Expert Comptable LMNP: national accounting support and financial strategy for furnished rental investors in France

You are searching for "expert comptable LMNP" to find a firm capable of managing the specific accounting and tax obligations of a furnished rental activity in France — and of optimising your tax position through the strategic use of depreciation, the correct choice between BIC régime réel and micro-BIC, and the right structuring decisions for your property portfolio. This page was built for LMNP investors who want a specialist accountant, not a generalist who files your return without analysing the options.

In practice, high-performance accounting support for a LMNP (Loueur Meublé Non Professionnel) investor rests on three pillars. The first is fiscal reliability — the LMNP régime réel requires a full accounting declaration (liasse fiscale 2031) and a correctly calculated depreciation plan for each property; errors cost you tax efficiency and create audit risk. The second is active optimisation, using depreciation, deductible charges, and structural choices to minimise your taxable BIC income and preserve the tax benefits of the status. The third is long-term structuring — choosing between LMNP and LMP status, between a personal holding and a SCI or SAS structure, and planning the eventual resale to minimise capital gains exposure.

We support LMNP investors across France with a digital model and regular review points. Based in Paris, our organisation is built for national execution.

A specialist LMNP accountant does not simply file the 2031 tax return. They manage the entire accounting and depreciation framework for your furnished rental activity, ensure the optimal use of every deductible item, and advise on the structural decisions that affect your long-term tax position.

This starts with a complete inventory of each property: acquisition price, notary fees, agency fees, fit-out costs, and furniture value — all of which need to be correctly allocated to the depreciation components (gros œuvre, second œuvre, agencements, mobilier) to maximise the annual depreciation deduction. We then maintain the accounts, apply the correct cut-off for revenue and expenses, and produce the annual liasse fiscale 2031 with all annexes.

Support also covers the VAT dimension where applicable (para-hôtellerie), the BIC vs. IS regime choice when a company structure is considered, and the planning required to ensure that accumulated depreciation does not create an unexpected taxable gain at resale.

For expert comptable LMNP, the recurring priorities are:

• ▸IR/IS arbitrage, depreciation strategy and tax treatment at resale
• ▸VAT management on renovation works, furnished rentals and para-hôtellerie services
• ▸project-by-project cash flow planning and anticipation of tax deadlines
• ▸SCI, holding and wealth transfer structuring

Beyond these priorities, we address quality of supporting documentation for each property, consistency of rental contracts, security of banking flows, and monitoring of loan obligations. We work with a value logic: every accounting decision in a LMNP has a quantifiable tax impact — getting the depreciation plan right from the first year produces cumulative tax savings over the life of the investment.

1. Diagnosis and depreciation plan construction

We start with a complete review of each property: acquisition documents, notary fees, renovation invoices, furniture purchases, and any other capitalised costs. We construct the depreciation plan for each component and quantify the annual depreciation available. This diagnosis also covers the regime choice (micro-BIC vs. BIC régime réel) and the VAT position.

2. Annual accounts and 2031 tax filing

We maintain the accounting for the LMNP activity throughout the year, apply the correct revenue and expense cut-off, calculate the annual depreciation, and produce the full liasse fiscale 2031 with all supporting annexes. We file on time and handle any queries from the tax administration.

3. Annual optimisation review

Each year, we review the depreciation plan, assess the impact of any new investments, renovations, or furniture replacements, and analyse the tax position for the current and following years. We also review the structural question — whether the activity should remain in LMNP status or transition to a different vehicle — and the resale planning.

4. Structural and wealth planning

We model the long-term tax trajectory: cumulative depreciation vs. acquisition cost, the eventual capital gains position at resale, and the impact of different holding structures on the investor's overall wealth situation. This includes the SCI (IS or IR regime) arbitrage, the use of a holding company, and the timing of portfolio restructuring or expansion.

Starting situation: a LMNP investor with two furnished apartments in Paris totalling €620k in acquisition value, previously advised to use the micro-BIC regime, no depreciation plan constructed, and a significant tax overpayment over the previous three years due to the incorrect regime choice.

Actions taken: analysis of the micro-BIC vs. BIC régime réel comparison, decision to switch to BIC régime réel, construction of the full depreciation plan for both properties, amended returns for the two prior years where possible, and preparation of the 2031 liasse with full depreciation applied.

Result: €8,400 recovered in tax credit from the amended returns, annual tax saving of €4,200 going forward through full depreciation, and a clear depreciation schedule showing the projected tax position through to the expected resale date.

