What Happened
On September 1, 2026, Nice (Métropole Nice Côte d'Azur) reintroduced a quota system for short-term rental authorizations after a legal setback earlier that year. The new framework caps annual permits at 691 authorizations across four designated zones: Vieux-Nice (47), Riquier-Port-Mont-Boron (204), the city center (324), and the west (116).
This represents a shift from the original quota of 671 permits that the administrative tribunal suspended on January 29, 2026. The court's reasoning was straightforward: the initial calculation excluded secondary residences from the baseline, violating French housing law. The Métropole responded by recalculating both the denominator and the rate—the new 691 permits now represent 0.9% of all residential units in the four affected zones, rather than 1.5% of primary residences only.
"The tribunal administrative suspended the first regulation because secondary residences—also residential units—could not be excluded from the legal baseline. The new calculation corrects this error."
Check the Rules on LawfulStay
LawfulStay tracks short-term rental rules place by place. Each place page shows where each rule comes from, an official source or news reports, and when it was last checked. Places we have not verified yet are labelled that way.
View Nice rules on LawfulStay.
Key Takeaways for Hosts
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Verify your zone and authorization type: The 691 quota applies only to new change-of-use conversions in four specific neighborhoods. If you're renewing an older permit, operating a primary residence, or using compensation, your property may fall outside the quota entirely. Check Nice's official teléservice before assuming you need a permit.
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Act immediately on deadline-driven applications: The 691 permits are allocated on a first-come, first-served basis through December 31, 2026. Hosts in quota zones must file complete applications now; delayed submissions will be denied once the quota fills.
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Understand the one-property-per-applicant rule: First-time applicants can claim only one STR authorization in contingency zones. Investors with multiple properties must either compensate (convert another unit to residential) or explore mixed-use licensing—no shortcuts allowed.
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Watch for recalculation before January 2027: The Métropole has promised to recalculate quotas before January 2027. These figures could tighten or shift zone-by-zone allocations. Stay informed through official channels to adapt if your zone's permits become scarcer.
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Document primary-residence usage if applicable: If your property is your principal residence, you can legally host tourists up to 120 days per year without any change-of-use authorization. Keep calendars and occupancy records to substantiate this status if audited.
The Bigger Picture
Nice's quota system reflects a broader European trend: municipalities using legal tools to manage tourism's housing impact. France's November 2024 law introduced contingency mechanisms precisely to help cities like Nice cap new STR conversions while allowing existing operations to continue. However, as the January 2026 suspension proved, quotas must be mathematically defensible and legally grounded—sloppy baselines invite court challenges.
The reinstatement of a revised quota also signals that Nice is serious about enforcement. With 19,000 active Airbnb, Booking, and Vrbo listings recorded by the local tourism office in 2025, uncontrolled growth clearly prompted regulatory action. Hosts who assume the quota is merely advisory are taking significant risk; French administrative courts have a track record of enforcing housing laws strictly.
This case illustrates why global regulators are moving toward tiered, transparent quota systems. When rules are clear and evenly applied, compliance becomes feasible; ambiguity breeds legal disputes and fines.
Stay Compliant
Do not assume Nice's STR rules apply uniformly across the city. The quota, the one-property limit, and the application deadline are specific to contingency zones and new conversions. Before listing your Nice property, check your exact zone, authorization status, and exemptions on LawfulStay.com.
Our database covers thousands of jurisdictions and is updated when rules change—as Nice's rules just did. A five-minute search could save you thousands in legal costs and prevent the loss of rental income from an unlicensed property.
Verify your compliance today. Search Nice on LawfulStay.