Loi Le Meur: what changes for short-term rentals and conciergeries in France

In short

• Law no. 2024-1039 of 19 November 2024, known as the loi Le Meur, has mostly applied since 21 November 2024, with further stages up to 2034.
• Every furnished tourist rental will have to be declared on a national online service, announced for the fourth quarter of 2026. The number it gives must appear on every listing.
• A main home can be rented for at most 120 days a year; the commune can lower that cap to 90 days.
• Since 2025 income, the micro-BIC for an unrated rental stops at €15,000 of receipts, with a 30% allowance.
• From 1 January 2034, a tourist rental that is not the host's main home will need an energy rating (DPE) of A to D in mainland France.
• A conciergerie is an intermediary under the Tourism Code: it collects and publishes the number, and stops renting a main home past the cap.

The national registration number

Anyone who offers a furnished tourist rental (meublé de tourisme) must first declare it on a national online service (article L. 324-1-1 of the Tourism Code). The declaration states whether the unit is the host's main home, which the host must then prove. A complete declaration gives a number, and the commune receives the file.

The number must appear on every listing, including on the platforms. Every listing also carries the words "annonce professionnelle" or "annonce d'un particulier" (professional or private listing), a rule older than the loi Le Meur (article D. 324-1-3).

Where the online service stands on 4 November 2026

Légifrance shows these articles in force since 20 May 2026, but the national service is not open yet. Service-Public announces its launch for the fourth quarter of 2026: registration will then be mandatory in every commune and will no longer go through the mairie. Hosts who already hold a number from their commune will have "several months" to renew it on the national service; after that, the old numbers will become invalid.

Until then, Service-Public's pages F2043 and F33175, checked on 21 May 2026, still point to the mairie: a simple declaration on cerfa no. 14004, or the commune's own online service where it issues registration numbers.

The decree that will set the information and documents required for the national declaration has not been published as of 4 November 2026. The ministry's practical guide (September 2025) announces supporting documents, and no number while a required item is missing.

Main home: 120 days, or as few as 90 depending on the commune

A main home (résidence principale) cannot be rented as a furnished tourist rental for more than 120 days per calendar year, except for work obligations, health reasons or force majeure. Since 1 January 2025, the commune can lower that cap by a reasoned council decision, but not below 90 days (L. 324-1-1 IV). First limited to communes that ran their own registration, this power has been open to every commune since 20 May 2026.

• The commune picks any value from 90 to 119 days, always per calendar year.
• Paris has limited renting a main home to 90 days a year since 1 January 2025.
• The commune can ask the host for the number of days rented, up to 31 December of the following year.
• A separate rule: the same guest cannot rent the main home for more than 90 consecutive days.

Energy rating (DPE): what is required, and when

• New change-of-use authorisations: since 21 November 2024, they require a DPE rated A to E, then A to D from 1 January 2034, in mainland France and in communes that apply change-of-use rules (article 3 of the law).
• Existing rentals that are not a main home: from 1 January 2034, they will have to meet the "decent housing" energy level, which means A to D in mainland France and A to E in Guadeloupe, Martinique, French Guiana, La Réunion and Mayotte. The mayor can ask for the DPE, which must be sent within 2 months.
• Penalties: a daily penalty of €100 if the DPE is not sent, and an administrative fine of up to €5,000 per unit if it does not meet the required level.
• A main home rented occasionally is not covered by the 2034 requirement.

Micro-BIC: the new ceilings

Since income received in 2025, declared in spring 2026, the micro-BIC regime for tourist rentals is less generous (article 7 of the law, impots.gouv.fr).

The 2026 amounts, declared in 2027, come from the 2026 finance law (Service-Public F32744). Above the ceiling, the régime réel (actual income and expenses) applies; Service-Public says you can stay in micro-BIC for one more year after a first overrun.

The new powers of mayors

These tools apply only where the commune adopts them.

• Change of use anywhere: since November 2024, any commune can adopt the change-of-use procedure by council decision, not only in high-pressure housing areas (zones tendues) (article 5 of the law).
• Quotas: in defined zones, the council can cap the number of temporary authorisations, each lasting under 5 years, and refuse new requests once the quota is reached.
• Main homes only: the local plan (PLU) can reserve new housing in some zones for main homes, in communes subject to the tax on vacant housing or where second homes exceed 20% of housing.
• Offices and shops: communes that apply change-of-use rules can require an authorisation to rent premises not intended for housing as tourist rentals.
• Suspension: the mayor can suspend a number and have the listing removed if the unit is under a safety or insalubrity order.

Fines

Maximum amounts in the Tourism Code, in force since 20 May 2026:

• no declaration: €10,000, an administrative fine imposed by the commune;
• false declaration or fake number: €20,000;
• exceeding the day cap, or not sending the day count: €15,000;
• renting premises not intended for housing without authorisation: €25,000;
• ignoring a suspension or removal order: €50,000 per unit.

Civil fines are imposed by the president of the tribunal judiciaire at the commune's request. The ministry's guide gives €25,000 for exceeding the day cap; the Tourism Code, which is the binding text, says €15,000. A change of use without authorisation carries a civil fine of up to €100,000 per unit, up from €50,000 before November 2024.

Co-ownership: what the building can decide

• New building rules: since 21 November 2024, any new règlement de copropriété must state whether tourist rentals are allowed or banned.
• Existing buildings: the general meeting can ban tourist rentals by the double majority of article 26, meaning a majority of co-owners holding at least two thirds of the votes. This is possible only if the rules already ban commercial activity in units not intended for it. The ban does not cover a main home rented within the day cap.
• Telling the syndic: a host who gets a registration number gives it to the syndic (the building's managing agent), who reports it at the next general meeting.

What it means for a conciergerie

A conciergerie that manages other owners' listings is an intermediary under article L. 324-2-1 of the Tourism Code; the DGE, the government directorate in charge, names "les conciergeries de meublés de tourisme" explicitly. Since 20 May 2026:

• Before publishing a listing, it informs the owner of their obligations and gets a sworn statement from them that says whether the unit is their main home and gives its declaration number. It publishes that number on every listing. Civil fine: up to €12,500 per unit.
• For a main home, it stops offering it once the cap is reached, 120 days or the commune's lower cap. Civil fine: up to €50,000 per unit or per listing. The cap counts nights from every platform, so it helps to see all of a listing's bookings in one place, for example in one calendar per listing.
• Data for communes: intermediaries send the DGE, for communes that ask, the number, the listing links, the address and the days rented (API meublés). For a small conciergerie that runs no platform, the details are still to be confirmed with the DGE.

Two other laws matter:

• Illegal change of use: since 21 November 2024, anyone who assists an unauthorised change of use, including by providing services, paid or unpaid, risks a civil fine of up to €100,000 per unit (article L. 651-2-1 of the Construction and Housing Code). As far as we know, no court decision has yet settled the case of a provider that only does cleaning.
• Loi Hoguet: the loi Le Meur did not change it. It covers anyone who habitually assists, even as a side activity, with seasonal rentals or managing someone else's property (article 1 of law no. 70-9). Doing so without a professional card is punishable by 6 months' imprisonment and a €7,500 fine (article 14). The card is issued by the CCI, the chamber of commerce. For a conciergerie limited to services (cleaning, keys, check-in), the question is still debated and we found no official position: have your own case checked.

Finally, a conciergerie that receives the rent may have to collect the tourist tax itself: see our guide to the taxe de séjour.

This guide summarises the texts in force on 4 November 2026. It does not replace legal or tax advice; check with your mairie for local rules.