How to bypass the Airbnb 90-day limit in Paris in 2025?

Since January 1st, 2025, the 90-day maximum rule for renting out one's primary residence on Airbnb in Paris is strictly enforced. Any exceeding of this limit exposes the owner to penalties of up to a €15,000 fine, or even €100,000 in the event of a serious violation (undeclared secondary residence or illegal change of use).

In a context of high rental market pressure in Paris, the city has strengthened inspections to limit the conversion of housing into tourist accommodations. However, there are legal solutions to rent for more than 90 days — provided that a very specific framework is respected.

Understanding the 90-day rule in Paris

Primary residence: a strict ceiling

A property is considered a primary residence if you occupy it for at least 8 months a year.

Since 2025, you cannot rent it out for more than 90 days per year as a tourist rental (compared to 120 previously).

Platforms automatically block the calendar once this threshold is reached.

Secondary residence: a different regime

If the property is not your primary residence, it is legally considered a secondary residence.

In this case:

• Renting can exceed 90 days

• But an authorization for change of use is mandatory

• A declaration to city hall and a registration number are required

Without authorization, the fine can reach €100,000.

Exemptions to exceed 90 days

Certain exceptional situations legally allow exceeding the ceiling.

1. Prolonged business travel

An owner forced to leave Paris for a long-term mission can rent out their primary residence beyond 90 days.

Supporting documents must be extremely precise (contract, mission order, proof of travel).

2. Health reasons

A recent decision by the Paris Judicial Court expanded this exception.

It may concern:

• The owner themselves

• A relative requiring permanent assistance

Every night rented beyond the threshold must be justified.

3. Force majeure

An exceptional and unforeseeable situation preventing the occupation of the home (disaster, urgent work...).

These exemptions remain rare and are examined on a case-by-case basis.

Sustainable solutions to rent more than 90 days

If you wish to operate a property as a tourist rental without an annual limit, two main options exist.

Obtaining a change of use

This procedure allows legally converting a home into a furnished tourist accommodation.

It involves:

• An authorization from city hall

• Compensation (conversion of commercial premises into housing)

• An often high cost

This is the only long-term solution to rent out legally all year round.

Converting the property into a declared secondary residence

If you no longer reside there for 8 months of the year, the housing can be reclassified as a secondary residence.

But beware:

• Different taxation

• Administrative authorization still required for tourist rentals

  
  

New obligations in 2025

Since the Le Meur law:

• A minimum DPE (energy performance rating) of E is mandatory to rent

• Registration number displayed on every listing

• Strengthened controls by platforms

• Fines doubled in case of violation

Control tools are now automated.

What must absolutely be avoided

Certain practices are heavily penalized:

• Renting without a registration number

• Multiplying accounts to bypass the 90 days

• Exceeding the ceiling without justification

• Using a fake primary residence status

Platforms now transmit their data to city hall.

Should you continue to do Airbnb in Paris?

Profitability remains attractive in certain neighborhoods, particularly during periods of high tourist demand.

But regulations have become complex and risky for an unassisted individual.

For many owners, an alternative strategy may be more relevant:

• Medium-term furnished rental (3 to 10 months)

• Mobility lease (Bail mobilité)

• Tax-optimized long-term furnished rental management

These solutions offer:
- Stable profitability
- Fewer regulatory constraints
- Less risk of fines
- Safer management

Need strategic guidance?

Do you want to exceed the 90 days or secure your rental investment in Paris?

Our team supports you to:

• Analyze your situation

• Study the feasibility of a change of use

• Optimize your rental strategy

• Secure your income in full compliance with regulations

Contact us for a personalized study of your property and discover the most profitable and compliant strategy for your Parisian apartment.