Short-Term Rental Regulations in Toulon.

1. Primary residence vs. secondary residence: The rules of the game

In Toulon, the first step in ensuring compliance is to define the status of your property. In 2026, the line between occasional landlords and professional investors is being monitored more closely than ever.

Primary residence: The 120-day rule

If you rent the accommodation you occupy for more than 8 months of the year, you are considered to be living in your primary residence.

• The quota: You cannot rent out your property for more than 120 days per year.
• New for 2026: The law now allows municipalities in high-demand areas to vote to reduce this limit to 90 days. Although Toulon is currently sticking to the national threshold, vigilance is required as the municipality now has this lever at its disposal to (attempt to) free up rental properties for year-round letting.

Secondary residences: Mandatory change of use

If the property is not your primary residence, short-term rentals are considered a commercial activity.

• Advance notification: You must notify the Toulon city hall.
• Sustainability: Unlike certain cities such as Nice and Marseille, which impose "compensation" measures (requiring the purchase of commercial space to convert it into housing), Toulon will maintain a more pragmatic approach in 2026, but registration remains a non-negotiable step before any listing can go online.

The EPC: The new thermal "rental permit"

This is the big change of 2026. The "Le Meur" law has aligned the decency requirements for short-term rentals with those for traditional rentals.

• Ban on energy-inefficient properties: If your property is classified as G or F in the Energy Performance Certificate (EPC), it is now prohibited to offer it for short-term rental.
• The goal: To prevent owners of energy-inefficient homes from turning to Airbnb to get around bans on year-round rentals.
• Penalty: In the event of an inspection, the absence of a compliant EPC may result in an immediate ban on renting and daily financial penalties.

In summary: In Toulon in 2026, your LCD project begins with a technical assessment. Without a minimum E-class energy performance certificate, your business will be blocked administratively before it even begins.

2. The registration number: the revolution of May 2026

This is the cornerstone of the new regulations. Until now, each municipality has managed its own reporting system, but May 20, 2026 marks the end of administrative fragmentation with the entry into force of a single national online service.

The end of opacity: a one-stop shop

Forget the old, sometimes vague local procedures. From now on, all property owners in Toulon must register on a centralized national platform. This system replaces the old systems to offer complete traceability.

• The principle: Before you even post your first photo on Airbnb or Booking, you must obtain your 13-digit registration number.
• The objective: To enable the State and the Toulon Provence Méditerranée (TPM) metropolitan area to have a real-time view of the rental market and to ensure that each dwelling complies with quotas and safety standards.

The posting requirement: no number, no advertisement

The rule is now strict: the registration number must be clearly visible on all online ads.

• Automatic blocking: In 2026, booking platforms will be legally required to block or remove any listing that does not include a valid phone number.
• Platform responsibility: Sites such as Airbnb are now jointly responsible. If they maintain a non-compliant listing in Toulon, they are liable to heavy fines, which makes them extremely vigilant about checking your administrative credentials.

Automated control: cross-referencing data

This is where the system becomes formidable for fraudsters. The new national portal allows for automatic data cross-referencing:

1. City Hall & Platforms: The city of Toulon automatically receives a breakdown of the number of nights sold for each registration number.
2. Compliance with the 120-day rule: For primary residences, the system automatically blocks calendars as soon as the legal limit is reached.
3. DPE verification: The registration number is now linked to the property's tax ID, allowing you to instantly verify whether the Energy Performance Certificate (DPE) authorizes rental.

Expert opinion: This registration number is no longer a mere formality; it is your rental company's "license plate." In Toulon, checks are no longer carried out solely in the field, but via algorithms that detect anomalies in a matter of seconds.

3. Tourist tax: Your obligations to the metropolitan area (TPM)

In Toulon, the tourist tax is not optional, but a local tax collected by the accommodation provider on behalf of the Toulon Provence Méditerranée (TPM) metropolitan area. In 2026, the methods for calculating and paying the tax will be strictly regulated in order to finance the region's tourist appeal.

