CGA / OGA for LMNP landlords: still useful in 2026?

Updated 12 May 2026. The question of approved management centres still comes up regularly in the files we handle in Paris for non-professional furnished landlords (LMNP). It now arises on a completely reshaped tax map. Article 11, paragraphs 4° and 6° of Law No. 2025-127 of 14 February 2025 (Finance Law for 2025) did two things at once: it repealed the income-tax reduction under Article 199 quater B of the French Tax Code (CGI) — the historic €915-cap on two-thirds of bookkeeping fees — and it abolished the entire regime of approved management organisations (OGA) as of 16 February 2025. In parallel, Law No. 2024-1039 of 19 November 2024 (the Le Meur Law) and the 2025 Finance Law tightened the micro-BIC thresholds for furnished tourist rentals and, decisively, reintegrated depreciation into the calculation of capital gains on the disposal of LMNP property. You arbitrate in 2026 on a fully reconfigured board: here is how to read it.

From the historic CGA to the merged OMGA#

A CGA (centre de gestion agréé) was a non-profit association under the 1901 law, approved by the DGFiP and created by the law of 27 December 1974 to support BIC taxpayers in securing their tax file. The AGA (association de gestion agréée) played the same role for BNC taxpayers. From 2009 onwards, the DGFiP encouraged mergers into OMGA (organismes mixtes de gestion agréés), covering both BIC and BNC under a single entity. The umbrella term OGA encompassed all three forms. A furnished landlord on the real BIC regime would therefore join a CGA or an OMGA.

The legal role of an OGA approved by the DGFiP#

The OGA carried out three missions framed by Articles 1649 quater C to 1649 quater O of the CGI: a coherence and plausibility review (ECV) of the tax package, a VAT-to-result reconciliation, and the transmission of a mission report to the DGFiP. Membership cost: €150 to €350 per year depending on the OGA, plus an annual management report benchmarking the member's ratios against a sector reference. Membership deadline: 5 months after the start of activity, or 5 months after the close of the financial year for existing entities.

Why the CGA lost its historic raison d'être#

The OGA's attractiveness rested on three stacked tax counterparts: no 25% uplift on taxable profit for members on the real regime, full deduction of the spouse's salary, and the income-tax reduction for bookkeeping expenses (Article 199 quater B CGI, capped at €915). The 2021 Finance Law (Article 34) launched the phased extinction of the uplift: 25% in 2020, 20% in 2021, 15% in 2022, 10% in 2023, then 0% in 2024. Law No. 2025-127 of 14 February 2025 closed the cycle by repealing both Article 199 quater B and the OGA approval itself. No tax counterpart now subsists from OGA membership from the taxation of 2025 income onwards.

Complete disappearance of the 25% uplift#

The 25% uplift on taxable profit for non-members of an OGA under the real BIC regime no longer exists as of the taxation of 2024 income (return filed in 2025). An LMNP on the real regime that does not go through an OGA is no longer penalised. This removal erases the first economic pillar of membership, which had been the most visible on the tax notice.

LF 2025 reform: depreciation reintegrated into LMNP capital gains#

Article 84 of Law No. 2025-127 of 14 February 2025 amends Article 150 VB, II of the CGI by introducing a new 2° bis: for disposals of furnished rental property occurring from 15 February 2025, the acquisition price retained for the calculation of the taxable capital gain is reduced by the cumulative depreciation deducted during the rental period under the real BIC regime. This is a major fiscal pivot. An investor holding a studio acquired for €250,000, depreciated by €90,000 over fifteen years and resold for €320,000, now sees the acquisition cost reduced to €160,000, producing a gross capital gain of €160,000 instead of €70,000. Limited exceptions remain for certain service residences (student, senior) subject to holding-period and approval conditions.

Micro-BIC changes for furnished rentals in 2024 and 2025#

Law No. 2024-1039 of 19 November 2024 (the Le Meur Law) recalibrated the furnished-tourism micro-BIC. Unclassified furnished tourist accommodation now sees its micro-BIC abatement reduced from 50% to 30% and its turnover threshold capped at €15,000. Classified furnished tourist accommodation keeps a 50% abatement with a €77,700 threshold. Long-term furnished rental under Article 50-0 CGI keeps the 50% micro-BIC abatement and the €77,700 threshold applicable since 2023. The practical result: for many unclassified-tourism landlords, micro-BIC loses its appeal and voluntarily opting for the real regime becomes the rational arbitrage.

Micro-BIC: flat 50% or 30% abatement#

The micro-BIC regime applies by default below the thresholds of Article 50-0 CGI. For long-term furnished rental, the 50% abatement covers expenses on a flat basis: no real deductions, no bookkeeping, declaration on the 2042-C-PRO form. For unclassified furnished tourist rental, the abatement drops to 30% from 2025. Micro-BIC remains relevant when actual costs (loan interest, taxes, condominium charges, maintenance, theoretical depreciation) fall below the flat abatement. Otherwise, the option for the real regime is mathematically the winner.

Simplified real BIC: depreciation, real expenses, the 2031 package#

The simplified real BIC regime requires commercial bookkeeping in line with the French chart of accounts, a component-based depreciation plan (structure 70-80 years, facade 30 years, fittings 10-15 years, furniture 5-10 years) and the annual filing of the 2031-SD package with annexes 2033-A to 2033-G. The result is reported on the 2042-C-PRO and taxed at the progressive income-tax scale, plus 17.2% social levies. Depreciation neutralises the taxable result for 15 to 25 years on average, turning an economically positive rent into fiscally low or nil income. This is the central lever of the LMNP under the real regime.

