Short-Term Rental Regulations in Paris

Paris is one of the world's most visited cities and one of the largest short-term rental markets globally. The city's approach to STR regulation has been shaped by the tension between its enormous tourism economy and the pressure on its housing market. Paris has implemented a multi-layered regulatory system that combines registration requirements, night caps, and active enforcement.

Current Regulatory Framework

France's national framework for short-term rentals is established by the ALUR law (2014) and the ELAN law (2018), which give municipalities the power to regulate tourist rentals. Paris has used these powers extensively. The city requires all short-term rental hosts to register their properties and obtain a registration number, which must be displayed on all listings.

For primary residences (the host's main home), rentals are permitted for up to 120 nights per calendar year. Beyond that limit, the property counts as converted to commercial use, which is not permitted without a specific authorization involving a "compensation" mechanism that requires the host to convert an equivalent amount of commercial space to residential use, a requirement that is prohibitively expensive for most individuals.

For secondary residences (properties that are not the owner's primary home), short-term rental operation requires a change-of-use authorization from the city. In central Paris, this authorization is extremely difficult to obtain due to the compensation requirement, effectively making it illegal to operate most secondary residences as full-time short-term rentals.

Key Requirements

• All short-term rental properties must be registered with the city and display a 13-digit registration number on all listings
• Primary residence rentals are capped at 120 nights per calendar year
• Secondary residences require a change-of-use authorization, which involves a compensation mechanism
• Booking platforms must enforce the 120-night limit for registered primary residences and to remove listings without valid registration numbers
• Hosts must collect and remit the taxe de sejour (tourist tax) to the city
• Co-ownership rules (reglement de copropriete) may impose additional restrictions on short-term rental activity

Enforcement

Paris has been one of the most active enforcers of short-term rental regulations in Europe. The city has sued major booking platforms for hosting unregistered listings and has won major court judgments resulting in multi-million-euro fines. The city employs a team of inspectors who investigate listings, conduct field visits, and verify compliance with registration and night-cap requirements.

The 120-night limit is enforced through data sharing with platforms and through the registration system. The city has also invested in technology tools to monitor listings and cross-reference them with registration data. Fines for violations can reach EUR 50,000 per listing for unregistered properties and EUR 10,000 per listing for platforms, and the city has pursued thousands of enforcement actions.

Despite these efforts, the scale of the Paris market means that enforcement is an ongoing challenge. Unlicensed listings continue to appear, and some hosts find ways to circumvent night-cap limits. However, the overall trajectory has been toward tighter compliance.

What This Means for Long-Term Renters

Paris's regulatory approach offers meaningful protections for the long-term rental market. The 120-night cap on primary residences limits the extent to which homes can be diverted to tourist use, while the strict rules on secondary residences aim to prevent investment properties from being operated as full-time tourist apartments.

For long-term renters, the practical impact depends on the arrondissement and the specific building. Central arrondissements like the 1st through 6th, as well as popular tourist areas in the 10th, 11th, and 18th, tend to have higher concentrations of STR activity. Outer arrondissements generally have lower STR density and a more residential character.

The co-ownership rules (reglement de copropriete) of individual buildings can also provide protection. Many Parisian apartment buildings have rules that restrict commercial activity or short-term rentals, and these rules can be enforced through the co-ownership association (syndic). Renters should inquire about the building's rules and the extent of STR activity before signing a lease.

How BnBDetector Helps

Paris has registration numbers, night caps, and EUR 50,000 fines. But with over 60,000 listings at peak, enforcement cannot cover everything. BnBDetector shows you the actual STR activity in your target arrondissement and building, revealing the gap between the rules and reality.

Disclaimer

This information is provided for general informational purposes only and should not be considered legal advice. Regulations change frequently. Always verify current rules with local authorities before making housing decisions.