Who pays what? (2026 pricing)

The amount of tax depends on the comfort level of your accommodation, hence the crucial importance of the classification:

• For classified furnished accommodations (1 to 5 stars): The rate is fixed per person per night.
• For unclassified (or pending classification) furnished accommodations: This is where vigilance is required. The tax is proportional: it amounts to 5% of the price per night (per person), excluding tax, up to a ceiling set by the metropolitan authority.
• Additional taxes: Please note that additional departmental (10%) and regional (34% for the Ligne Nouvelle Provence Côte d'Azur) taxes are added to the base rate. These surcharges are automatically calculated on the metropolitan area's website.

The TPM portal: Your mandatory interface

The metropolitan area has centralized all procedures on a dedicated platform: tpm.taxesejour.fr.

• Monthly declaration: Even if you have not had any rentals in a given month, you must still submit a "zero declaration."
• Payment: Payment is generally made on a quarterly or four-monthly basis according to the schedule set by the TPM authority.

Automatic collection vs. Direct management

• Via platforms (Airbnb, Booking, etc.): In 2026, these intermediaries will automatically collect the tax at the time of booking and pay it directly to the city. Please note: You must still check that your registration number is correctly configured on your profile so that the amounts are allocated correctly.
• Live (personal website, Leboncoin, etc.): It is up to you, the owner, to calculate the tax, charge it to the traveler, collect it, and pay it via the TPM portal.

Important note for 2026: Checks on tourist tax payments are now cross-referenced with the new national accommodation database. Any inconsistency between your declared income and the tax paid may trigger an administrative audit.

4. Condominiums: Neighbors' new right of inspection

For a long time, co-owners wishing to ban short-term rentals in their buildings faced a wall of unanimity. In 2026, the situation changed: the "Le Meur" law gave co-owners' associations new levers to regulate, or even ban, the tourist rental business.

The two-thirds majority vote: A major turning point

This is the big change that is causing concern among investors. From now on, a general meeting can vote to ban short-term rentals by a two-thirds majority (amended Article 26), rather than unanimously.

• Scope of application: This measure mainly targets lots that are not already designated for commercial use in the condominium bylaws.
• Protection of your primary residence: Please note that this prohibition by the General Assembly cannot generally prevent you from renting out your own primary residence (within the limit of 120 days), as this would constitute a disproportionate infringement of property rights.

The "bourgeois housing clause" under the microscope

Even without a new vote, the condominium rules remain your primary judge. In Toulon, many older buildings have an exclusive bourgeois residence clause.

• In 2026, case law became stricter: if your regulations stipulate that the building is exclusively reserved for residential use, seasonal rentals (considered commercial in nature) may be deemed illegal by a court in the event of repeated nuisances.

The trustee's obligation to provide information

You can no longer act "in secret." The law now imposes a requirement for transparent information:

1. As soon as you obtain your registration number from the Toulon town hall, you must inform the condominium manager.
2. The property manager is then required to include this information on the agenda of the next general meeting.The objective is clear: to remove the anonymity of renters in order to facilitate dialogue and the management of any nuisances.

Pro tip: Don't just comply with regulations, anticipate them. In 2026, the sustainability of your business will depend on "social peace" in the building. Communicate with your neighbors, post strict house rules in your home (no parties, respect for quiet hours), and be responsive to any reports from the property manager.

Conclusion: Professionalization, the key to sustainability in Toulon

The message is clear: in 2026, short-term rentals in Toulon will no longer be a simple "add-on" activity that can be managed remotely, but a highly regulated sector. Between mandatory energy audits, centralized registration numbers, and increased power for condominium associations, the noose is tightening around landlords who don't play by the rules.

However, this strictness also presents an opportunity for serious landlords. By scrupulously following these rules, you can clean up the market, reassure your neighbors, and secure your investment in the long term. In Toulon, the city remains open to short-term rentals, provided that they are carried out with respect for the local rental market and the comfort of all.

Your 2026 compliance checklist:

• Technical audit: Is your property rated E, D, or better on the EPC?
• Permit: If this is a second home, have you declared the change of use?
• Registration: Have you retrieved your 13-digit number from the national portal (mandatory since May 2026)?
• Transparency: Has your property manager been informed of your activity?
• Tourist tax: Are your listings correctly configured on the TPM metropolitan area portal?

Navigating these regulatory waters requires vigilance, but it is the price you must pay to transform your Toulon property into a high-performing and worry-free asset.