When to switch from micro to real#

The arbitrage rests on a comparative calculation. You add up annual loan interest, property tax excluding household waste, non-recoverable condominium charges, owner liability insurance, letting management fees, maintenance, component-based depreciation and accounting fees. If the total exceeds 50% of revenue (long-term rental) or 30% (unclassified tourism), the real regime becomes the economic arbitrage. On a recent LMNP with a sizeable mortgage, the real regime is almost always the winner for the first decade. For deeper analysis, see our LMNP tax overview and the detailed trade-offs in LMNP 2026: optimisation and new rules.

The Article 199 quater B reduction: definitively repealed#

Article 199 quater B CGI granted, on option for the real regime and OGA membership, an income-tax reduction equal to two-thirds of bookkeeping fees, capped at €915 per year. Article 11, paragraph 4° of Law No. 2025-127 of 14 February 2025 repealed this provision. The BOFiP doctrine ACTU-2025-00063 confirms: the reduction applies to financial years closed by 31 December 2024 at the latest, that is, for the last time on the 2024 income return filed in May 2025. From the taxation of 2025 income onwards (return filed in 2026), no reduction is available under this heading.

The coherence and plausibility review: gone with the approval#

The ECV was signed each year by the OGA and sent to the member and to the DGFiP. It secured the formal coherence of the tax package and, in practice, reduced the probability of a request for supporting documents. Since the abolition of the approval on 16 February 2025, the ECV no longer has legal effect. A handful of former OGAs still offer comparable services on a purely contractual basis, but without any binding tax effect. Securing the file now rests entirely on the chartered accountant registered with the Ordre des experts-comptables (OEC).

The management report and sector benchmark: still available, outside tax law#

Some organisations (former OGAs, professional federations, LMNP bookkeeping platforms) still publish sector statistics and ratio comparisons. These outputs can retain a steering value for a landlord with a sizeable portfolio. But they no longer trigger any tax advantage and no longer involve the DGFiP. They are no longer compliance tools, simply management tools. Their cost (€150 to €350 depending on the provider) should be arbitrated against the management value actually perceived.

Cost and typical accounting fees#

Membership in a former OGA today costs between €150 and €350 per year, for a now purely contractual service. Accounting fees for a simple LMNP (1 to 3 properties, 2031 + 2033 + 2042-C-PRO) typically run between €600 and €1,200 excluding VAT per year at a chartered accountant registered with the OEC. For a complex LMNP (multi-property, undivided ownership, cross SCI / LMNP structure, international mobility), expect €1,500 to €3,500 excluding VAT per year.

The €915 cap no longer exists#

Before 2025, the arbitrage held in one line: membership €200 + accounting fees €800 = €1,000 of spend, of which two-thirds capped at €915 gave a tax reduction of €666. The net cost of support fell to €334. This equation disappeared with Article 199 quater B. Today, €1,000 of LMNP accounting and membership expenses remain €1,000 of deductible charges on the real regime (no longer a tax reduction), producing an income-tax saving that varies by marginal rate (€300 to €410 for a 30 to 41% marginal bracket), without any additional abatement.

The break-even of membership: now negative#

Membership in a former OGA no longer brings any direct tax benefit. Its residual value is limited to the management report and possibly some administrative support. For the majority of simple LMNPs supported by a firm, membership is no longer profitable. For an LMNP who used to prepare their own tax package and have it visa-stamped by an OGA, the abolition of the approval now requires either full self-reliance or moving under the signature of a chartered accountant.

Choose a chartered accountant registered with the OEC#

The chartered accountant registered with the Ordre engages their professional civil liability (Ordinance No. 45-2138, Article 12) and keeps the LMNP's bookkeeping on the real regime in line with the French chart of accounts. They prepare the 2031-SD package, optimise the component-based depreciation plan, manage the annual CFE (deadline 15 December), pilot the impots.gouv.fr professional space and sign the file. For our approach, see our Paris 8 accounting services and the trade-off detail in How to choose an accounting firm specialised in LMNP under the real regime.

Secure the filing calendar#

Six obligations apply to every LMNP under the real regime in 2026: INSEE / SIRET registration via the single-window business counter within 15 days of the start of rental; commercial bookkeeping kept for 10 years (Commercial Code L. 123-22); 2031-SD package and annexes 2033 filed at the latest on 3 May 2026 for a financial year ended 31 December 2025; 2042-C-PRO return; annual CFE; management of the impots.gouv.fr professional space, mandatory since 2017. VAT is only due above €91,900 of revenue (Article 293 B CGI, base franchise 2026).

LMNP or LMP: reassess the qualification every year#

Article 35 bis CGI, amended by the 2025 Finance Law, classifies a landlord as professional (LMP) when annual revenues exceed €23,000 and exceed the household's other activity income (salaries, BIC, BNC, BA, manager remuneration). The LMP regime opens the imputation of losses against overall income and the professional capital-gain treatment (Article 151 septies CGI, exemption if revenue below €90,000 and activity carried out for at least 5 years). Under LMNP, losses are imputable only against future LMNP income for 10 years (Article 156, I, 1° ter CGI). The LMNP / LMP switch must be checked each year.

The arbitrage to set in 2026: micro, real without OGA, or real with chartered accountant#

In the files we handle in Paris, three scenarios emerge. A landlord with a single long-term rental and annual rent below €15,000, with no significant loan, often gains from staying on micro-BIC: 50% abatement, no bookkeeping, no membership. An LMNP on the real regime with one or two properties and an ongoing mortgage gains from working with a chartered accountant from year one: €600 to €1,200 excluding VAT of deductible fees, optimised component-based depreciation plan, neutralisation of the taxable result over 15 to 25 years. A multi-property LMNP, with undivided ownership or a mixed SCI / LMNP setup, requires deeper sector expertise and coordination with global wealth planning, which we cover through our private wealth management service.

The underestimated risk: the LF 2025 capital-gains reform#