Entrusting your property to a Pays de Gex concierge service: an honest 2026 guide

10 May 2026

If you own a flat, a house or a studio in the Pays de Gex and you’re thinking about putting it on short-term rental without managing everything yourself, a concierge service is probably the right answer. But not all concierges are created equal, and the devil hides in the details of the contract.

This guide is written by HEBERGENEVE, a concierge service operating in the Pays de Gex since 2022. We are judge and jury here — but we’ll do our best to give you an honest view of what you should check before signing anything.

The two possible legal frameworks

First question, before even discussing money: who is the official host? That determines who pays tax on the rents, who collects the tourist tax, who is liable in case of dispute.

Framework 1 — Concierge service contract (the most common)

You remain owner-landlord and the sole official host under article L.2333-33 of the French General Code of Local Authorities (CGCT). The concierge acts as an independent B2B service provider: they help you with multi-platform listings, dynamic pricing, guest communication, check-in / check-out, cleaning, linen, light maintenance and monthly reporting, in exchange for a commission.

Key legal point: we do not act as an agent within the meaning of the Hoguet law (French Law No. 70-9 of 2 January 1970). We do not enter into rental contracts in the owner’s name and on the owner’s behalf, and most importantly we never handle your funds. Guest payments are credited directly to your own payment account (in direct charge mode, you remain the merchant of record). Our commission is taken at source on each booking, and you receive a detailed monthly report. This architecture keeps us outside the scope of the Hoguet law — so no “carte G” is required — and outside the scope of article L.211-1 of the French Tourism Code (we are not a tour operator vis-à-vis travellers, only a B2B service provider to the owner).

You receive net rental income directly, you pay tax on rental income, you collect and remit the tourist tax to the CCPG (article L.2333-26 CGCT).

Pros: full control of the property, simple taxation (income remains in BIC or micro-BIC, as in direct management), continuous visibility on cash flow (funds arrive on your account along with bookings), you keep control of pricing and personal-use periods.

Cons: you carry the administrative obligations (registration of furnished tourist accommodation on the national portal under the Le Meur law — planned for 20 May 2026, with announced postponement to last quarter 2026; declaration and remittance of the tourist tax; income tax filing).

Framework 2 — Commercial sublease

You sign a commercial lease with the concierge, who becomes your tenant. The concierge then becomes the official host towards travellers, collects the rents, pays tax on its own income (corporate tax for an SAS), collects and remits the tourist tax.

You, as owner, just see a fixed monthly rent guaranteed by the concierge.

Pros: zero administration, zero surprises, predictable rent like a classic long-term lease. Insurance and taxes carried by the concierge.

Cons: you receive less than the gross income generated (the concierge keeps the difference), you have no say over individual stays, and the commercial lease is long (typical 3-6-9 years).

How commissions are calculated: watch the base

Beware of headline rates. When a concierge quotes you a percentage, check on what base it applies:

On gross revenue (the price paid by the traveller): the simplest and most readable formula.
On net revenue (after platform commissions and tourist tax remitted): less readable and often less favourable to the owner in practice.
On owner net (after all charges including cleaning, concierge, supplies): looks attractive but often hides costs upstream.

Our approach: commission calculated on the traveller amount, i.e. the price actually paid by the guest. It’s the most transparent base for you. Full breakdown on the Entrust your property page.

Why a slightly different rate depending on the booking channel? Because a direct booking saves us the platform commission (Airbnb, Booking) and increases your net despite a higher HEBERGENEVE rate. And because the direct channel takes more acquisition effort on our side (website, SEO, email, direct guest response).

What should be included, what can be charged on top

Read your contract line by line. Here are the items to check:

Should be included in the commission (with us, as with serious concierge services):

Initial professional photography and updates.
French/English listing copy on major platforms and our direct site.
Dynamic pricing managed by a dedicated tool.
Guest messaging 7 days a week, with a fast in-day response.
Digital check-in and police record form.
Bank imprint security deposit on every stay (released after a property check).
Monthly owner report (income, expenses, occupancy).
Transaction fees (Stripe) and platform commissions: borne by the concierge with us, not by the owner.

Typical add-ons:

Cleaning: with us, charged directly to the traveller on each stay (flat fee shown on the listing). You don’t front anything.
Hotel-grade linen: a moderate flat rate per month and per accommodated person.
Major maintenance: interventions above an agreed threshold are billed back to you on receipt.
Consumables: paper, soap, welcome coffee, etc., billed at cost.
Tourist tax: collected and remitted to the municipality or community of municipalities, with no margin and no handling fee.

