A Regulatory Framework That Keeps Tightening
Short-term letting in France, and on the French Riviera in particular, has been subject to increasing regulation since 2018. The ELAN law, followed by the Le Meur bill adopted at the end of 2024, has considerably strengthened owners' obligations and local authorities' enforcement powers. For foreign property owners in Antibes, Cannes, Nice or surrounding towns, understanding these rules is essential to avoiding financial penalties of up to 50,000 EUR.
Mandatory Town Hall Registration
Since 1 January 2024, all municipalities in the Alpes-Maritimes department require prior registration with the town hall for any furnished tourist accommodation. The process is now carried out via a national digital platform established by the decree of 2 December 2024. The owner receives a 13-character registration number that must appear on every listing.
In Cannes, registration has been mandatory since 2019, and the city was a pioneer in enforcement. Cannes town hall has a dedicated unit that systematically checks online listings. In Nice, registration has been compulsory since 2020, with a specific number issued by the Urban Planning Department. In Antibes, the procedure has been in place since 2021 with enhanced controls since mid-2024.
Failure to register exposes the owner to a fine of up to 10,000 EUR. Publishing a listing without a registration number is punishable by a 12,500 EUR fine for the owner and 12,500 EUR for the platform.
The 120-Day Rule for Primary Residences
If your property is your primary residence (you live there at least 8 months per year), you may let it as furnished tourist accommodation for a maximum of 120 nights per year. Beyond that, the platform must automatically block bookings. This rule applies in all Alpes-Maritimes municipalities that have implemented the system.
Important: if your French Riviera property is a second home, this limit does not apply. However, specific restrictions may exist depending on the municipality. In Nice, for example, changing the use of a residential property to furnished tourist accommodation requires authorisation with compensation : an obligation to convert commercial premises into housing in return.
Tourist Tax
Anyone hosting tourists for a fee must collect the tourist tax and remit it to the municipality. Platforms such as Airbnb and Booking.com have collected the tax automatically since 2019, but the owner remains responsible for the declaration.
Rates vary by municipality and property classification. In Cannes, the tourist tax for unclassified furnished accommodation is 5% of the nightly rate, capped at 4.00 EUR per person per night. In Nice, it is set at 5% with a cap of 3.22 EUR per person per night. In Antibes, the rate is also 5% with a cap of 4.00 EUR. These rates change annually: check current schedules on the relevant inter-municipal authority's website.
Mandatory Energy Performance Certificate (DPE)
Under the Le Meur law, furnished tourist accommodations must have an Energy Performance Certificate (DPE). Properties rated F or G (so-called "thermal sieves") will be progressively banned from short-term letting. The timeline is as follows: G-rated properties will be banned from 2025, F-rated properties from 2028. For owners of older properties in old town Antibes, the Suquet district of Cannes, or Vieux-Nice, energy compliance upgrades can represent a significant investment, but they are unavoidable.
Tax Obligations
Income from furnished seasonal letting is taxable. In France, two tax regimes apply depending on annual revenue.
The micro-BIC regime applies automatically if revenue does not exceed 77,700 EUR per year for unclassified furnished accommodation, with a flat-rate deduction of 50%. For classified properties, the threshold is 188,700 EUR with a 71% deduction. The 2025 Finance Act reduced the deduction for unclassified furnished accommodation to 30% for revenue exceeding 15,000 EUR.
Above these thresholds, the actual expense regime applies, with declaration of real costs (loan interest, renovation works, depreciation, concierge fees). For foreign owners, taxation is subject to bilateral conventions between France and their country of residence. We recommend consulting an accountant specialising in French Riviera property taxation.
Strengthened Penalties
The Le Meur law has significantly increased penalties. Letting without registration: up to 10,000 EUR fine. Listing without registration number: 12,500 EUR for the owner, 12,500 EUR for the platform. False primary residence declaration: 20,000 EUR. Exceeding 120 days without authorisation: 15,000 EUR. Unauthorised change of use (second homes in affected cities): 50,000 EUR plus a daily penalty of up to 1,000 EUR per square metre.
Cannes and Nice have recruited sworn officers specifically to track violations. Enforcement actions have multiplied since late 2024.
How a Concierge Service Protects You
Given this complexity, a professional concierge service is your strongest safeguard. At Riviera Luxe Concierge, we handle all regulatory procedures on your behalf. We manage town hall registration and registration number monitoring, tourist tax collection and declaration, automatic tracking of the 120-day limit, DPE compliance verification, and ongoing regulatory monitoring to anticipate changes.
Our team tracks regulatory developments in real time across every Alpes-Maritimes municipality and adapts your property's management accordingly. An owner based in London, Stockholm or Brussels need not worry about these French administrative complexities : we take care of everything.
Conclusion
Airbnb regulation on the French Riviera is stricter than ever, and it will continue to tighten. Alpes-Maritimes municipalities now have powerful enforcement tools and do not hesitate to impose penalties. For foreign property owners, non-compliance represents a major financial and legal risk. Work with professionals who understand the local framework.
