Airbnb Regulations in Bordeaux: What You Need to Know

In Summary

Since 2018, the city of Bordeaux has implemented strict regulations to control Airbnb rentals. This measure aims to protect permanent residents and preserve the real estate market. However, these rules have generated many reactions from landlords.

120-Day Limit: A Strong Restriction for Owners

The city of Bordeaux imposes a strict limit of 120 days per year for renting primary residences on platforms like Airbnb. This rule was created out of the need to regulate the short-term rental market so as not to diminish the long-term housing supply for Bordeaux residents. In other words, it’s forbidden for owners to rent out their primary residence for more than 120 days annually unless they obtain a specific permit from the city hall, which is rare and subject to strict conditions.

Why this Limitation?

The implementation of this 120-day limit aims to prevent primary residences from becoming full-time short-term rentals. Without this restriction, some owners might be tempted to transform their main residence into a permanent source of tourist income, thereby depriving the long-term rental market of housing accessible to permanent residents. This could worsen the housing shortage in a city where the market is already tight.
The goal of this restriction is to protect long-term tenants and to maintain balance between hosting visitors and meeting the needs of Bordeaux residents. This measure is part of a broader effort to fight real estate speculation and ensure housing accessibility for all.

Declaration and Registration: An Essential Obligation

In addition to this limit, owners wishing to rent out their primary residence on platforms like Airbnb must necessarily declare their property to the city hall. This process is not only mandatory but also essential to ensure that the city can monitor and control short-term rental activities. The owner must obtain a unique registration number, which must then be displayed on their listing.
This step is crucial for local authorities to supervise compliance with current regulations. Without this declaration, owners risk significant financial penalties, up to €50,000 for non-compliance. This declaration system is therefore a key tool for the city hall to monitor the number of rental days and ensure the 120-day limit is not exceeded.

Why Are Owners Concerned?

This 120-day limit has significant impacts on landlords. On one hand, it forces them to make a strategic choice regarding how to monetize their property. Renting out a primary residence for short periods can be a profitable activity, but it should remain a complementary activity rather than a primary income source. This regulation encourages owners to consider their investment strategy, as exceeding this limit may lead to financial and legal consequences.
Some owners consider this restriction too burdensome, especially those who depend on income from seasonal rentals to cover expenses or mortgage payments. Others see it as a necessary measure to preserve accessible long-term rental housing, especially for families and students seeking long-term settlement in the city.

The Compensation Rule for Secondary Residences

One of the most debated and criticized measures by owners in Bordeaux is the compensation rule. This rule imposes stricter restrictions on owners of secondary residences than on primary residences. Specifically, to rent their secondary residence on Airbnb for more than 120 days per year, owners must obligatorily perform a compensation by purchasing another real estate property.

What is Compensation?

Compensation involves buying a commercial property initially intended for business use and converting it into a residential property. This property then must be listed on the traditional rental market to offset the loss of a long-term residence available to residents, linked to the use of the first property for tourist rentals.

Purpose of the Compensation Rule

The main objective of this rule is to combat the housing shortage accessible to permanent residents. By obliging owners to add an extra housing unit to the traditional rental market, the city hopes to offset the growing scarcity of available housing for Bordeaux residents, while controlling the expansion of short-term rentals.
This measure also aims to reduce real estate speculation by ensuring that each property removed from the traditional market is offset by the addition of another dwelling. It thereby limits the impact of Airbnb rentals on the residential rental market.

Criticisms: A Restrictive and Costly Rule

While this rule appears beneficial for permanent tenants, it is often considered extremely burdensome and costly by owners of secondary residences. Purchasing a commercial property to convert into a dwelling can involve a significant investment, sometimes disproportionate to the income generated from the Airbnb rental of the first property.
For many, this measure is seen as a way to hinder real estate investments in the city. Some owners argue that compensation is a financial burden that discourages them from renting out their second home. Additionally, the geographic criteria requiring the compensation property to be in the same sector can restrict purchase options and make the process even more complex and expensive.

Direct Impact on the Real Estate Market

The obligation to compensate also affects the Bordeaux real estate market by creating a additional demand for commercial spaces to convert into dwellings. This demand can lead to a rise in prices for such properties, making it more difficult for owners to find opportunities to comply with the rule.
Some investors find ways to bypass this rule, such as creating legal entities (companies) that are not subject to this compensation obligation. This has led to a disbalance between small individual owners and large investors, the latter having more flexibility to avoid restrictions.

Sanctions for Non-Compliance

Bordeaux city hall takes the regulations on Airbnb very seriously, and owners who do not comply face significant sanctions. Non-compliance can result in substantial fines, often seen as dissuasive. These sanctions aim to effectively regulate the rental market and limit excesses in short-term rental platforms.

