# AirConcierge comparisons for short-term rental owners

Published by AirConcierge (https://www.airconcierge.io), a directory of concierge services in France. Every figure links to an official or primary source with the date it was checked; legal figures come from Légifrance and are re-checked daily. General information, not legal or tax advice. Last checked: 2026-10-14.

HTML version: https://www.airconcierge.io/en/comparatif

## Airbnb concierge or self-management: which should you choose?

https://www.airconcierge.io/en/comparatif/conciergerie-ou-gestion-en-direct (checked 2026-10-14)

**Should you manage your Airbnb yourself or hire a concierge?** Your obligations are the same either way: declaring the furnished tourist rental, the yearly cap of 120 days for a primary residence, and income tax on the rent. What changes is the time you spend and the concierge’s fee, which is not deductible under micro-BIC. Self-management suits owners who live nearby and have time; a concierge suits owners who live far away or rent most of the year. [1, 2]

| Criterion | Self-management | Concierge service |
|---|---|---|
| Who handles guests and cleaning | You, or the providers you coordinate | The concierge, as set out in the contract |
| Declaring the rental to the city | Mandatory: simple declaration or registration depending on the city. Fine of up to €10,000 if missing. [2, 3] | Still mandatory. The concierge can file it if the contract says so, but the fine targets anyone who fails the obligation: check the registration number yourself. [3] |
| Cap for a primary residence | Up to 120 days a year; the city can lower it to 90 days [2] | Same: the cap applies to the person renting out their primary residence, whoever manages it |
| Airbnb service fee | Split fee (3% for most hosts) or single fee (15.5% for most hosts). Airbnb is moving all home hosts to the single fee. [4] | Single fee (15.5% for most hosts), mandatory in particular for hosts using property management software: ask which structure applies. [4] |
| Tourist tax | Collected and remitted by Airbnb for bookings made on Airbnb [5] | Same for Airbnb bookings; for other channels, ask who collects it [5] |
| Income tax on the rent (micro-BIC) | 30% allowance up to €15,000 of takings (unclassified), 50% up to €83,600 (classified) [6] | Same rules. The commission is not deductible under micro-BIC; it is under the real regime. [1] |
| Cost | Your time, plus the providers you pay (cleaning, linen) | A commission on revenue or a flat fee, set in the contract |
| Control | Full: prices, calendar, guest selection | Shared: the contract sets what the concierge decides alone |

### Choose: Self-management

- You live near the property or can organise check-ins and cleaning
- You rent out your primary residence a few weeks a year, within the yearly cap of 120 days [2]
- You want to keep control of prices and guest selection
- Bookings are too few to justify a commission

### Choose: Concierge service

- You live far from the property
- You rent a secondary home or an investment property most of the year
- You have no time to answer guests or organise cleaning between stays
- You manage several properties

### FAQ

- **Do you need a concierge to rent on Airbnb?** No. The steps listed by Service Public (declaring the rental to the city, registering with the Sirène directory, declaring the income) can be done by the owner. A concierge is an organisational choice, not a requirement. [3]
- **Are concierge fees tax-deductible?** Under micro-BIC the allowance is a flat rate and expenses cannot be deducted, so the concierge’s fee does not lower your tax. Under the real regime, expenses actually incurred for the rental activity and backed by receipts are deductible. [1]
- **Does using a concierge change Airbnb’s fees?** It can change the structure: the single fee (15.5% of the payout for most hosts) is mandatory in particular for hosts using property management software, while the split fee leaves most hosts paying 3%. Airbnb is moving all home hosts to the single fee. [4]
- **Who collects the tourist tax if I manage alone?** For bookings made on Airbnb, Airbnb collects and remits the tourist tax on behalf of hosts, professional or not: you have nothing to do. For bookings taken elsewhere, check with your city. [5]

### Sources

1. [Income tax on furnished rentals (2026 income) (French government site, in French)](https://www.service-public.gouv.fr/particuliers/vosdroits/F32744), Service Public (DILA). Checked 2026-10-14 (page verified by the publisher on 2026-04-15).
2. [L324-1-1 (Code du tourisme), Légifrance](https://www.legifrance.gouv.fr/codes/article_lc/LEGIARTI000050623378), Légifrance. Checked 2026-09-27.
3. [Renting out a secondary residence as a furnished tourist rental (French government site, in French)](https://www.service-public.gouv.fr/particuliers/vosdroits/F2043), Service Public (DILA). Checked 2026-10-14 (page verified by the publisher on 2026-05-21).
4. [Airbnb service fees (Airbnb Help Center)](https://www.airbnb.com/help/article/1857), Airbnb. Checked 2026-10-14.
5. [Tourist tax collection and remittance by Airbnb in France](https://www.airbnb.com/help/article/2284), Airbnb. Checked 2026-10-14.
6. [50-0 (Code général des impôts), Légifrance](https://www.legifrance.gouv.fr/codes/article_lc/LEGIARTI000054373853), Légifrance. Checked 2026-09-27.

