Airbnb Regulations in Biarritz (2026)

Last verified: February 10, 2026

120

days max/year

Yes

Registration

Non

Change of use

In France, renting your primary residence is limited to 120 days per year. Registration with city hall is mandatory in municipalities over 200,000 inhabitants and in high-demand areas. The national registration platform will replace municipal teleservices from May 20, 2026.

Registration requirements

●
City hall registration — Mandatory in municipalities over 200,000 inhabitants and in high-demand areas. You receive a 13-digit registration number to display on your listing.
●
Registration number — The registration number must appear on all your listings (Airbnb, Booking, etc.). Platforms are required to verify it.
●
Energy Performance Certificate (DPE) — From January 1, 2028, properties rated F and G will be banned from tourist rental. Class E banned from 2034.

Primary vs secondary residence

Primary

120 d/yr

Your primary residence (where you live at least 8 months per year) can be rented as furnished tourist accommodation for a maximum of 120 days per year. The municipality can reduce this cap to 90 days by municipal council decision.

Secondary

Change of use: not required · Compensation: no

Renting a secondary residence as furnished tourist accommodation may require a change-of-use authorization in municipalities over 200,000 inhabitants. Rules vary by city.

Taxation

Tourist tax: 1-5%

Micro-BIC: 50%

Furnished rental income is declared under micro-BIC regime (50% allowance up to EUR 77,700 revenue) or actual expenses. Since 2025, the allowance for unrated tourist furnishings is reduced to 30% (EUR 15,000 cap). Tourist tax is collected automatically by platforms.

Compliance checklist

1
Check your property status
Determine if it is your primary residence (8+ months/year) or secondary. Rules differ considerably.
2
Register with city hall
Complete your registration and obtain your 13-digit registration number. From May 20, 2026, use the national platform.
3
Display number on your listings
Add your registration number on all platforms (Airbnb, Booking, Vrbo, etc.).
4
Obtain energy certificate
Get an Energy Performance Certificate. Classes F and G will be banned from 2028.
5
Declare your income
Declare your rental income under BIC (micro-BIC or actual). Tourist tax is collected by platforms.

Fines

Offense	Fine	Details
Failure to register	5 000 EUR	Fine for the host who does not register their tourist accommodation with city hall.
Exceeding 120 days	10 000 EUR	Fine for exceeding the primary residence rental day cap.
False primary residence declaration	20 000 EUR	Fine for falsely declaring primary residence status.
Unauthorized change of use	50 000 EUR	Fine for renting a secondary residence without change-of-use authorization (where required).
Platform not displaying registration number	12 500 EUR par annonce	Fine for the platform publishing a listing without a valid registration number.

Official sources

Last verified: February 10, 2026. Check official sources for the most recent information.

FAQ

Can I rent my apartment in Biarritz year-round on Airbnb?

For your primary residence, you are limited to 120 days per year. Biarritz is classified as a high-demand area (zone tendue): city hall registration is mandatory. Secondary residences may require a change of use.

What is the tourist tax in Biarritz?

Biarritz applies a tourist tax that varies based on accommodation rating, collected automatically by platforms. Rates are higher during the summer high season.

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