Fines for Exceeding 120 Days

One of the most common violations is exceeding the 120-day limit for renting primary residences. If an owner rents out their property beyond this limit without necessary authorization, they face a fine of up to €50,000. This penalty is considered especially strict to discourage owners from converting their homes into permanent short-term rentals, to the detriment of long-term tenants.

Fines for Unregistered Property

Unregistered property is another serious violation. Before posting an ad on platforms like Airbnb, owners must obtain an registration number from the city hall. This number must then be displayed in the listing, ensuring local authorities can monitor and control the rentals. Failing to do so may incur a fine up to €5,000.
This registration obligation allows Bordeaux authorities to track the exact number of rental days and to ensure compliance with the regulations. It also ensures that tourist taxes are properly collected and remitted to the city, which represent an essential revenue source for local governments.

Legal Procedures and Prosecutions

In addition to fines, owners who violate Airbnb rules in Bordeaux may face legal actions. Inspections are carried out regularly by certified agents, who verify that listings and activities comply with current regulations. If violations are found, the city hall may pursue legal proceedings, with some fines reaching several thousand euros.
Many owners have already been prosecuted for breaching rental rules. In some cases, fines can be very high, up to €8,000 for serious violations or non-compliance. These actions aim to deter owners from violating rules and to highlight the importance of respecting regulations designed to protect the Bordeaux rental market.

Enhanced Controls and Increasing Penalties

Bordeaux has considerably strengthened its controls over the past few years. These inspections are not only conducted online but also directly on-site to verify that rental properties comply with legislation. City agents have the authority to detect violations, write reports, and pursue owners in breach.
Local authorities have clearly declared their intent to protect the residential real estate market, particularly in the city center where housing shortages are a recurring issue. Consequently, financial penalties are not only severe, but also accompanied by legal proceedings for the most serious cases, thereby creating a strong deterrent effect.

Impact on the Bordeaux Real Estate Market

Since the implementation of Airbnb regulations in Bordeaux, the local property market has experienced significant changes. The city hall’s goal was to mitigate the negative impact of short-term rentals on the long-term residential housing stock. By limiting the use of primary and secondary residences for tourist accommodation, Bordeaux hoped to stabilize the rental market for permanent residents.

Reduction of Airbnb Listings and Return of Properties to the Rental Market

According to official statistics from Bordeaux city hall, between 2018 and 2022, over 4,000 properties that were formerly dedicated to seasonal rentals via platforms like Airbnb have re-entered the traditional rental market. This is a significant relief for Bordeaux residents seeking long-term housing, especially in a market where demand exceeds supply.
This decrease in available Airbnb rental properties has allowed the city to <strong) curb real estate speculation, which was partly driven by the quick profits some owners could make by renting to tourists rather than permanent residents.

Stabilizing the Rental Market: A Positive Effect

One of the main positive consequences of this regulation has been the stabilization of rents. Removing some properties from the short-term rental market enabled Bordeaux to curb the excessive rent hikes, especially in central neighborhoods. This measure has helped more Bordeaux residents find long-term housing, thereby improving housing accessibility for families, students, and young professionals.
Indeed, the scarcity of housing in the city center—partly caused by the proliferation of Airbnb listings—had led to rising rents and property prices. By limiting tourist rentals, Bordeaux was able to stem this trend, offering more options to local tenants.

Fewer Opportunities for Tourists

However, this regulation also has negative effects, especially for tourists and property owners. The reduction in available Airbnb properties has decreased the offer of accommodations for tourists visiting Bordeaux, particularly during peak tourist seasons. Many visitors now have to turn to hotels, which can be more expensive or less flexible than short-term rentals.
For the city, this also means a drop in tourist revenue generated by Airbnb stays. Seasonal rentals often offer a flexible and more affordable alternative to hotels, and their decline could slow down tourism growth in Bordeaux in the long run.

A Hindrance for Investors and Landlords

Regarding real estate investors, the regulation has also affected their behavior. By imposing restrictions on rental durations and demanding costly compensations for secondary residences, Bordeaux has made investing in short-term rentals less attractive. Many owners, previously interested in the rapid profitability of tourist rentals, have had to reconsider their strategies.
This has led to disinterest among some investors in properties intended for Airbnb, which could eventually reduce the diversity of available housing options in certain parts of the city. Some owners now prefer to focus on long-term leases, while others choose to sell their properties due to these constraints.

Conclusion: A Difficult Balance to Achieve

Airbnb regulations in Bordeaux aim to maintain the balance between tourism and local residences. While owners often feel penalized by these measures, they are considered necessary to ensure housing access for residents. Adhering to these rules is essential to avoid sanctions and to contribute to a balanced rental market.

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