Updated: September 2026
Short-term rental regulations in Nice keep evolving. Since 1 September 2026, an important change affects owners who rent out their primary residence on Airbnb or other short-term rental platforms.
After being lowered to 90 days, the annual rental cap for a primary residence in Nice has now been raised to 120 days per calendar year.
Are you an owner in Nice already renting out your home short-term, or thinking about getting started? Here are the key rules to know in 2026.
Primary residence: back to 120 rental days per year
This is one of the main changes in Nice's new regulations.
From 1 September 2026, the maximum number of days a primary residence can be offered as furnished tourist accommodation is set at 120 days per calendar year.
This change therefore replaces the previous 90-day cap.
In practice, if the property is your primary residence, you can now offer it as a tourist rental for up to 120 cumulative days per year, provided you comply with the other applicable obligations.
Primary or secondary residence: mind the difference
The distinction is essential.
For a primary residence: this is the home you usually live in as your main residence. In Nice, renting it as furnished tourist accommodation is now possible for up to 120 days per calendar year.
For a secondary residence: the situation is different. Turning a property that is not your primary residence into furnished tourist accommodation may require a change-of-use authorisation.
The rules may also vary depending on the property's location and the regulatory framework that applies to the area.
Before creating an Airbnb listing for a secondary residence in Nice, it is therefore particularly important to check the property's administrative status.
Change of use remains a key issue
The return to 120 days for primary residences does not mean that all the other rules governing furnished tourist accommodation have disappeared.
In Nice, change of use remains a central question, especially when a property that is not a primary residence is intended for tourist rental.
Before renting out, several points must therefore be checked:
- the status of the property;
- its location;
- any change-of-use obligations;
- the co-ownership (building) rules;
- the applicable registration and declaration procedures.
Declaring and registering the property
Tourist rental regulations are not limited to the number of rental days.
Owners must also check the declaration and registration obligations that apply to their property.
When the property is subject to registration, the number obtained must be displayed on rental listings.
Owners must also meet their obligations regarding the tourist tax and the various declarations related to their activity.
What about owners who were limited to 90 days?
This is precisely one of the important consequences of the change that came into force on 1 September 2026.
The cap for primary residences had previously been lowered to 90 days per calendar year.
Nice's regulations now once again set a cap of 120 days.
For the owners concerned, this represents up to 30 additional potential rental days per calendar year.
These extra days can have a significant impact on a property's pricing strategy and income potential, especially during periods of high tourist demand in Nice.
Why should you closely follow Airbnb regulations in Nice?
Nice is a particularly dynamic market for short-term rentals.
But local rules change regularly.
For an owner, it is therefore not enough to focus only on the nightly rate or the occupancy rate.
Regulatory compliance must also be an integral part of the rental strategy.
How to prepare your property for short-term rental in Nice
Before publishing a listing, it is advisable to check several essential points:
- determine whether the property is a primary or secondary residence;
- check the applicable change-of-use rules;
- complete the necessary registration procedures;
- check the co-ownership rules;
- plan for the tourist tax and reporting obligations;
- prepare the property properly;
- create an attractive, professional listing;
- set up a pricing strategy suited to the Nice market.
This preparation helps avoid many difficulties once the first bookings start coming in.
B&C Conciergerie supports owners in Nice
At B&C Conciergerie, we support owners in managing their short-term rentals in Nice and on the French Riviera.
Our support covers every operational stage of the rental: preparing the property, creating and optimising the listing, professional photography, dynamic pricing, guest communication, cleaning and linen, guest check-in, maintenance and property follow-up.
We also keep a close eye on changes in local regulations so we can adapt property management whenever necessary.
Frequently Asked Questions
How many days can I rent out my primary residence on Airbnb in Nice in 2026?
Since 1 September 2026, the cap is set at 120 days per calendar year for a primary residence.
Does the 90-day limit still exist in Nice?
The previous 90-day cap was replaced by a 120-day cap from 1 September 2026.
Can I rent out a secondary residence on Airbnb in Nice?
It may be possible, but the rules differ from those for a primary residence. A change-of-use authorisation may be required. It is recommended to check the property's exact situation with the relevant authorities before renting it out.
Can the regulations change again?
Yes. Rules on furnished tourist accommodation can change at both national and local level. It is therefore important to check official information regularly.
Would you like to rent out your apartment short-term in Nice?
Do you own an apartment or house in Nice and want to know its short-term rental potential? B&C Conciergerie offers a personalised estimate of your property's rental potential along with a complete management solution. From creating the listing to the guests' departure, we take care of the day-to-day management of your rental so you can rent out your property with greater peace of mind.
Request your free estimate from B&C Conciergerie. The information in this article is provided for information purposes and reflects the regulations known at the date of the update. As rules may change and depend on each property's specific situation, owners are invited to check their situation with the City of Nice and the relevant authorities.
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