French rental income taxation: revenus fonciers, LMNP, LMP, and SCI à l'IR. Trigger on phrases like "revenus fonciers", "location nue", "location meublée", "LMNP", "LMP", "meublé de tourisme", "micro-foncier", "régime réel foncier", "déficit foncier", "micro-BIC location", "amortissement LMNP", "SCI à l'IR", "SCI transparence fiscale", "Airbnb France impôts", "déclaration 2044", "déclaration 2031", "liasse BIC meublé", "charges déductibles location", "travaux déductibles foncier", "bascule LMP LMNP", "loi Le Meur meublé tourisme", "location saisonnière fiscalité", "déficit imputable revenu global". Covers bare rental (micro-foncier and réel), furnished rental (LMNP micro-BIC and réel with amortisation), LMP status, SCI à l'IR, and déficit foncier rules.
Source-cited draft.Written from sources but not reviewed by a licensed practitioner, so it may be incomplete or wrong. General reference only; don't file or take a position on it without professional review.
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Quick Reference
| Field | Value | |---|---| | Country | France | | Taxes covered | IR on rental income, prélèvements sociaux | | Currency | EUR only | | Tax year | Calendar year | | Key forms | 2042 (case 4BE), 2044, 2044-SPE, 2042-C-PRO, 2031, 2033, 2072 | | Primary legislation | art. 14–33 quater CGI (fonciers), art. 35-I-5° bis CGI (LMNP), art. 155-IV CGI (LMP), art. 8 CGI (SCI) |
Fundamental Distinction
| Type of rental | Tax regime | Income category | |---|---|---| | Bare / unfurnished (location nue) | Revenus fonciers | Revenus fonciers (micro or réel) | | Furnished non-professional (LMNP) | **BIC** | LMNP (micro-BIC or réel) | | Furnished professional (LMP) | **BIC** | LMP (réel obligatory) | | SCI at IR | Revenus fonciers | Fiscal transparency | | SCI at IS | IS | **Out of scope** — see business accounting skill |
Micro-foncier parameters
| Parameter | Value | |---|---| | Condition | Gross rental income ≤ EUR 15,000 | | Abattement | 30% automatic | | 2042 box | 4BE | | Exclusions | SCI, monuments historiques, Pinel, Borloo, Malraux |
Régime réel obligatory threshold
Obligatory above EUR 15,000 gross, or on irrevocable 3-year option.
Deductible charges
| Charge | Deductible? | Notes | |---|---|---| | Mortgage interest (intérêts d'emprunt) | Yes — foncier income only | Never against global income | | Maintenance / repair works (travaux d'entretien) | Yes | Not construction, not extension | | Improvement works (travaux d'amélioration) | Yes | | | Taxe foncière | Yes | Exclude TEOM (recoverable from tenant) | | Insurance premiums (PNO, GLI) | Yes | | | Management fees (agency, syndic non-recoverable) | Yes | | | Provisions for co-ownership charges | Yes | |
Construction/extension works not deductible
Based on work by Romain Simon (@romainsimon), licensed under MIT. Adapted for the OpenAccountants format.
Disclaimer: This skill is for informational purposes only and does not constitute tax advice. All positions must be reviewed and signed off by a qualified expert-comptable or avocat fiscaliste before filing. Get this reviewed at openaccountants.com.
Quick Reference
Quick Reference
| Field | Value |
|---|---|
| Country | France |
| Taxes covered | IR on rental income, prélèvements sociaux |
| Currency | EUR only |
| Tax year | Calendar year |
| Key forms | 2042 (case 4BE), 2044, 2044-SPE, 2042-C-PRO, 2031, 2033, 2072 |
| Primary legislation | art. 14–33 quater CGI (fonciers), art. 35-I-5° bis CGI (LMNP), art. 155-IV CGI (LMP), art. 8 CGI (SCI) |
Fundamental Distinction
| Type of rental | Tax regime | Income category |
|---|---|---|
| Bare / unfurnished (location nue) | Revenus fonciers | Revenus fonciers (micro or réel) |
| Furnished non-professional (LMNP) | BIC | LMNP (micro-BIC or réel) |
| Furnished professional (LMP) | BIC | LMP (réel obligatory) |
| SCI at IR | Revenus fonciers | Fiscal transparency |
| SCI at IS | IS | Out of scope — see business accounting skill |
Classic error: declaring furnished rental as revenus fonciers. Furnished = BIC. The tax consequences are very different (amortisation possible under réel).