## Concierge service or Airbnb co-host: what is the difference?

https://www.airconcierge.io/en/comparatif/conciergerie-ou-co-hote-airbnb (checked 2026-10-14)

**Should you take an Airbnb co-host or a concierge service?** A co-host is a person you add to your Airbnb listing with the permissions you choose; in France you can find one on the Co-Host Network, which only admits well-rated hosts. A concierge is a company that manages the property under a contract and can work beyond Airbnb. Either way you remain responsible for your co-hosts on Airbnb, and anyone who lets or manages property for others falls under the rules for real estate professionals. [1, 2, 3]

| Criterion | Airbnb co-host | Concierge service |
|---|---|---|
| What it is | A person added to your Airbnb listing (up to 10 co-hosts per listing), with full access, calendar and messaging access, or calendar access only [2, 4] | A service company that runs the property under a contract signed with you |
| Where to find one | Someone you know, or Airbnb’s Co-Host Network, available in France [1] | Directories such as AirConcierge, local search, referrals |
| Vetting | To join the Network: 10 stays (or 3 stays totalling 100 nights) in 12 months, average rating of 4.8 or more, cancellation rate under 3%, verified identity [5] | No vetting by Airbnb: check reviews, insurance and, if it lets or manages the property for you, its professional card [3] |
| Profile | Under the co-host’s personal name, not a business name [5] | A company, with a contract and invoices |
| Scope | Permissions only set access to the Airbnb listing; everything else (cleaning, keys) is agreed between you [2] | Set by the contract, including platforms other than Airbnb |
| Pay | A share of income agreed between you; only the listing owner can set up or edit the co-host’s payouts [2, 6] | Commission or flat fee set in the contract |
| Liability | The listing owner is responsible for their co-hosts [2] | Set in the contract: ask for the liability insurance certificate |
| Regulation | Airbnb reminds Network co-hosts that holding the permits or licences they need is their responsibility [1] | Seasonal letting and managing property for others are listed among real estate agent activities, which require a professional card [3] |

### Choose: Airbnb co-host

- Your property is listed only on Airbnb
- You want help with specific tasks (messages, check-ins) while keeping control of the listing
- You want to compare profiles using the guest ratings shown on the Co-Host Network [7]

### Choose: Concierge service

- Your property is listed on several platforms
- You want a single point of contact, a contract and invoices
- You have several properties or live far away

### FAQ

- **Is Airbnb’s Co-Host Network available in France?** Yes. Airbnb says the Co-Host Network is available in countries including France, Germany, Spain, Italy and the United Kingdom. [1]
- **Do a co-host’s ratings reflect their own work?** Not necessarily. Airbnb says the ratings shown may not represent the co-host’s services, since they are not specific to the co-host’s own tasks and a listing may have several co-hosts. Ask for specific references. [7]
- **Can a co-host change my payouts?** No. Only the listing owner can set up or edit a co-host’s payouts, and co-hosts cannot view or change the owner’s payout method or taxpayer information. [2]
- **Does a co-host or a concierge need a professional card?** It depends on what they do. Service Public lists seasonal letting (card marked T) and property management (marked G) among real estate agent activities, which require a card issued by the chamber of commerce (CCI). Services such as cleaning or welcoming guests are not on that list. If in doubt, ask to see the card and which activity it covers. [3, 8]

