Coliving does not have its own legal status under French law. Each coliving project therefore relies on the combination of existing rental regimes, whose constraints vary significantly in terms of duration, taxation, and permitted services. Comparing these regimes requires measuring three parameters: the minimum commitment duration, the flexibility of resident turnover, and the tax treatment for the landlord.
Comparative table of leases usable in coliving
Before detailing each arrangement, a synthetic overview allows us to identify the differences between the main contracts used by coliving operators in France.
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| Type of lease | Reference text | Minimum duration | Target audience | Renewal |
|---|---|---|---|---|
| Classic furnished lease | Law of July 6, 1989, art. 25-3 and following | 1 year (9 months for a student) | Any occupant | Automatic renewal |
| Mobility lease | ELAN Law 2018, art. 25-12 and following | 1 month | Student, intern, employee on assignment, professional training | Non-renewable |
| 9-month student lease | Law of July 6, 1989, art. 25-7 | 9 months | Students only | Non-renewable |
| Commercial lease (service residence) | Commercial Code, art. L.145-1 and following | 9 years (operator) | Management operator | Regulated renewal |
This table highlights a point often underestimated: the minimum duration conditions the profile of eligible residents. A classic furnished lease locks in occupancy for a minimum of one year, while the mobility lease drops to one month, which radically changes the management of a coliving space.
To delve deeper into the possible contractual arrangements, a file dedicated to types of leases on Direct Immobilier details the practical implications of each regime.
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Classic furnished lease law 89 vs mobility lease: two rotation logics
The one-year furnished lease remains the legal foundation for the majority of first-generation colivings. It offers appreciable rental stability and a framework well-known to insurers. The landlord benefits from the LMNP regime with depreciation deductions, which compresses the taxation on rents.
On the other hand, this lease limits flexibility. A resident wishing to leave before the term must respect a one-month notice. From the manager’s side, the automatic renewal prevents easily freeing up a unit to adjust the mix of residents.
Rise of the mobility lease
Operators targeting young professionals on short assignments or students on internships now prefer the mobility lease. Its duration, ranging from one to ten months, allows for rapid turnover without the risk of reclassification as tourist rental, provided the tenant justifies an eligible reason (training, temporary employment, studies).
The trade-off is twofold. The mobility lease prohibits the landlord from requiring a security deposit (the Visale guarantee or a guarantor remains possible). It is non-renewable: at its end, either the resident leaves the accommodation, or a new contract (classic furnished, for example) takes over.
- The classic furnished lease is suitable for colivings aiming for stable occupancy over twelve months or more, with a mixed audience.
- The mobility lease adapts to residences with high turnover, oriented towards professional assignments or internships, with stays of a few months.
- Combining both within the same building allows for diversifying resident profiles but imposes rigorous rental management to avoid gaps between two contracts.
Service residence and commercial lease: the para-hotel model
Some operators structure their coliving under the regime of service residences. The owner then signs a commercial lease with an operator, who takes care of daily management and provides at least three of the four required para-hotel services (reception, cleaning, linen supply, breakfast).
This arrangement presents a notable tax advantage: VAT becomes recoverable on the acquisition of the property and on charges. The landlord receives a guaranteed rent from the operator, regardless of the actual occupancy rate.
Specific risks to monitor
The LF 2025, in its article 84, reintegrates depreciation into the acquisition price for the calculation of capital gains upon resale. Three categories of residences are exempted: student residences (L.631-12), senior residences (L.631-13), and nursing homes. Classic coliving is not included in this list of exemptions.
Furthermore, the Council of State has tightened its interpretation of the eligibility conditions for para-hotel VAT. An operator who only provides weekly cleaning and a basic reception risks a tax reclassification, with VAT recovery for several years.
Local regulation and regulatory pressure on lease duration
Since the “zero coliving” policy announced by the City of Paris in October 2025, local authorities are closely monitoring the boundary between coliving and disguised tourist rentals. The Senate PPL No. 117, adopted in December 2025, reinforces this trend by proposing stricter regulation of the minimum duration of leases and the nature of services provided.
For project holders, this means that the choice of lease is no longer just fiscal; it becomes a signal of regulatory compliance. A coliving operated exclusively on very short mobility leases, in a tense area, attracts the attention of urban planning services. Conversely, a residence structured around one-year furnished leases, supplemented by some mobility leases for transitional stays, presents a more readable regulatory profile.
The determining parameter remains the alignment between the type of lease, the actual audience welcomed, and the services provided. A mobility lease used for a resident who does not fall into any eligible category exposes the landlord to a reclassification as a classic furnished lease, with all the obligations of duration and notice that ensue. Choosing the right contract from the project’s design phase avoids costly adjustments once operations begin.