The successor to Pinel has arrived: depreciation up to 5.5%, property deficit up to 21,400 euros, no geographic zoning. Reserved for apartment buildings. Find here the comparison, simulator and all practical information.
3.5% to 5.5%/year (new), 3% to 4%/year (renovated)
10,700 euros/year (or 21,400 euros/year if energy renovation)
Pinel caps by ABC zone (A bis, A, B1, B2, C)
Apartments only (no houses)
Mandatory 9-year commitment
Final version adopted in the 2026 Finance Act (article 12 octies).
Deduction of depreciation on 80% of the property value (excluding land), deductible from global income:
Depreciation can create a property deficit deductible from global income, capped at 10,700 euros/year (or 21,400 euros/year if energy renovation - EPC E/F/G to A/B/C/D upgrade). First time an unfurnished rental scheme combines depreciation and deduction from global income.
Unlike Pinel (zones A bis, A, B1), the Jeanbrun scheme applies across all French territory, mainland and overseas. Goal: revive investment in medium-sized cities and rural areas.
Fixed rental period as tenant's primary residence. The property must be rented unfurnished. Rental to ascendants/descendants/in-laws up to 2nd degree prohibited.
Rents are capped according to Pinel schedules by ABC zone: A bis (19.71 euros/m2), A (14.64 euros/m2), B1 (11.80 euros/m2), B2 (10.26 euros/m2), C (10.26 euros/m2). Intermediate level = Pinel cap, social = municipality-specific social ceiling, very social = municipality-specific very-social ceiling.
The fundamental differences between the two schemes.
| Criteria | Pinel (ended 2024) | Jeanbrun (2026) |
|---|---|---|
| Tax mechanism | Direct tax reduction | Annual depreciation |
| Deduction | Income tax only | Global income |
| Rate | 9% to 14% of price (21% Pinel+) | 3.5% to 5.5% per year |
| Commitment period | 6, 9 or 12 years (choice) | 9 years fixed |
| Zoning | Zones A bis, A, B1 required | None (all territory) |
| Renovated eligible | No | Yes (works >= 30%, apartments) |
| Property deficit | Capped at 10,700 euros | 10,700 euros/year (or 21,400 euros if energy renovation) |
| Eligible properties | New only | Apartment buildings (new/renovated) |
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To better understand the impact of the status on your investments.
Purchase of a renovated 1-bedroom apartment for 200,000 euros with 40,000 euros of works. Annual rent: 10,000 euros, other expenses: 2,000 euros.
| Before the status | |
| Property result (Rent - Expenses) | 8,000 euros |
| Depreciation | 0 euros |
| Taxable base | 8,000 euros |
| After the status | |
| Property result (Rent - Expenses) | 8,000 euros |
| Deductible depreciation (200k euros * 80% * 4%) | - 6,400 euros |
| New taxable base | 1,600 euros |
Summary: The property taxable base is divided by 5 thanks to depreciation, considerably reducing tax on rental income.
Rental of a studio generating 25,000 euros in annual rent, no longer eligible for the current micro scheme (>15k euros).
| Before the status | |
| Applicable scheme | Simplified Real |
| Taxable base (Rent - Actual expenses) | ~23,000 euros |
| After the status | |
| Applicable scheme | Micro-Foncier |
| Increased allowance (50% of 25k euros) | - 12,500 euros |
| New taxable base | 12,500 euros |
Summary: This landlord becomes eligible for micro-foncier again and their taxable base is almost halved, with ultra-simplified administrative management.
Rights, obligations and responsibilities of the landlord-owner.
Choosing the right tax framework for your situation.
| Scheme | Type | Threshold | Main advantage |
|---|---|---|---|
| Micro-foncier | Unfurnished rental | <= 15,000 euros/year | Flat-rate allowance 30% |
| Real foncier | Unfurnished rental | None | Deduction of actual expenses + property deficit |
| Micro-BIC | Furnished (LMNP) | <= 77,700 euros/year | Flat-rate allowance 50% |
| Real BIC (LMNP) | Furnished | None | Actual expenses + property depreciation |
| LMP | Professional furnished | > 23,000 euros and > 50% income | Deficit deductible from global income + capital gains exemption |
| SCI IR | Unfurnished or furnished | None | Tax transparency (property income) |
| SCI IS | Unfurnished or furnished | None | Depreciation + corporate tax rate (15% then 25%) |
| Relance Logement Scheme | Unfurnished rental | Apartments only | Depreciation 3.5-5.5%/year + 10,700 euros deficit (or 21,400 euros) |
The micro scheme (foncier or BIC) is simple but rarely optimal. If your expenses exceed 30% (unfurnished) or 50% (furnished) of your rent, switch to real.
Furnished (LMNP) allows depreciation of the property, classic unfurnished does not. But Jeanbrun changes the game in 2026 with depreciation for unfurnished rental.
Ideal for investing together or transferring assets. Corporate tax allows depreciation but capital gains on resale are less favorable.
Responding to the housing crisis, securing private investment and supporting affordable rents.
Target of 400,000 housing units/year, of which 50,000 directly from the scheme, through restored profitability and stable framework.
The reform aims for a positive impact from 2026 (VAT, transfer duties, activity), while limiting windfall effects via gradual implementation.
A dedicated bonus for rents below market rate to support access for modest and intermediate households.
Individual owners and management SCIs, in long-term unfurnished rental only.
Flat-rate depreciation 3.5% to 5.5%/year on 80% of property value (excluding land): 3.5% (intermediate), 4.5% (social), 5.5% (very social).
Depreciation 3% to 4%/year if works >= 30% of property value, depending on rent level (intermediate, social, very social).
Real foncier mandatory (depreciation + actual expenses); property deficit capped at 10,700 euros/year (or 21,400 euros/year if energy renovation), deductible from global income.
From the Daubresse-Cosson report to PLF 2026 adoption.
June 30, 2025: Submission of Daubresse-Cosson report "For a sustainable revival of rental investment".
October 12, 2025: Appointment of Vincent Jeanbrun as Minister of City and Housing.
October 14, 2025: Filing of PLF 2026 including the scheme (article 12 octies).
November 14, 2025: Adoption by the National Assembly (158 votes against 49).
November 30, 2025: Adoption by the Senate after sub-amendment reducing cost to 1.2 billion euros.
January 20, 2026: Article 49.3 invoked by Prime Minister Sébastien Lecornu.
February 2, 2026: Definitive adoption of Budget 2026 (last 49.3).
February 3, 2026: Conseil constitutionnel referred by 4 parties (LFI, RN, PS, Écologistes).
February 19, 2026: Conseil constitutionnel decision No. 2026-901 DC — text validated. Law No. 2026-103 enacted.
February 20, 2026: Published in Official Journal No. 0043. The scheme is in force; the 2026 scale has been published.
Answers to the most common questions about the Jeanbrun scheme.
Official links, tools and practical guides for landlord-owners.
Important: Law No. 2026-103 was enacted on February 19, 2026 (CC decision No. 2026-901 DC of 02/19/2026 — validated) and published in Official Journal No. 0043 on February 20, 2026. The scheme is in force; the 2026 rent-cap scale has been published. Only texts published in the Official Journal are authoritative. Last update: February 20, 2026.
This website is an independent initiative created by real estate and tax professionals. Our mission is to provide clear, concise and up-to-date information on private landlord status to help investors make informed decisions. We are not affiliated with any government organization.