### Sources

1. [Co-Host Network: an introduction (Airbnb Help Center)](https://www.airbnb.com/help/article/3378), Airbnb. Checked 2026-10-14.
2. [What co-hosts can do (Airbnb Help Center)](https://www.airbnb.com/help/article/1534), Airbnb. Checked 2026-10-14.
3. [Real estate agent: conditions to practise in France (French government site, in French)](https://entreprendre.service-public.gouv.fr/vosdroits/F38657), Service Public Entreprendre (DILA). Checked 2026-10-14 (page verified by the publisher on 2026-01-01).
4. [Add co-hosts to your home listing (Airbnb Help Center)](https://www.airbnb.com/help/article/1244), Airbnb. Checked 2026-10-14.
5. [Requirements to join and stay on the Co-Host Network (Airbnb Help Center)](https://www.airbnb.com/help/article/3727), Airbnb. Checked 2026-10-14.
6. [Co-hosts: an introduction (Airbnb Help Center)](https://www.airbnb.com/help/article/1243), Airbnb. Checked 2026-10-14.
7. [Ratings and rankings for co-hosts on the Co-Host Network (Airbnb Help Center)](https://www.airbnb.com/help/article/3730), Airbnb. Checked 2026-10-14.
8. [Real estate agent: applying for or renewing the professional card (French government site, in French)](https://entreprendre.service-public.gouv.fr/vosdroits/R13999), Service Public Entreprendre (DILA). Checked 2026-10-14 (page verified by the publisher on 2024-12-12).

## Concierge service or real estate agency: management mandate and G card

https://www.airconcierge.io/en/comparatif/conciergerie-ou-agence-immobiliere (checked 2026-10-14)

**Should a concierge or a real estate agency run your holiday rental?** An agency or property manager holding the professional card (marked G for property management) acts under a written mandate, can hold funds for you and must have a financial guarantee and professional liability insurance. Services alone (cleaning, welcoming guests, linen) are not among the activities that require the card; letting or managing the property for you is. Check the card before you sign. [1, 2]

| Criterion | Service concierge | Agency or property manager (G card) |
|---|---|---|
| Professional card | Required only if it carries out a real estate activity for you (seasonal letting, management); services alone are not on the list [1, 2] | Mandatory, issued by the CCI, valid 3 years, marked with the activity (G management, T transactions) [1, 2] |
| Contract | Service contract | Written mandate [1] |
| Rental money | On Airbnb, payouts go to the listing owner, who alone sets a co-host’s payouts [3] | Can hold funds for you; a financial guarantee is mandatory for property management: at least €30,000 in the first 2 years, then €110,000 [1] |
| Insurance | Depends on the contract: ask for the certificate | Professional liability insurance mandatory [1] |
| Without a card when one is required | Criminal offence: 6 months in prison and a €7,500 fine [1] | Same penalty if it practises without a card or no longer meets its conditions [1] |
| Rental types | Short-term rental (furnished tourist rental) | Seasonal letting, and also unfurnished or furnished leases (furnished lease, bail mobilité) [1] |
| Cleaning, check-in, linen | The core of the contract | As set out in the mandate |

### Choose: Service concierge

- You want Airbnb payouts to stay in your account and to delegate only operations
- You want a local provider for cleaning, linen and check-ins
- You only rent short-term

### Choose: Agency or property manager (G card)

- You want to delegate everything, including collecting rent
- You alternate short and long stays (furnished lease, bail mobilité)
- You want funds held for you to be covered by a financial guarantee [1]

### FAQ

- **Does an Airbnb concierge need a G card?** If it manages or lets your property for you, yes: Service Public lists property management (marked G) and seasonal letting (marked T) among the activities that require a professional card. If it only provides services (cleaning, welcoming guests, linen), those activities are not on the list. [1, 2]
- **How do you check a manager’s professional card?** Ask for the card number, the CCI that issued it and its date (it is valid 3 years), the activity it covers (G for management), the financial guarantee certificate and the professional liability insurance certificate. [1, 2]
- **What is the financial guarantee for?** It is a commitment by an insurer, a bank or the Caisse des dépôts that client funds are secured and repaid if the agency fails. It is mandatory for property management: at least €30,000 in the first 2 years of activity, then €110,000. [1]

### Sources

1. [Real estate agent: conditions to practise in France (French government site, in French)](https://entreprendre.service-public.gouv.fr/vosdroits/F38657), Service Public Entreprendre (DILA). Checked 2026-10-14 (page verified by the publisher on 2026-01-01).
2. [Real estate agent: applying for or renewing the professional card (French government site, in French)](https://entreprendre.service-public.gouv.fr/vosdroits/R13999), Service Public Entreprendre (DILA). Checked 2026-10-14 (page verified by the publisher on 2024-12-12).
3. [What co-hosts can do (Airbnb Help Center)](https://www.airbnb.com/help/article/1534), Airbnb. Checked 2026-10-14.

