LMNP vs. LMP in 2026: Status, Thresholds, and Expenses for Landlords

LMNP and LMP: choosing between non-professional furnished landlord and professional furnished landlord is not just an accounting detail. It's a decision that influences your social security contributions, how capital gains are handled at resale, and the ability to create reportable deficits.

In 2026, with the rise of audits, the micro-BIC reform, and the professionalization of short-term rentals, this subject systematically comes up in video calls with the hosts and concierge services we support. This article clarifies the legal criteria, the thresholds to watch, and the typical expenses for each status.

It complements our 2026 short-term rental taxation guide by focusing on the LMNP/LMP boundary — which must be validated with your accountant, as your personal situation (salaried income, assets, SCI, concierge service) changes the answer.

In Brief

LMNP covers ancillary furnished rental, while LMP applies if your receipts exceed €23,000 and dominate your other professional income. In LMP, you pay Urssaf (social security) contributions and capital gains at resale fall under the professional regime, not the individual regime. Deductible expenses (interest, cleaning, OTA commissions, depreciation) differ depending on whether you opt for micro-BIC or the LMNP/LMP actual cost regime. Anticipate the LMP switch with an annual dashboard that cross-references short-term rental receipts, non-rental income, and capital gains projections before resale.

LMNP and LMP: Two Statuses, Two Logics

LMNP corresponds to an ancillary furnished rental activity: you rent one or more properties, but the activity does not constitute your main source of professional income in the fiscal sense. You can opt for micro-BIC (flat-rate allowance) or the actual regime with depreciation and line-by-line deductible expenses.

LMP applies when two cumulative conditions are met (article 155, IV of the CGI, to be checked on the current version):

1. Annual receipts from furnished rental exceed €23,000;
2. These receipts are greater than your other professional activity income (salaries, BIC, BNC, etc.) for the year.

In LMP, you are considered to be exercising a professional activity: contributions to Urssaf (SSI) on profits, professional capital gains regime at disposal, and the possibility of reportable deficit on global income under certain conditions. It's neither "better" nor "worse" in absolute terms: it's a category change with long-term consequences.

Thresholds to Watch in 2026

Beyond the €23,000 receipts threshold, other caps structure your strategy.

Respect the micro-BIC cap if you remain LMNP and opt for the flat rate: exceeding it two consecutive years can switch you to the actual regime. Monitor the LMP threshold by cross-referencing short-term rental receipts and salaried or independent income: a salaried person at €45,000 gross can remain LMNP with €30,000 in rental receipts, while a retiree without significant professional activity can switch to LMP faster. Finally, VAT remains in principle exempt for long-term furnished rental, but short-term para-hotel rental or certain services can raise questions — your accountant qualifies each flow, including upsell revenue.

|> Take Action — Book a one-hour video call to structure your multi-property portfolio, or consult our rates.

Deductible Expenses: What Changes According to the Regime

In LMNP actual cost, you deduct the expenses actually incurred: loan interest, PNO insurance, property tax, CFE, cleaning, OTA commissions, concierge service, small maintenance, accounting fees, and tool subscriptions. The depreciation of the property (excluding land) and furniture reduces the taxable base without cash outflow. This is a major lever for recent or renovated properties.

In LMP actual cost, the scope of expenses is similar in substance. The overall logic changes, however: you integrate the activity into a professional result subject to contributions. Any deficits can, under conditions, be offset against your global income. This is useful in the scale-up phase (work, low occupancy period).

Many hosts forget deductible expenses: bank fees and payment commissions (Stripe on direct bookings), travel related to operations (guest reception, cleaning check) to be documented, training and specialized short-term rental advice, and the depreciation of furniture bought for the rental (invoices kept).

In micro-BIC, no line-by-line deduction: the flat-rate allowance theoretically covers your expenses. If your actual expense rate exceeds 50% of turnover, LMNP actual cost deserves a simulation — detailed in our 2026 short-term rental taxation article.

Capital Gains and Resale: The Often Underestimated Stake

In LMNP, the disposal of the property generally falls under the individual capital gains regime: allowances for holding period, possible exemption after twenty-two years for income tax (subject to current texts), and possible reintegration of depreciation practiced in LMNP — a technical point your accountant models before any sale.

In LMP, the capital gain is treated as professional: different taxation, without classic "individual" allowances. For an investor planning to resell in the medium term, the LMP switch can be expensive at exit, even if current operations seem optimized.

