Airbnb Rules in Menton 2026: The Owner's Guide
Town-hall registration, 120-day cap, 6-year change-of-use permit and tourist tax: the short-term rental rules in Menton in 2026, explained for owners.
To rent out a furnished holiday let in Menton in 2026, you must register it with the town hall before the first night, respect the 120-day annual cap if it is your main home, and, for a second home, hold a change-of-use permit. Tourist tax applies on top, and a national registration number is due before the end of 2026. The Airbnb rules in Menton look much like those of its Riviera neighbours, with one quirk: the town has regulated change of use since 2017, well before the Le Meur law. Here is what matters, in plain English.
Information correct at the date of publication and indicative only. Short-term rental rules change quickly: always check with the town hall and the official sources listed at the end of this article.
Do you have to register an Airbnb in Menton?
Yes. Every furnished tourist rental, rated or not, main or second home, must be declared to the town hall in advance. In Menton (as in Roquebrune-Cap-Martin) this is done online through the DéclaLoc service, or on paper with form Cerfa 14004*04. It is free, and the number you receive must appear on every listing.
One point to watch in 2026: the national registration service created by the Le Meur law, once announced for 20 May 2026, has been postponed to the last quarter of 2026, with no firm date yet. When it opens it will cover all furnished rentals, main homes included, and hosts already in DéclaLoc will need to register there too. The logic matches Nice: our guide to the Airbnb registration number in Nice explains the general process.
How many days can you rent your main home in Menton?
120 days per calendar year, the national cap, for a home you live in at least eight months a year. Platforms such as Airbnb automatically block listings beyond it, and exceeding it can bring a civil fine of up to €15,000. No change-of-use permit is needed within this limit.
Good news if you live in Menton and go away in summer: July and August add up to about 60 days, well under the cap. We ran the numbers in renting out your house while on holiday on the French Riviera.
Can you rent a second home in Menton?
Yes, but you need a change-of-use permit: a home let to short-stay guests stops being residential under the French Building and Housing Code. Under the system Menton has applied since 2017, the permit is personal, without compensation, and capped at three properties per owner. It is granted for two years, renewable twice, so six years at most. Renewal conditions and required documents are a matter for the relevant town-hall department: confirm them before buying or listing, as the framework can be revised.
| Main home | Second home | |
|---|---|---|
| Town-hall registration | Yes | Yes |
| Annual cap | 120 days | No day cap |
| Change of use | No | Yes, prior permit |
| Permit length | n/a | 2 years, renewable twice (6 max.) |
| Tourist tax | Yes | Yes |
Indicative summary of the rules applying in Menton, October 2026; confirm with the town hall before any decision.
To understand how such an application works, our article on change of use in Nice is a good starting point, although Nice's rules are distinct (the City of Nice has in fact adopted a new regulation with quotas, applicable since 1 September 2026).
What is the tourist tax in Menton in 2026?
Menton applies the tourist tax on an actual-price basis. For an unrated property it is 5% of the night's price excluding tax, per person, capped at €4.90, plus a 34% surcharge, roughly 6.70% in effect. Example: a €100 night for two adults gives about €3.35 per person, €6.70 for the stay. Minors are exempt. A rated property pays a flat rate by star category, an option we explain in our guide to rating your furnished tourist accommodation.
Returns are filed on the town's platform. Airbnb and similar platforms collect the tax for non-professional hosts, but you must still declare your nights. If in doubt about current rates, the town's tourist-tax office answers by phone or e-mail (details on the official portal). Our tourist tax in Nice guide explains the filing principle, with Métropole-specific rates.
What are the penalties for non-compliance?
| Breach | Penalty |
|---|---|
| Renting without registration or registration number | Civil fine up to €10,000 (Le Meur law) |
| Exceeding 120 days in a main home | Civil fine up to €15,000 |
| Unauthorised change of use | Civil fine of up to €100,000 per property (art. L. 651-2 CCH) |
| False declaration to obtain a permit | Up to 1 year in prison and €80,000 fine (art. L. 651-3 CCH) |
Legal maximums; amounts are set case by case by the court. Sources: French Building and Housing Code, Le Meur law of 19 November 2024, October 2026.