## Short-term rental, bail mobilité or furnished lease: which one?

https://www.airconcierge.io/en/comparatif/location-courte-duree-ou-longue-duree (checked 2026-10-14)

**Rent short-term (Airbnb), on a bail mobilité or on a standard furnished lease?** A furnished tourist rental hosts short stays and comes with city paperwork, a yearly cap of 120 days for a primary residence and, under micro-BIC, only a 30% allowance if it is not classified. A bail mobilité (1 to 10 months, no deposit) and a furnished lease (1 year minimum, 9 months for a student) house a tenant as their main home, with a 50% micro-BIC allowance up to €83,600 of takings. [1, 2, 3, 4]

| Criterion | Furnished tourist rental (Airbnb) | Bail mobilité | Standard furnished lease |
|---|---|---|---|
| Length | Stays by the day, week or month; one guest cannot exceed 90 consecutive days in a calendar year [5] | 1 to 10 months, not renewable [1] | 1 year minimum (9 months for a student), renewable [1] |
| Tenant | A traveller on a short stay, not their main home [1] | Someone in vocational training, higher education, an apprenticeship, an internship, civic service, a job transfer or a temporary assignment [1] | Anyone [1] |
| Security deposit | Not verified | Not allowed [1] | Up to 2 months’ rent excluding charges [1] |
| City paperwork | Simple declaration or registration depending on the city; change of use for a secondary home where required. Fine of up to €10,000 without declaration, €100,000 without change of use. [3, 5, 6] | Not verified | Not verified |
| Cap if it is your primary residence | 120 days a year; the city can lower it to 90 days [3] | Not applicable: the flat becomes the tenant’s main home [1] | Not applicable: the flat becomes the tenant’s main home [1] |
| Ending the lease (owner) | Not applicable: each stay has fixed dates | At the end date, no notice needed [1] | At the end date, to move in, sell or for a legitimate and serious reason, with at least 3 months’ notice [1] |
| Micro-BIC (2026 income) | Unclassified: 30% allowance up to €15,000 of takings. Classified: 50% up to €83,600. [4] | Taxed as BIC; 50% allowance up to €83,600 of takings (furnished letting other than tourist rental) [1, 2] | 50% allowance up to €83,600 of takings (long-term furnished letting) [2] |
| Energy rating (DPE) | For a change of use in mainland France, DPE class A to E; from 2034, class A to D [5] | Decent housing: classes A to F for a lease signed or renewed in 2025 to 2027, A to E from 2028 to 2033 [7] | Decent housing: classes A to F for a lease signed or renewed in 2025 to 2027, A to E from 2028 to 2033 [7] |

### Choose: Furnished tourist rental (Airbnb)

- The property is where travellers book all year or in season
- You want to use the property yourself some weeks
- You accept hands-on management, alone or with a concierge
- Your city allows it (change of use granted where required) [5]

### Choose: Bail mobilité

- You are near a campus, a training centre or employers (interns, apprentices, staff on assignment)
- You want lets of a few months without a long commitment
- Local rules strongly restrict tourist rentals

### Choose: Standard furnished lease

- You want steady income with little management
- The property is in a low-tourism area
- You want to avoid the paperwork specific to tourist rentals

### FAQ

- **Which option is taxed most favourably under micro-BIC?** For 2026 income: unclassified tourist rental, 30% allowance up to €15,000 of takings; classified tourist rental, 50% up to €83,600; long-term furnished letting, 50% up to €83,600. The real regime remains an option in every case. [2, 4]
- **Can you ask for a deposit with a bail mobilité?** No, a security deposit is not allowed with a bail mobilité. For a standard furnished lease it is capped at 2 months’ rent excluding charges. [1]
- **How long can a guest stay in a furnished tourist rental?** One guest cannot rent for more than 90 consecutive days in a calendar year. Beyond that you need a residential lease (bail mobilité or furnished lease). [1, 5]

