LMNP accountant for furnished rentals in France
Micro-BIC or real regime, property depreciation, capital gains on resale, switching to LMP: your Viseeon accountant prepares your return and helps you pick the best regime.
- Specialists in furnished landlords and SCIs
- Free 20-minute first call, by video
Why hire an accountant for a furnished rental?
Rent from a furnished property is taxed as industrial and commercial profits (BIC), not as property income. Under the real regime (régime réel), you can deduct your expenses and depreciate the property and furniture, which often cuts the tax bill sharply. In return, the filing is a full set of accounts, and the capital gains rules changed in 2025.
Your Viseeon accountant runs both regimes on your figures, prepares your annual return and watches the thresholds that would make you a professional landlord (LMP).
What mistakes do furnished landlords make?
Staying on micro-BIC out of habit
Micro-BIC is simple: a flat allowance applies to your rent. But with a loan, renovation work and a depreciable property, the real regime often gives a much lower taxable result. The choice deserves a fresh calculation every year.
Forgetting how depreciation affects the resale
For sales made since 15 February 2025, depreciation deducted under the real regime is added back when calculating the capital gain. The benefit during the rental years is real, but you need to plan for it before selling.
Becoming LMP without knowing it
You become a professional landlord (LMP) if your furnished rental income exceeds €23,000 a year and exceeds the other business income of your household. The social and tax consequences are significant, especially on resale.
Neglecting the paperwork
Declaring the start of activity on the one-stop shop, the initial CFE (business property tax) return, registering a tourist rental at the town hall: short deadlines that many people discover through a fine or an unexpected tax notice.
What your LMNP accountant does for you
A regime choice backed by numbers
Micro-BIC versus real regime, compared on your rent, loan interest, expenses and renovation work, before the option deadline.
Tax return and depreciation schedule
Purchase price split between land, building, components and furniture, depreciation schedule, tax return and carry-forward of losses.
Planning for LMP status and resale
Yearly monitoring of the two LMP tests, capital gains simulation before a sale, and fit with an SCI if you have one.
Micro-BIC or real regime: how to choose?
| Criterion | Micro-BIC | Real regime |
|---|---|---|
| Maximum rent (residential furnished rental, 2026) | €83,600 | No micro ceiling applies |
| Unclassified tourist rental | €15,000, 30% allowance | No micro ceiling applies |
| Profit calculation | Rent minus a 50% allowance (long-term rental) | Rent minus actual expenses and depreciation |
| Filing | Gross amount on your income tax return | Full set of accounts |
| Best when | Few expenses, older property or paid in cash | Loan, renovation work, recent or renovated property |
Sources: BOFiP BOI-BAREME-000044 (version of 19 August 2026) and impots.gouv.fr.
Under the real regime, depreciation cannot create a loss: the unused portion is carried forward to later years.
LMNP or LMP: where is the line?
You are a professional furnished landlord (LMP) if both conditions are met:
- your household's furnished rental income exceeds €23,000 in the calendar year;
- it exceeds the household's other business income (salaries, pensions, BIC other than furnished rentals, agricultural profits, BNC).
If either condition is missing, you remain LMNP. Source: impots.gouv.fr. Your accountant checks both tests every year, particularly around retirement or a new purchase.
Furnished landlord's tax calendar
The dates not to miss: start-of-activity declaration, CFE, tax return, income tax return, real-regime option. Plus a reminder of the documents to keep for each property.
Get the guideAccountants who work with furnished landlords
Philippe Philippe AMANDJULES
Paris
Guy Guy FOURMY
Betton
Etienne Etienne JACOMET
Montrouge
Your questions about furnished landlord accounting
What is the difference between LMNP and LMP?
You are LMP if the household's furnished rental income exceeds €23,000 a year and exceeds its other business income. Otherwise you are LMNP. The status changes the social charges treatment and the tax on capital gains.
What is the micro-BIC threshold for a furnished rental?
For 2026, micro-BIC applies up to €83,600 of rent for a residential furnished rental or a classified tourist rental, and €15,000 for an unclassified tourist rental.
What allowance applies under micro-BIC?
50% for long-term furnished rentals, bed and breakfasts and classified tourist rentals; 30% for unclassified tourist rentals. The allowance cannot be lower than €305.
Is depreciation recaptured on resale?
Yes, for sales made on or after 15 February 2025, depreciation deducted under the real regime reduces the purchase price used for the capital gain. Some managed residences, such as student or senior housing, are exempt. Your accountant simulates the impact before any sale.
Is the real regime still worthwhile after the reform?
Often yes, because the tax saved during the rental years can exceed the extra capital gains tax. It depends on how long you hold the property and on your plans. It has to be calculated on your own figures.
What formalities apply at the start?
Declare the start of activity on the business formalities one-stop shop within 15 days. File the initial CFE return before 31 December of the first year. A tourist rental must also be registered at the town hall.
Can you let a furnished property through an SCI?
An SCI (civil real estate company) that regularly lets furnished property risks being subject to corporate income tax. This structure should be reviewed before you buy. Your accountant compares direct ownership, an SCI taxed at income tax rates, an SCI taxed at corporate tax or a family SARL.
Which expenses can you deduct under the real regime?
Loan interest, insurance, property tax, non-recoverable co-ownership charges, management fees, minor repairs and accountancy fees. The property and furniture are depreciated over their useful life.
What if I did not opt for the real regime in time?
You stay on micro-BIC for the year in question if you qualify for it. For the following year, the option must be made no later than the filing date of the current year's return, by letter or secure messaging. It applies for one year and then renews automatically.
Find out which regime suits you best
20 minutes by video with an LMNP accountant. Have your latest tax notice and loan schedule ready: we will compare micro and real.