Adopt prudent strategies: anticipate the holding period before investing, separate primary / secondary residence / rental investment assets, and avoid "switching to LMP inadvertently" by letting receipts inflate without looking at the relationship to other income.

Multi-Property and Concierge Service: Who is LMNP, Who is LMP?

An owner who entrusts their property to a concierge service remains in principle the landlord in the eyes of the tax authorities: the receipts they declare are the rents and rental income. The concierge service bills for management services (commission, cleaning rebilled according to setup) — distinct BIC activity.

If you manage multiple properties directly or via a dedicated structure, the cumulative receipts accelerate crossing the thresholds. Our multi-property management guide details operational organization; on the fiscal side, each new accommodation adds turnover and potentially brings you closer to LMP status.

For a concierge service that rents in its own name (commercial lease, subletting, management with broad mandate), the qualification may differ: do not automatically transpose the regime of the isolated owner. A video call with your expert and, if necessary, a lawyer specialized in short-term rentals is worth the investment.

LMNP, LMP, and Choice of Tax Regime

Regardless of the LMNP/LMP status, you also choose the tax regime: micro-BIC (simplicity, 50% allowance in 2026, revenue cap) or simplified or normal actual cost (actual expenses, depreciation, accounting obligation).

An LMP is under the actual cost regime — no micro-BIC possible. An LMNP can stay in micro as long as they respect the caps and haven't opted for actual cost irrevocably in certain cases.

The switch from micro → actual cost is often justified when commissions and cleaning significantly exceed 50% of receipts, when you have a mortgage with significant interest, or when you invest in depreciable furniture and renovation.

LMNP/LMP Errors to Avoid in 2026

1. Confusing LMNP and micro-BIC: The first is an activity status, the second a tax regime.
2. Ignoring the LMP threshold after a record Airbnb year without parallel salary.
3. Mixing personal and professional accounts — audits cross-reference bank and platforms.
4. Forgetting to declare direct income or upsells — even small, they count towards thresholds.
5. Selling without a capital gains simulation after years of actual cost depreciation.

Managing Your Data to Facilitate the Accountant's Work

The LMNP/LMP boundary is played out on reliable figures. Centralize bookings, commissions, paid services, and bank exports to reduce gaps at year-end.

To structure operations without a heavy PMS, Majordia offers a digital guide per accommodation. The AI Majordomo (available starting from the Individual and Pro plans, not on the Lite plan) assists your travelers during the stay. The Individual plan covers up to 4 accommodations; the Pro plan is for portfolios of 5 accommodations and more.

Need a personalized exchange? Book a video call. Product questions: /support. Account creation: /login?mode=register.

Illustrative Case Studies

Case A — Salaried employee at €38,000 net annual, short-term rental studio at €22,000 in receipts: LMNP, micro-BIC possible if cap respected.

Case B — Former executive without activity, two one-bedroom apartments totaling €28,000 in receipts: LMP risk if receipts > other income.

Case C — Couple with a property under LMNP actual cost (depreciation) and resale project in 8 years: capital gains simulation before deciding to buy a third property.

These scenarios are educational; only a qualified professional can decide on your case.

FAQ

LMNP: Can you stay under the €23,000 receipts threshold?

Yes, as long as the two LMP conditions are not met. Below €23,000 in receipts, you remain LMNP even if rental is your only activity.

LMP Status: Automatic or Declarative in Furnished Rental?

It results from the facts (receipts and comparison to other income). You don't "check" an LMP box: your declaration and accounting must reflect reality.

Do upsell receipts count towards the LMP threshold?

Ancillary income related to the rental (breakfast, late checkout billed to the traveler, etc.) in principle enters the activity receipts — to be qualified with your accountant according to the nature of each service.

Does an LMNP under actual cost pay social security contributions?

No, in principle, unlike LMP. Special cases (para-hotel activity, mixed statuses) can open exceptions.

Can you switch back from LMP to LMNP after switching?

It is complex and subject to strict conditions (cessation of activity, durations, options). Anticipate with your expert rather than counting on an automatic return.

Does Majordia replace an accountant?

No. Majordia structures the guest experience and operations; the LMNP/LMP qualification and declarations are the responsibility of your tax advisor. Consult our rates for the tool, and /visio for a short-term rental business exchange.

Conclusion: In 2026, the LMNP/LMP duo is not an abstraction: it determines how you will be taxed, socially protected, and taxed at resale. Cross-reference your projections with our short-term rental tax guide, manage your actual expenses, and plan each new property in a multi-year logic. Disclaimer: This article is informative and does not constitute personalized tax advice.