Micro-foncier parameters
| Parameter | Value |
|---|---|
| Condition | Gross rental income ≤ EUR 15,000 |
| Abattement | 30% automatic |
| 2042 box | 4BE |
| Exclusions | SCI, monuments historiques, Pinel, Borloo, Malraux |
Advantage: simplicity, no bookkeeping required. Disadvantage: no déficit possible. If actual charges > 30%, you overpay.
Deductible charges
| Charge | Deductible? | Notes |
|---|---|---|
| Mortgage interest (intérêts d'emprunt) | Yes — foncier income only | Never against global income |
| Maintenance / repair works (travaux d'entretien) | Yes | Not construction, not extension |
| Improvement works (travaux d'amélioration) | Yes | |
| Taxe foncière | Yes | Exclude TEOM (recoverable from tenant) |
| Insurance premiums (PNO, GLI) | Yes | |
| Management fees (agency, syndic non-recoverable) | Yes | |
| Provisions for co-ownership charges | Yes |
Déficit foncier rules
| Rule | Value |
|---|---|
| Imputable on global income | Up to EUR 10,700/year |
| Energy renovation exception | Up to EUR 21,400 (temporary device) |
| Excess beyond cap | Reportable on rental income for 10 years |
| Mortgage interest | NEVER imputable on global income — only on rental income |
Optimisation strategy: concentrate major works in one year to maximise the global income deduction.
Micro-BIC ceilings and abattements
| Type of furnished rental | Revenue ceiling | Abattement |
|---|---|---|
| Long-term furnished (LMNP longue durée) | EUR 77,700 | 50% |
| Classified furnished tourism (meublé de tourisme classé) | EUR 77,700 | 50% |
| Unclassified furnished tourism | EUR 15,000 | 30% |
Amortisation schedules
| Asset | Rate | Duration |
|---|---|---|
| Building (excluding land) | 2–3%/year | 25–40 years |
| Land | Non-amortisable | — |
| Furniture / equipment | 10–20%/year | 5–10 years |
| Major works | Per useful life | Variable |
Fiscal result is often nil or negative thanks to amortisation → no IR on rents for years.
LMP vs LMNP consequences
| Feature | LMP | LMNP |
|---|---|---|
| Deficit imputation | On global income | Only on furnished BIC (10-year report) |
| Capital gains | Professional regime (exemption possible after 5 yrs under revenue conditions) | Private capital gains regime |
| Social contributions | TNS contributions on profit (SSI) — significant | PS only |
| IFI | Potentially exempt as professional asset | Taxable |
Involuntary reclassification trap: a drop in professional income (unemployment, retirement) can trigger LMP status despite unchanged rents. Monitor annually.
SCI at IR features
| Feature | SCI at IR |
|---|---|
| Income category | Revenus fonciers (micro or réel, depending on total rental income of household) |
| Amortisation | Not available (unlike SCI at IS) |
| Capital gains on sale | Private real estate capital gains regime (exemption: 22 years IR / 30 years PS) |
| Typical use | Heritage transmission (démembrement, donation of shares), long-term bare rental |
Meublé in SCI = risk of IS reclassification. Furnished rental in an SCI exposes it to IS regime reclassification.
Allows amortisation but capital gains at sale are computed on net book value (after amortisation) → much heavier taxation. See business accounting skill.
Forms Summary
| Regime | Form |
|---|---|
| Micro-foncier | 2042 case 4BE |
| Régime réel foncier | 2044 (or 2044 spéciale) |
| Micro-BIC LMNP | 2042-C-PRO (cases 5ND, 5NG, etc.) |
| Réel LMNP / LMP | 2031 + 2033 (liasse BIC) + 2042-C-PRO |
| SCI at IR | 2072 (SCI declaration) + report on 2044 (partners) |
Conservative Defaults
| Ambiguity | Default |
|---|---|
| Furnished vs bare unclear | Classify as bare rental (revenus fonciers — no amortisation; conservative) |
| Regime unknown | Micro (simplest; check ceiling) |
| LMP vs LMNP unclear | LMNP (no TNS contributions) |
| Déficit foncier eligibility unclear | Do not impute on global income |
| Tourism classification unclear | Unclassified (30% abattement — most conservative) |
Key Legal References
| Rule | Article |
|---|---|
| Revenus fonciers | art. 14 to 33 quater CGI |
| Déficit foncier | art. 156-I-3° CGI |
| LMNP | art. 35-I-5° bis CGI |
| LMP | art. 155-IV CGI |
| SCI transparency | art. 8 CGI |
| PS on LMNP (revenus du patrimoine) | art. L. 136-6 CSS |
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Other France computations in the OpenAccountants Tax Library.
