Airbnb Regulations in Biarritz (2026)

Last verified: October 19, 2026

Editorial review

AirConcierge Editorial Team. General information only, not legal or tax advice. Local rules and your individual circumstances prevail.

120

days max/year

Yes

Registration

Yes

Change of use

Biarritz (Pays Basque) applies 120 days/year. Registration mandatory. Any secondary residence rented as tourist accommodation requires a change of use WITH compensation (from the 1st property) since March 1, 2023 — scheme validated by the Conseil d'État on June 11, 2026. Applications submitted via mt.e-permis.fr.

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Registration requirements

●
City hall registration — Since May 20, 2026, prior declaration for registration is mandatory for every furnished tourist rental, including primary residences, in every municipality (Tourism Code art. L324-1-1). Check the applicable online service with the municipality until the national portal opens.
●
Registration number — The registration number must appear on all your listings (Airbnb, Booking, etc.). Platforms are required to verify it.
●
Energy Performance Certificate (DPE) — For properties requiring a change-of-use permit (secondary residences), a DPE rated between A and E is required to obtain the authorization (Housing Code art. L631-7-1 A, loi Le Meur), then between A and D from 2034. From January 1, 2034, every furnished tourist rental that is not the host's primary residence must meet decent-housing energy standards (Tourism Code art. L324-2-2). No DPE is required for a primary residence.

Primary vs secondary residence

Primary

120 d/yr

Biarritz applies the national cap of 120 days per year for primary residences. City hall registration is mandatory (zone tendue).

Secondary

Change of use: required · Compensation: yes

Since March 1, 2023, the Communauté Pays Basque requires a change of use with compensation for any secondary residence rented as tourist accommodation, as well as for annex buildings (dependencies) of a primary residence, in the 24 zone-tendue communes (including Biarritz, Anglet, Bayonne). Compensation means creating a year-round residential unit of equivalent size in the same commune, from a non-residential space (office, shop), excluding ground-floor commercial premises with a shopfront facing the public street. This applies from the very first property rented. The Conseil d'État, in a ruling of June 11, 2026, recognized the existence of an "overriding reason of general interest" justifying this scheme (source: communaute-paysbasque.fr). Applications for Biarritz are submitted via the mt.e-permis.fr platform. DPE rated A to E required (loi Le Meur, art. L631-7-1 A du CCH, since Nov. 21, 2024).

Taxation

Tourist tax: 1-5%

Micro-BIC: 50% (classés) / 30% (non classés)

Furnished rental income is declared under micro-BIC regime or actual expenses. Since loi Le Meur (n°2024-1039): 50% allowance for classified tourist furnished rentals, 30% for non-classified (€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
Declare your rental and obtain your registration number. The national online service has been mandatory since May 20, 2026, but the host portal (DGE) is announced for Q4 2026: until then, follow your city hall's procedure.
3
Display number on your listings
Add your registration number on all platforms (Airbnb, Booking, Vrbo, etc.).
4
Obtain energy certificate
If your property is a secondary residence subject to change-of-use, obtain a DPE: a DPE rated A to E is required for the authorization (Housing Code art. L631-7-1 A). For a primary residence, a DPE is not required at registration.
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	10 000 EUR max	Fine for the host who does not declare their tourist rental (Tourism Code art. L324-1-1).
Exceeding the day cap	15 000 EUR max	Fine for renting a primary residence beyond the annual cap that applies in the municipality (Tourism Code art. L324-1-1).
False declaration or registration number	20 000 EUR max	Fine for a false declaration (including primary residence status) or a fake registration number (Tourism Code art. L324-1-1).
Unauthorized change of use	100 000 EUR max	Civil fine per unit converted without authorization where one is required, plus a penalty of up to EUR 1,000 per day per m² (Housing Code art. L651-2).
Listing without registration number (platform)	12 500 EUR max par meublé	Fine for the platform publishing a listing without a valid registration number, per property (Tourism Code art. L324-2-1).

Official sources

Last verified: October 19, 2026. Check official sources for the most recent information.

How should you run your rental?

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 require a change-of-use authorization with compensation (from the 1st property) with the Communauté Pays Basque since March 1, 2023.

Is the Pays Basque compensation rule legally valid?

Yes. In a ruling of June 11, 2026, the Conseil d'État recognized the existence of an "overriding reason of general interest" justifying the Communauté Pays Basque's STR change-of-use and compensation scheme. The scheme is now on solid legal footing. Official source: communaute-paysbasque.fr.

What is the tourist tax in Biarritz?

Biarritz applies a tourist tax that varies based on accommodation rating, collected automatically by platforms.

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