandatory assessments, and administrative authorizations.

• In Brief 🗓️ New Quotas: The 120-day limit is no longer the sole standard; Some municipalities are lowering this threshold to 90 days for primary residences.
• ⚡ Mandatory Energy Performance Certificate (EPC): The ban on renting energy-inefficient properties (rated F and G) now strictly applies to tourist rentals.
• 🏛️ Powers of local authorities: Local authorities have enhanced tools to define exclusion zones or demand compensation.
• 💰 Revised taxation: The tax relief thresholds have changed, pushing many landlords towards the actual expense method.
• 📝 Increased controls: The unique registration number facilitates data matching and the automatic application of fines.

The new legislative framework for rentals in 2025

There are a few things you should know about recent legislative developments. The year 2025 will be remembered as the year of massive regulation of the short-term rental sector. The law adopted at the end of 2024 didn’t appear out of thin air; it responds to a growing housing crisis in high-demand areas and a desire to rebalance the long-term rental market in the face of the often higher profitability of short-term rentals. This foundational legislation has given local authorities an unprecedented legal toolkit to manage the tourism offerings within their jurisdictions. It’s important to note that the primary objective is not to prohibit tourist rentals, but to limit them to levels deemed acceptable for local life. Previously, national regulations established fairly broad frameworks, often poorly suited to the specific characteristics of a coastal village or a regional metropolis. Now, the concept of “rental in 2025” is multifaceted, with regulatory variations that can differ from one street to the next. The legislature has thus transferred regulatory responsibility from the state to local authorities, creating a patchwork of rules that must be thoroughly deciphered before proceeding.

This underscores the importance of vigilance. The uniformity that once prevailed across booking platforms has given way to strict local requirements. To fully understand the implications of these changes for your assets, it is essential to consult the owners’ obligations in 2025This tightening of regulations is also accompanied by a commitment to total transparency: platforms are now required to share more data with tax and local authorities, making audits almost automatic. On average, cities that have implemented these new guidelines have seen a stabilization, or even a decrease, in the number of furnished tourist rentals, to the benefit, it is hoped, of the residential rental market.

Understanding and respecting the rental quota

The concept of the rental quota is a central concern for landlords this year. Historically, the limit of 120 days per year for renting out a primary residence was the golden rule in large urban areas. However, the new regulatory framework allows municipalities to reduce this number. This represents a major departure from the principle of freedom to enjoy one’s property, justified by the public interest and the preservation of access to housing for permanent residents. Do your research, as your municipality may have already implemented this clause. From May 20, 2026, the deadline for the widespread implementation of certain measures, all municipalities will potentially be able to lower this limit to 90 days. For now, this is a discretionary power left to local elected officials, but it is increasingly being used in saturated tourist areas. This automatic reduction in the number of permitted overnight stays directly impacts the profitability of real estate projects based on high occupancy rates. It is crucial to differentiate between a primary residence and a secondary residence. For the former, exceeding the quota (whether 120 or 90 days) requires switching to the change-of-use regulations, a process that is often complex and costly. For secondary residences, the concept of quotas is applied differently, often through marketing limits or compensation obligations from the first day of rental. To better understand the maximum rental period, it is recommended to analyze the specific regulations of your geographical area. Failure to comply with these quotas exposes you to immediate penalties, as the counters are directly managed by the intermediary platforms, which block bookings once the threshold is reached.

Local regulations: the strengthened power of municipalities While the law sets the framework, it is the local rules that dictate the reality on the ground. By 2025, more than 45 cities had already seized the opportunity to tighten their regulations. This phenomenon is no longer limited to Paris or Nice, but is spreading to medium-sized cities, seaside resorts, and even some rural areas under tourist pressure. Mayors now have a full range of tools at their disposal: setting quotas by neighborhood, imposing outright bans in certain areas, or implementing temporary rental permits.The compensation system, once the preserve of major metropolitan areas, is becoming increasingly widespread. The principle is simple but restrictive: for every square meter of housing converted into tourist accommodation, the owner must “create” an equivalent area of ​​conventional housing in the same neighborhood. Is it worth it? For institutional investors or multiple property owners, it’s a calculation worth making, but for individuals, this barrier is often insurmountable. For example, the Airbnb regulations in Paris often serve as a model for other major cities seeking to regulate their city centers.

Furthermore, municipalities can now require a specific rental permit, subject to periodic renewal. This temporary permit allows elected officials to adjust the number of licenses according to the evolution of the local housing market. It is therefore essential to contact your local planning department before undertaking any project. Never assume that the previous year’s rules are still in effect; The responsiveness of municipal councils to the housing shortage has become very strong. Ignoring these local decrees risks exposing oneself to serious administrative disputes.

Energy Performance and Rental Bans Energy considerations are making a significant impact on rental management. The Energy Performance Certificate (EPC) is no longer simply an informational document attached to the lease; it has become a true rental permit. Real estate rental legislation

now fully integrates climate issues. Since January 2025, the ban on renting properties rated G has been in effect, and those rated F are in immediate danger. This measure, initially intended for standard leases, is being extended to furnished tourist accommodations, effectively banning energy-inefficient properties from booking platforms. In practical terms, if you rent out your property for more than 120 days a year, an Energy Performance Certificate (EPC) becomes mandatory and legally binding. This means that a tenant can take legal action against you if the actual thermal comfort does not match the displayed energy rating. Furthermore, online platforms are required to remove listings that do not have a valid EPC or that display a prohibited energy class. This is a game-changer for older properties, often prized for their charm (exposed beams and stonework) but frequently poorly insulated.

It is therefore crucial to plan ahead for energy renovation work. For many owners, it’s a race against time to insulate, replace heating systems, and improve ventilation. While these renovations represent a cost, they increase the property’s value in the long term. To learn more about the nuances of this requirement, consult the details of the 2025 regulations for furnished tourist accommodations.

Failing to comply with these environmental requirements risks having your property removed from the legal rental market altogether.

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* Data based on draft finance laws and regulations in effect for 2025.Always check local regulations (PLU) with your town hall.