Quota zones in Montpellier: what changes for holiday rentals in 2026
Since 1 January 2026, renting out an apartment on a short-term basis in Montpellier no longer works the way it used to. The Écusson is now a quota zone, capped at 770 furnished holiday rentals, and a main residence can only be rented out for 90 days a year.
Do you own a property in Montpellier and are you thinking of listing it on Airbnb or Booking.com? Already renting it out and wondering whether you are compliant? At CBC Home, a concierge service based in Montpellier, we help owners deal with these new rules every day. Here is what you need to know, without the jargon.
Why Montpellier has tightened the rules
The Le Meur law of 19 November 2024 gave French local authorities new tools to regulate holiday rentals: quotas, a lower cap on rental days and energy-performance requirements. Montpellier Méditerranée Métropole adopted them at its council meeting of 14 October 2025, followed by the city council on 16 October.
The starting point: in early 2025, 5,728 furnished holiday rentals were registered in Montpellier, more than 3,000 of them second homes. The Écusson alone accounted for 52% of the registered second-home rentals, with some areas above 7% of the housing stock, compared with an average of 1.67% in the rest of the city.
"We are going as far as the law allows us to," summed up Michaël Delafosse, President of the Métropole, at the time.
The Écusson quota zone: 770 authorisations, and not one more
Montpellier's historic centre is now a quota zone. The number of temporary change-of-use authorisations without compensation is capped at 770, including those already granted.
This cap has already been reached. In practice:
- any new application in the zone goes on a waiting list;
- a place only becomes available when another property stops being a holiday rental;
- once granted, the authorisation is valid for 4 years and is no longer renewed automatically (previously, two 3-year periods).
Outside the quota zone, renting out a second home is still possible, but always subject to prior authorisation. Before buying to let, check the exact address of the property with the City's planning department.
| Rule | Before | Since 2026 |
|---|---|---|
| Cap for a main residence | 120 days/year | 90 days/year |
| Length of authorisation | 2 × 3 years | 4 years, not automatically renewable |
| Holiday rentals in the Écusson | No cap | 770 maximum |
| Energy performance certificate (DPE) required | None | Rating A to E |
| Fine for illegal conversion | €50,000 | €100,000 |
Who is affected?
You rent out your main residence (the home you live in for at least 8 months a year): no authorisation is needed, but you are limited to 90 rental days a year, across all platforms. Beyond that, Airbnb and Booking.com must block the listing. Renting out a single room in your home is not affected by this cap.
You rent out a second home or a buy-to-let property: a change-of-use authorisation is mandatory, even for just a few weeks a year. The temporary authorisation without compensation is personal and limited to one property per town and per tax household. Beyond that, an authorisation with compensation may be required.
Excluded cases: properties that have benefited from public funding or a home-ownership support scheme cannot become holiday rentals. Your project must also comply with the building's co-ownership rules, backed by a sworn statement.
Note: in the neighbouring town of Lattes, the cap for a main residence remains 120 days.
Formalities and penalties: what you risk
Before publishing a listing in Montpellier, three steps are essential:
- Registration number: mandatory in Montpellier since late 2021 (via the Touriz online service), and throughout France since 20 May 2026. It must appear on every listing.
- Energy performance certificate (DPE) rated A to E: required for any new change-of-use authorisation. The threshold will tighten to A to D on 1 January 2034.
- Change-of-use authorisation (second home): to be requested from the City, with a processing time of several months.
Inspections have been stepped up: +33% in 2024, with nearly 200 properties brought into compliance. The fines you could face:
| Offence | Maximum fine |
|---|---|
| Conversion without authorisation | €100,000 per property |
| Exceeding the 90 days | €15,000 |
| False declaration or fake number | €20,000 |
| Failure to register | €10,000 |
Quotas, 90 days: how to stay profitable?
The new rules make every night more valuable. With only 90 days available, or an authorisation hard-won in the Écusson, there is no longer any room for guesswork. CBC Home supports you throughout the whole cycle:
- Compliance check: status of the property, registration number, DPE, co-ownership rules;
- Tracking of rented days so you never exceed the cap;
- Dynamic pricing to maximise income on high-demand dates (conferences, festivals, summer);
- Alternatives to short-term rental: mobility leases or medium-term rentals for professionals on assignment, which do not count as holiday rentals;
- Full management: listings, check-in, cleaning, linen and guest support.
Frequently asked questions
Where does the quota apply in Montpellier? In the Écusson, the historic centre, where all 770 authorisations without compensation have already been granted.
Can I still rent out my main residence on Airbnb? Yes, up to 90 days a year since 1 January 2026.
How long does a change-of-use authorisation last? 4 years, with no automatic renewal.
Can my property with an F energy rating be rented out as a holiday rental? Not for a new authorisation: it needs a rating of A to E.
Let's talk about your project
Do you own a property in Montpellier, Castelnau-le-Lez or Lattes and want to know what is possible? Contact us for a free analysis of your situation and an income estimate: contact@cbchome.fr or estimate your income in a few seconds.
Read also: Short-term rental in Montpellier: what changes in 2026
Information article, up to date as of October 2026. Rules may change: check your situation with the City of Montpellier.