### Sources

1. [Residential leases: unfurnished vs furnished vs bail mobilité (French government site, in French)](https://www.service-public.gouv.fr/particuliers/vosdroits/F1165), Service Public (DILA). Checked 2026-10-14 (page verified by the publisher on 2026-03-06).
2. [Income tax on furnished rentals (2026 income) (French government site, in French)](https://www.service-public.gouv.fr/particuliers/vosdroits/F32744), Service Public (DILA). Checked 2026-10-14 (page verified by the publisher on 2026-04-15).
3. [L324-1-1 (Code du tourisme), Légifrance](https://www.legifrance.gouv.fr/codes/article_lc/LEGIARTI000050623378), Légifrance. Checked 2026-09-27.
4. [50-0 (Code général des impôts), Légifrance](https://www.legifrance.gouv.fr/codes/article_lc/LEGIARTI000054373853), Légifrance. Checked 2026-09-27.
5. [Renting out a secondary residence as a furnished tourist rental (French government site, in French)](https://www.service-public.gouv.fr/particuliers/vosdroits/F2043), Service Public (DILA). Checked 2026-10-14 (page verified by the publisher on 2026-05-21).
6. [L651-2 (Code de la construction et de l'habitation), Légifrance](https://www.legifrance.gouv.fr/codes/article_lc/LEGIARTI000050623451), Légifrance. Checked 2026-09-27.
7. [Decent housing rules for rentals (energy performance) (French government site, in French)](https://www.service-public.gouv.fr/particuliers/vosdroits/F2042), Service Public (DILA). Checked 2026-10-14 (page verified by the publisher on 2025-03-21).

## Concierge on commission or flat fee: which pricing model?

https://www.airconcierge.io/en/comparatif/conciergerie-commission-ou-forfait (checked 2026-10-14)

**Should you pay your concierge a commission or a flat fee?** With a commission you pay a percentage of revenue: the cost follows activity and stays low in the off-season. With a flat fee you pay a fixed amount, which becomes cheaper as revenue rises. The break-even is simple: the monthly flat fee divided by the commission rate gives the monthly revenue above which the flat fee costs less. Check what the commission applies to: under the single fee, Airbnb already deducts 15.5% from the payout for most hosts. [1]

| Criterion | Commission (% of revenue) | Flat fee |
|---|---|---|
| What you pay | A percentage of rental revenue | A fixed amount per month, per stay or per service |
| In the off-season | The cost falls with revenue | A monthly fee is still due, even without bookings |
| In high season | The cost rises with revenue | The cost stays fixed: you keep the extra |
| Concierge’s incentive | It earns more when your revenue grows | Its pay does not depend on revenue: agree on service commitments |
| What it applies to | To be specified: before or after Airbnb’s fee (15.5% of the payout for most hosts on the single fee), with or without cleaning fees [1] | What the fee covers: cleaning, linen, supplies, call-outs |
| Budget | Variable, known afterwards | Known in advance |
| Tax | Not deductible under micro-BIC, deductible under the real regime [2] | Not deductible under micro-BIC, deductible under the real regime [2] |

### Choose: Commission (% of revenue)

- Your revenue is seasonal or irregular
- The property is new, with no booking history
- You want the concierge to share the risk of a bad month

### Choose: Flat fee

- Your revenue is high and steady all year
- You only delegate some tasks (cleaning, key handover)
- You want a fixed budget

### FAQ

- **What commission do Airbnb concierges usually charge?** There is no official scale. Concierges listed on AirConcierge can state their commission on their profile, but too few have done so yet for us to publish a reliable range. Ask for several quotes on the same basis and test them in the simulator.
- **How do you compare a flat fee with a commission?** Divide the monthly flat fee by the commission rate: the result is the monthly revenue above which the flat fee costs less. Use the same basis (revenue before or after Airbnb’s fee, cleaning included or not) and a full year, off-season included.
- **Do cleaning fees count towards Airbnb’s fee?** Yes: Airbnb calculates its service fee as a percentage of the nightly price and any fees charged by the host, which includes cleaning fees. Agree with the concierge whether its commission also applies to them. [1]
- **Does the concierge’s commission reduce my tax?** Under micro-BIC the allowance is a flat rate and expenses cannot be deducted, so the concierge’s fee does not lower your tax. Under the real regime, expenses actually incurred for the rental activity and backed by receipts are deductible. [2]

### Sources

1. [Airbnb service fees (Airbnb Help Center)](https://www.airbnb.com/help/article/1857), Airbnb. Checked 2026-10-14.
2. [Income tax on furnished rentals (2026 income) (French government site, in French)](https://www.service-public.gouv.fr/particuliers/vosdroits/F32744), Service Public (DILA). Checked 2026-10-14 (page verified by the publisher on 2026-04-15).