Platforms now share data with local authorities: in a market as small as Menton, non-compliant listings are easy to spot.
Is renting in Menton still profitable under these rules?
Yes, provided you calculate over the permit's lifetime. Take our reference property: a one-bedroom of about 40 m² sleeping 4, renovated, in a central area. Menton enjoys a long season (Italian weekenders, winter visitors, the Lemon Festival, proximity to Monaco), which secures occupancy over ten months.
| Indicator (central one-bed, Menton) | Indicative range |
|---|---|
| Annual revenue | ≈ €24,000 to €30,000 |
| Over a 6-year permit (gross) | ≈ €144,000 to €180,000 |
| Comparable long-term rent | ≈ €850 to €1,050/month excl. charges, i.e. ≈ €61,000 to €76,000 over 6 years |
Indicative ranges for the reference property (one-bed ≈ 40 m², sleeps 4, renovated, central) — BMG portfolio data and local observations, 2026; gross figures before costs, commission and tax.
Short-term letting stays clearly ahead of a standard lease, before costs and tax. To compare both models see long-term vs short-term rental, and for the method, how much an Airbnb earns on the Riviera. Do not forget your building's rules: our article on whether your building can ban Airbnb explains what can block you.
How BMG helps in Menton
Compliance is not just a constraint: it protects a lasting income. At Be My Guest we prepare the registration, track the move to the national number, file tourist tax and monitor local changes. Services and fees are detailed in our Airbnb property management guide for Menton. A property in Menton or Roquebrune-Cap-Martin? Estimate your income and entrust it to us.
Official sources
- Commune de Menton — DéclaLoc service (town-hall registration, national number postponed to Q4 2026, office contact)
- Menton — tourist tax online platform (rates, online returns)
- Menton Riviera & Merveilles Tourist Office — rules for tourist rentals (declaration duty, Cerfa 14004*04)
- Service-public.fr — renting a furnished tourist property (national rules, 120-day cap, change of use)
- Légifrance — "Le Meur" law of 19 November 2024 (framework for tourist rentals)
Frequently asked questions
Do you need a registration number to rent in Menton?
In every case you must register your property with the town hall through DéclaLoc, which issues a number to display on your listing. The national registration service under the Le Meur law, originally due in May 2026, is postponed to the last quarter of 2026. Once open, all furnished rentals must register there, main homes included, even those already in DéclaLoc.
How many days can you rent your main home in Menton?
120 days per calendar year, for a home occupied at least eight months a year. Platforms block listings beyond that, and exceeding it risks a civil fine of up to €15,000. Renting only in July and August, about 60 days, stays well within the cap and needs no change-of-use permit.
Can you rent a second home in Menton?
Yes, with a change-of-use permit. In Menton it is personal, without compensation and limited to three properties per owner, for two years renewable twice, six years at most. Exact terms should be confirmed with the town hall, as the scheme may change.
What is the tourist tax on an Airbnb in Menton?
For an unrated property, 5% of the night's price excluding tax per person, capped at €4.90, plus a 34% surcharge, about 6.70% in effect. A €100 night for two adults means roughly €6.70 of tax in total. Minors are exempt. Check current rates on the town's official portal.
What happens if you rent without registering in Menton?
A civil fine of up to €10,000 for renting without a registration number, up to €15,000 for exceeding 120 days, and heavier penalties for unauthorised change of use or false declarations. Amounts are set case by case by the court.
Can a property manager handle these procedures?
Yes. A serious local property manager registers your property, prepares permit applications, files tourist tax and tracks rule changes. At Be My Guest this support is included in our all-inclusive service from 20% of revenue, with no hidden fees.