Starting situation: a LMNP investor building a portfolio of five furnished apartments across two cities with a total value of €1.4M, approaching the LMP (Loueur Meublé Professionnel) threshold, uncertain whether to cross it or remain below, and wanting to understand the impact of a holding structure on his inheritance planning.

Actions taken: LMP vs. LMNP threshold analysis with quantified tax impact of crossing the threshold (notably the difference in social charges and capital gains regime at resale), multi-scenario simulation of personal holding vs. SCI IS structure for the growing portfolio, depreciation plan optimisation across all five properties, and integration with the investor's overall wealth and inheritance planning.

Result: decision to remain below LMP threshold with a restructuring of rental income to stay compliant, SCI IS structure created for the two newest acquisitions to isolate the tax regime choice, depreciation maximised across all properties, and an inheritance planning framework in place that avoids double taxation at the next generation's acquisition.

To make your tax position robust and your documentation audit-ready, we deploy a continuous checklist. Each year, we validate revenue and expense completeness, review the depreciation plan for any adjustments from renovation or furniture replacement, file the 2031 on time, and update the long-term tax trajectory model. Before any new acquisition, we analyse the impact on the overall portfolio's depreciation position, regime choice, and structural framework. Before any resale, we model the capital gains position and identify any structuring steps that should be taken before the transaction.

This discipline protects the investor against the most common LMNP pitfalls: incorrect depreciation plans that waste deductions, regime choices that are not revisited as the portfolio grows, and resales that generate unexpected taxable gains because the depreciation history was not properly modelled.

From the start, you receive a complete depreciation plan for each property, a regime choice analysis, and a quantified tax saving projection. We document the assumptions made, the supporting documentation requirements, and the control points that guarantee the quality of your annual 2031 filing. This setup very quickly converts a vague sense that "the accountant handles it" into a clear, active tax optimisation strategy that you can follow and explain.

You also gain the confidence to make acquisition decisions with a clear understanding of the tax impact. A well-structured LMNP portfolio that is actively managed from a tax perspective significantly outperforms one that is simply declared correctly.

What is the difference between micro-BIC and BIC régime réel for LMNP?

Under micro-BIC, you declare 50% of your gross rental income (after a 50% abatement) as taxable BIC. Under BIC régime réel, you deduct all actual charges — including depreciation of the property and furniture — from your rental income. For properties with significant acquisition costs and renovation expenses, the régime réel typically produces a much lower (or even nil) taxable income. We calculate the break-even point for each situation.

Can I depreciate both the building and the furniture in LMNP?

Yes. Under BIC régime réel, both the property components (gros œuvre, second œuvre, agencements) and the furniture can be depreciated. Each component has a different useful life and therefore a different annual depreciation rate. A well-constructed depreciation plan maximises the total annual deduction and minimises taxable income over the investment period.

Can I be supported anywhere in France?

Yes. Our model is digital and national. Exchanges, validations, and follow-ups are structured to operate remotely with the same level of quality, wherever your properties are located.

What happens to the depreciation at resale?

The LMNP capital gains regime applies the long-term capital gains rules (plus-values des particuliers) — the depreciation taken during the holding period does not increase the taxable gain at resale (unlike the IS regime in a company). This is a major advantage of LMNP over holding properties in a company subject to IS. We model the exact resale position for each property.

How quickly do you see concrete results?

Initial results appear in the first year: a correctly constructed depreciation plan, the 2031 filed correctly, and a quantified annual tax saving vs. the previous situation. Structural improvements — holding structure, portfolio strategy, inheritance planning — generally materialise over 12 to 24 months.

What documents should I prepare to get started?

Notary act (acte authentique) for each property, invoices for all renovation and furniture purchases at acquisition, rental income statements for the last two years, current lease agreements, any previous 2031 filings, and loan agreements for any financed properties.

To go further, you can consult:

• ▸LMNP accounting services
• ▸Holding and tax strategy
• ▸Accounting services
• ▸Choosing between SCI IS and IR
• ▸Financial steering for SMEs

If you are looking for an expert comptable LMNP with support that optimises your tax position from the first year and plans your portfolio strategy over the long term, we can start with a depreciation plan audit and regime comparison. You will leave with a clear picture of your current tax position, a quantified saving from the correct regime and depreciation plan, and a long-term structural roadmap. The goal is not to add complexity, but to ensure every euro of depreciation you are entitled to is captured — and that your portfolio is structured to preserve that advantage at resale.