Seasonal rentals in Nice in 2026: what the regulations say

Nice is one of the most popular destinations on the French Riviera, and the vacation rental market is particularly dynamic. But this appeal comes with a strict legal framework that every owner must know to avoid penalties.

In 2026, regulations for short-term rentals in Nice are changing significantly, notably with the introduction of quotas in certain neighborhoods and new procedures for obtaining permits. Mandatory permits, registration, and limits on the number of nights: these are all rules you must master to rent legally.

In this article, we provide an update on everything you need to know to rent with peace of mind in Nice.

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Why are regulations tightening in Nice in 2026?

Nice is a city with high tourist appeal, where tourism is the primary economic activity. However, this popularity is accompanied by significant pressure on the real estate market, making it harder for permanent residents to find housing.

To balance the housing needs of residents while preserving economic and tourist vitality, the City of Nice and the Nice Côte d’Azur Metropolis have decided to strengthen regulations for tourist furnished rentals.

The rules currently in effect stem from the metropolitan deliberations of November 14, 2024, and December 5, 2025, which led to the adoption of a new regulation on changes of use applicable as of January 1, 2026.

Objectives:

• combat the year-round housing shortage,
• regulate short-term rentals,
• limit abuse,
• professionalize the sector.

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What are the rules for renting in Nice in 2026?

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Mandatory registration

Any owner wishing to offer a vacation rental must submit a prior declaration and obtain a registration number, which must be included on all online listings.

This process allows the City of Nice to better monitor and control tourist furnished rentals.

Authorization for change of use

For secondary residences or properties that are not the owner's primary residence, a prior authorization for change of use is mandatory.

This authorization is issued by the Mayor of Nice and may be:

• subject to specific conditions,
• accompanied by a compensation requirement, which consists of converting a non-residential space (such as a shop or office) into housing.

⚠️ Each property undergoing a change of use requires a separate authorization, including in cases where a property is subdivided.

Exemptions and night limits for primary residences

When the property is the owner's primary residence, it is not necessary to request authorization for a change of use to rent it to transient guests.

However, this exemption is strictly regulated:

• short-term tourist rentals are limited to a maximum of 90 days per year,
• a cap established by the Tourism Code and the City Council resolution of May 23, 2025.

Beyond this limit, renting becomes illegal.

Condominium regulations

Before listing a property for rent, the owner must verify that short-term rentals are permitted by the condominium bylaws.

A sworn statement confirming compliance with these bylaws is required as part of the administrative process.

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New for 2026: Quotas in certain Nice neighborhoods

Starting January 1, 2026, tourist rental quotas will be introduced in neighborhoods most affected by short-term rentals:

• Vieux-Nice
• Riquier – Port – Mont Boron
• City Center
• Nice West

In these areas, a maximum annual number of authorizations has been set (671 total authorizations).

Applications for temporary change-of-use authorization can only be submitted during the month of February each year.
Outside of this period, no applications will be processed.

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Risks of non-compliance with regulations

Renting a property without complying with current regulations exposes the owner to significant penalties, including:

• a civil fine of up to €50,000 per property,
• a requirement to restore the property to residential use, subject to financial penalties,
• and legal action in cases of false declaration, concealment, or attempted fraud, which may lead to criminal charges.

Inspections are regularly carried out by sworn officers of the City of Nice.

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How to rent in Nice, legally and stress-free?

Hire a professional property management service

Entrusting your property to a professional like Welkeys ensures:

• compliance with all administrative procedures,
• perfect alignment with local regulations,
• optimized profitability,
• hassle-free rental management with premium customer service.
  

👉 Entrust your property to Welkeys

Stay informed about local developments

Regulations for furnished tourist rentals are constantly evolving. It is essential to follow decisions from the Nice city hall and official updates to remain compliant.

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Practical example: renting in full compliance in Nice

Do you own a one-bedroom apartment in Old Nice that you use as a second home?
To rent it out legally, you must:

• file a request for a change of use with the city hall,
• obtain a registration number,
• include this number in all your listings,
• comply with the co-ownership rules,
• take into account the quotas applicable to the neighborhood.

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Renting a property for short-term stays in Nice remains possible in 2026, provided you follow a precise and reinforced regulatory framework. A clear understanding of the rules allows you to rent safely while sustainably increasing the value of your real estate assets.

Want to rent out your house or apartment in Nice without worrying about the legislation? Entrust your property to Welkeys and enjoy premium rental management.

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