Airbnb Regulations in Biarritz (2026)

Last verified: September 6, 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.

Registration requirements

●
City hall registration — French law provides for prior registration of tourist rentals. Confirm the applicable online service and required documents with the municipality.
●
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 minimum class E DPE is mandatory since 21/11/2024 (loi Le Meur Art. 3). For primary residences, no DPE is required at registration. The F/G ban from 2028 applies to long-term residential leases, not to short-term tourist rentals.

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 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). 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. 3, 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 (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 at your city hall. The national host portal (API Meublés, DGE) is expected in the 2nd half of 2026 - until it opens, registration is done directly with your local city hall.
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: minimum class E is required by loi Le Meur Art. 3. 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	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: September 6, 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 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. Rates are higher during the summer high season.

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