Airbnb 90 days 2026: how to respond in high-demand zones

The essentials. In 2026, letting your main residence for tourism remains capped at 120 days per calendar year, unless your municipality has set a lower limit by a reasoned resolution, without being able to go below 90 days. Being in a high-demand zone does not automatically trigger the 90-day limit. Find the resolution and its entry-into-force date, then add up nights already let and upcoming bookings across all your channels. If the total exceeds the applicable cap, close the dates still available and review the reservations concerned before accepting others.

Does being in a high-demand zone automatically impose 90 days?

Updated 21 October 2026. No. Article L. 324-1-1, IV, of the Tourism Code sets 120 days per calendar year for a furnished tourist accommodation declared as the main residence. It allows the municipality to lower this maximum by a reasoned resolution, down to a minimum of 90 days. So look for a local decision, not a general list of “zones tendues”.

The cap applies to renting the whole property as furnished tourist accommodation. It does not automatically apply to a second home simply because its listing is on Airbnb : that is subject to other rules, notably local ones. To distinguish these procedures without confusing them, start from our page on the regulation of short-term rental in France.

Which date and cap should you check with the town hall?

Request the text of the resolution, the cap it sets and its entry-into-force date. Also check which property it targets. A press article or an announced vote does not by itself give you the rule to apply to your bookings.

In Paris, deliberation 2024 DLH 398 of the Conseil de Paris sets 90 days for a primary residence rented as furnished tourist accommodation and provides for entry into force on 1 January 2025. It is an example of a municipal decision you can read, not a date you can automatically apply to your own municipality.

How to recount nights already let?

Open your histories on Airbnb, Booking, Abritel and your direct bookings. Put each stay on a single line with its check-in, check-out and channel. Count the nights occupied in the calendar year concerned: a check-in on 29 December and a check-out on 3 January represent, in this example, three nights for the first year and two for the next.

Distinguish completed stays from future bookings. The first total tells you where you stand : the second shows whether your calendar is leading you to exceed the cap. Do not double-count a reservation imported from a platform into a shared calendar.

Ce que vous relevez	Où le trouver	La décision que cela permet
Nuits déjà occupées	Historiques des plateformes et réservations directes	Connaître le total réalisé, tous canaux confondus
Nuits réservées à venir	Calendriers et confirmations	Repérer un dépassement avant le séjour
Dates encore ouvertes	Chaque annonce et votre calendrier direct	Fermer les nuits que vous ne pouvez plus proposer

Do not delegate this calculation to Airbnb’s automatic blocking alone. Its help page on French rules describes blocking of affected listings, but your own table is still necessary if you also let elsewhere. Airbnb also indicates 90 nights “by default” on that page, whereas the Tourism Code sets 120 days unless lowered by the municipality: to determine your legal cap, rely on the applicable text and the resolution of your municipality.

What to do if bookings already exceed the cap?

First close remaining availability on each channel. Then review confirmed bookings in order of stay and ask the town hall, if the decision has just come into force, how it applies to your situation. Do not assume bookings made before the vote are exempt from the new cap.

In a fictional example, you have already let 78 nights and a further 13 are confirmed: the planned total reaches 91 nights. If the applicable cap is 90, opening a new date worsens the problem. For stays already completed, check the terms of each booking and contact the platform or the guest before making any change. Do not promise a postponement you will not be able to honour.

Article L. 324-1-1, IV and V, of the Tourism Code provides exceptions for professional obligation, health reasons or force majeure, as well as a civil fine of up to 15 000 € for non-compliance with the cap. An exception must be justified : do not tick an exemption on a platform simply to reopen the calendar. Our article on the Le Meur law gives the context for this discretion left to municipalities.

What follow-up should you keep for the rest of the year?

Maintain a spreadsheet per property and per calendar year. Add the local cap, the reference of the resolution, completed stays, confirmed stays and any changes. Re-read it before opening a new period on a platform. A property management company must keep this tracking separately for each main residence it manages.

A shared spreadsheet is enough for this tally. The StyQR welcome book statistics measure, among other things, openings and pages viewed: they do not count nights let and do not prove compliance with the cap. Our FAQ, written from questions received by support, makes this distinction clear.

What to change in the information sent to guests?

If you modify a booking, warn the guest directly through the channel where it was made. The welcome book is not the right place to announce a cancellation or track your quota. It is for stays that remain: review their check-in dates, access instructions and contact details before sending.

The welcome book template for holiday rentals helps verify this information. With the StyQR solution for short-term rental, you can correct the content shared with guests without sending them a new document. The share link for the welcome book belongs in your booking messages; it does not replace your calendar or your night-by-night table.

Frequently asked questions

Are all municipalities in high-demand zones limited to 90 days? No. The Tourism Code sets 120 days per calendar year for a main residence declared as a furnished tourist accommodation. A municipality can lower this cap by a reasoned resolution, without going below 90 days. Check the local text and its entry-into-force date.

Should I add up bookings from Airbnb and Booking? Yes, to monitor letting of the property, make your own total across all channels, including direct bookings. Separate nights already occupied from nights merely confirmed. A platform calendar alone does not constitute a full tally of your activity.

What if I have already accepted more nights than the new cap? Close remaining dates, then identify the bookings that push your total beyond the cap. Check the resolution and consult the town hall if its application to stays already completed is unclear. Then review booking terms before contacting the guests concerned.

Does the 90-day limit apply to my second home? The cap in Article L. 324-1-1, IV, concerns the furnished tourist accommodation declared as the host’s main residence. It does not automatically transfer to a second home. That said, you must check other rules applicable to that property with the municipality.