Construction / extension / reconstruction works are NOT deductible — they only increase the acquisition cost for future capital gains computation.
Déficit foncier rules
| Rule | Value | |---|---| | Imputable on global income | Up to **EUR 10,700**/year | | Energy renovation exception | Up to EUR 21,400 (temporary device) | | Excess beyond cap | Reportable on rental income for **10 years** | | Mortgage interest | **NEVER** imputable on global income — only on rental income |
Critical constraint — 3-year holding after déficit imputation
Do not sell the property within 3 years after imputing a déficit on global income — otherwise the déficit is clawed back.
Post loi Le Meur reform
Post loi Le Meur reform (Nov 2024), applicable revenus 2025 — the key distinction is now classified vs unclassified tourism.
Micro-BIC ceilings and abattements
| Type of furnished rental | Revenue ceiling | Abattement | |---|---|---| | Long-term furnished (LMNP longue durée) | EUR 77,700 | 50% | | Classified furnished tourism (meublé de tourisme classé) | EUR 77,700 | 50% | | **Unclassified furnished tourism** | **EUR 15,000** | **30%** |
Régime réel obligatory above ceiling
Above the ceilings: régime réel is obligatory.
2042-C-PRO boxes
5ND (long-term / unclassified), 5NG (classified tourism)
BIC result formula
BIC result = receipts − charges − amortisation
Amortisation schedules
| Asset | Rate | Duration | |---|---|---| | Building (excluding land) | 2–3%/year | 25–40 years | | Land | Non-amortisable | — | | Furniture / equipment | 10–20%/year | 5–10 years | | Major works | Per useful life | Variable |
LMNP deficit rule
LMNP deficit: NOT imputable on global income (unlike LMP). Reportable on furnished BIC income for 10 years.
PS rate on LMNP
18.6%L. 136-6 CSS
LMP conditions
1. Furnished rental receipts > EUR 23,000 per year 2. AND furnished rental receipts > 50% of total professional income of the household (salaries + BNC + BIC + director compensation)
LMP vs LMNP consequences
| Feature | LMP | LMNP | |---|---|---| | Deficit imputation | On global income | Only on furnished BIC (10-year report) | | Capital gains | Professional regime (exemption possible after 5 yrs under revenue conditions) | Private capital gains regime | | Social contributions | TNS contributions on profit (SSI) — significant | PS only | | IFI | Potentially exempt as professional asset | Taxable |
Default regime
Default regime: fiscal transparency. Income and charges flow directly to each partner's personal tax return pro rata to their shares.
SCI at IR features
| Feature | SCI at IR | |---|---| | Income category | Revenus fonciers (micro or réel, depending on total rental income of household) | | Amortisation | **Not available** (unlike SCI at IS) | | Capital gains on sale | Private real estate capital gains regime (exemption: 22 years IR / 30 years PS) | | Typical use | Heritage transmission (démembrement, donation of shares), long-term bare rental |
Forms Summary
| Regime | Form | |---|---| | Micro-foncier | 2042 case 4BE | | Régime réel foncier | 2044 (or 2044 spéciale) | | Micro-BIC LMNP | 2042-C-PRO (cases 5ND, 5NG, etc.) | | Réel LMNP / LMP | 2031 + 2033 (liasse BIC) + 2042-C-PRO | | SCI at IR | 2072 (SCI declaration) + report on 2044 (partners) |
Conservative Defaults
| Ambiguity | Default | |---|---| | Furnished vs bare unclear | Classify as bare rental (revenus fonciers — no amortisation; conservative) | | Regime unknown | Micro (simplest; check ceiling) | | LMP vs LMNP unclear | LMNP (no TNS contributions) | | Déficit foncier eligibility unclear | Do not impute on global income | | Tourism classification unclear | Unclassified (30% abattement — most conservative) |
Key Legal References
| Rule | Article | |---|---| | Revenus fonciers | art. 14 to 33 quater CGI | | Déficit foncier | art. 156-I-3° CGI | | LMNP | art. 35-I-5° bis CGI | | LMP | art. 155-IV CGI | | SCI transparency | art. 8 CGI | | PS on LMNP (revenus du patrimoine) | art. L. 136-6 CSS |
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