Updated: September 2026
Do you own an apartment in Nice and want to offer it as a short-term rental on Airbnb, Booking.com or another platform?
Before publishing your listing, one concept keeps coming up: change of use.
This authorisation may be required when a property intended as a home is operated as furnished tourist accommodation. In Nice, where short-term rentals are particularly widespread, regulations govern this activity and some rules may vary depending on the property's situation and location.
Here are the key points to know in 2026.
What is a change of use?
A change of use is an administrative procedure related to how a property is used.
When a property intended as a home is turned into furnished tourist accommodation repeatedly offered to short-stay guests who do not live there, a change-of-use authorisation may be required.
This procedure aims in particular to preserve the balance between housing for residents and tourist accommodation.
In Nice, this question should therefore be examined before starting a regular short-term rental activity.
Who is affected by change of use in Nice?
It mainly depends on how the property is used.
You rent out your primary residence: if the property really is your primary residence and you rent it out occasionally while you are away, the regime is different from the one applying to a property dedicated to tourist rental. Since 1 September 2026, a primary residence can be rented as furnished tourist accommodation in Nice for up to 120 days per calendar year, provided the other applicable obligations are met.
You want to rent out a secondary residence: the situation is different when the property is not your primary residence. Renting a secondary residence to tourists may require prior change-of-use authorisation.
It is therefore important to check the property's administrative status before creating the listing and, above all, before accepting the first bookings.
Why does the property's address matter?
Not all short-term rental projects should be assessed in the same way.
In Nice, local regulations take the location of properties into account, and certain areas are subject to specific rules.
Very touristy areas, or those with a high concentration of furnished tourist accommodation, may in particular be subject to authorisation quotas.
The possibility of obtaining an authorisation therefore does not depend solely on the property: its address and the area it is in may also have an impact.
Which areas of Nice are subject to quotas?
The regulations adopted in 2026 provide for a quota system for certain change-of-use applications.
The areas concerned include in particular:
- Vieux-Nice (Old Town);
- Riquier – Port – Mont-Boron;
- Centre-Ville (city centre);
- several areas in western Nice.
The existence of a quota means that an application does not automatically entitle you to an authorisation.
The number of authorisations that can be granted may be limited in certain areas.
It is therefore strongly recommended to check the latest situation for the neighbourhood with the relevant City of Nice departments before starting a short-term rental project.
How do you apply for a change of use in Nice?
The first step is to determine the property's situation precisely.
The owner should in particular identify:
- whether it is their primary or secondary residence;
- the exact address of the property;
- its current use;
- the regulatory area it falls within;
- any authorisations already attached to the property;
- the provisions of the co-ownership rules.
When a change of use is required, the application must be submitted to the relevant authority following the procedure in force.
It is best to complete this step before starting to operate the property as a tourist rental.
Change of use and registration number: are they the same thing?
No.
This is a common confusion.
The registration number identifies furnished tourist accommodation administratively and may need to appear on listings published on platforms.
Change of use, on the other hand, concerns the authorisation to use a property intended as a home as furnished tourist accommodation in situations where this authorisation is required.
Obtaining a registration number therefore does not necessarily mean that all the other required authorisations have been obtained.
Change of use and change of designated purpose: what is the difference?
These two concepts are also different.
Change of use (changement d'usage) falls under the regulations governing the use of residential premises.
Change of designated purpose (changement de destination) falls under planning law and concerns the legal designation of premises.
Depending on the project, the procedures required may therefore differ.
If in doubt about a property's situation, it is best to consult the relevant authorities or a specialist professional.
Watch out for co-ownership rules
The administrative authorisation is not the only thing to check.
If your apartment is in a co-ownership building, you also need to consult its co-ownership rules.
Some clauses may govern how the apartments are used or which activities are permitted in the building.
An owner wishing to start a short-term rental activity must therefore examine: municipal regulations + the property's administrative status + the co-ownership rules.
Mistakes to avoid before listing your apartment on Airbnb
Some mistakes can make a short-term rental project considerably more complicated.
Among the most common:
- publishing a listing before checking the regulations;
- assuming a registration number is automatically enough;
- not distinguishing between primary and secondary residence;
- ignoring the co-ownership rules;
- buying an apartment purely for Airbnb without first checking whether the project is administratively possible;
- relying on outdated regulations found online;
- not checking whether the area is subject to specific rules.
A few checks before publishing the listing can prevent a lot of difficulties later on.
Thinking of investing in an Airbnb in Nice?
If you are considering buying an apartment to offer as a short-term rental, do not rely solely on its tourist potential.
An apartment close to the Promenade des Anglais, the Port or Vieux-Nice may seem particularly attractive for Airbnb, but its income potential should not be assessed independently of its regulatory situation.
Before investing, it is worth analysing:
- the regulations applicable to the address;
- the co-ownership rules;
- tourist demand in the neighbourhood;
- the guest capacity;
- the property's amenities;
- seasonality;
- average prices charged;
- charges and management costs.
This approach gives a much more realistic view of the project.
B&C Conciergerie supports your short-term rental project
At B&C Conciergerie, we support owners in preparing and operating their short-term rentals in Nice and on the French Riviera.
Once your rental project complies with the rules applicable to your property, we can take care of:
- preparing the property;
- creating and optimising the listing;
- professional photographs;
- pricing strategy;
- booking management;
- guest communication;
- cleaning and linen;
- check-ins and check-outs;
- maintenance;
- day-to-day property follow-up.
Do you own an apartment in Nice?
Would you like to know your property's short-term rental potential? B&C Conciergerie offers a personalised estimate of your property and supports you in setting up its short-term rental management.
Contact B&C Conciergerie to discuss your project and get your estimate. The information in this article is provided for information purposes and does not constitute legal, tax or administrative advice. As regulations on furnished tourist accommodation may change and some rules depend on the property's address and situation, the applicable provisions should be checked with the City of Nice and the relevant authorities before renting out.
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