What we exclude on principle: no setup fees, no monthly subscription, no hidden costs.

Statutory obligations to know (2026)

Town hall registration (Le Meur law)

Since the Le Meur law of 19 November 2024, every furnished tourist accommodation must be registered with the town hall of its host municipality before its first rental. The national portal was planned for 20 May 2026, with an announced postponement to the last quarter of 2026. The registration number must be displayed on every listing, under penalty of substantial fines.

In the Pays de Gex, the main municipalities concerned are: Gex, Ferney-Voltaire, Divonne-les-Bains, Prévessin-Moëns, Saint-Genis-Pouilly, Thoiry. The procedure is online and free.

Tourist tax

Article L.2333-26 of the CGCT: the tourist tax is owed by the traveller, collected by the official host, and remitted to the municipality (or to the Pays de Gex community of municipalities). The rate varies depending on the classification of the accommodation and is reviewed annually.

Tax declaration

Under a concierge service contract, you declare your rental income as BIC (industrial and commercial profits). Two regimes:

Micro-BIC: simplified flat-rate deduction (lower for unclassified furnished tourist accommodation since the Le Meur law). Simple but less optimised for higher revenues.
Real BIC: deduction of all real costs plus depreciation of the property. Advisable as soon as revenue becomes significant or if you have a mortgage on the property.

Furnished tourist accommodation classification

Voluntary star rating (1 to 5) issued by an accredited body (Atout France or equivalent). Tax benefit: a more favourable Micro-BIC deduction, valid for five years. Modest cost compared to the tax saving.

We recommend that all our owners get their property classified.

Insurance

Your standard home insurance does not cover short-term rental. You need a “seasonal rental” extension or a dedicated non-occupying owner (PNO) insurance with a furnished tourist accommodation clause.

On our side, we are covered by a MAAF Professional Multi-risk policy declined per operating site, complemented by platform protections (Airbnb AirCover, Booking Host Protection) when the booking comes from there. These do not replace your own insurance, but they stack in case of incident.

How to choose your concierge — 7 questions to ask

How long have you been operating, and how anchored are you locally? A brand new concierge does not have the same value as a stable operator that has been through several activity cycles in the Pays de Gex.
Who actually does the cleaning and the check-in — in-house team or subcontractors? Subcontracting is not a flaw, but it must be transparent and well organised.
What is your legal structure and your insurance? SAS > SASU > sole trader, at equal portfolio. Ask for the professional liability certificate.
What contract do you offer — minimum duration, termination terms, non-compete clause? Avoid long lock-ins without a reasonable exit clause. We offer a one-year renewable contract with a short termination notice.
On what base is your commission calculated, and what is included or not? Ask for a worked example on a typical stay — you’ll see immediately whether the offer is clear.
What reporting tool do you provide to the owner? Detailed monthly statement, yes. Nothing, no.
Can I speak with two of your current owners? If the answer is no, walk away.

How much can you expect to earn?

It depends on four factors: location (Gex town centre, proximity to Geneva / CERN, Jura view), typology (capacity), the overall condition of the property and seasonality. A well-located, well-kept property, classified as furnished tourist accommodation and entrusted to a serious concierge, generates rental income significantly higher than a classic long-term lease on the same property — and that’s what justifies the approach.

The best answer is a personalised study: we visit your property free of charge and send you a written report within 48 hours, with a precise figure based on real local market performance and the specifics of your property.

Our HEBERGENEVE 2026 terms

If you’re considering entrusting your property to us, here’s the summary:

Two models on offer: concierge with commission, or commercial sublease with fixed rent — your choice between variable revenue and predictable income.
Contract: written service agreement, 12-month term renewable by tacit renewal, exit clause with two months’ notice. Outside the Hoguet law (no “carte G” required, as we never handle third-party funds — direct flow to your payment account).
Zone: Pays de Gex and immediate frontier (Ferney, Divonne, Gex, Prévessin, Saint-Genis, Thoiry, Ornex, Crozet, Grilly, Sergy).
Eligible properties: from studio to family house, well kept, addressable, with private parking or easy parking.
Onboarding: professional photos, FR/EN listings, technical setup, first wave of bookings — typically a few weeks for a complete go-live.

👉 Request a free study

This guide will be updated yearly to reflect legal and tariff changes. Last revision: April 2026. Any question, write to contact@hebergeneve.com — we reply quickly and arrange a free visit if your property is in our zone.

This article was written with the help of artificial intelligence. The information it contains is provided for guidance only and should be verified or cross-checked with official websites before any decision (town halls, Pays de Gex Tourist Office, organisations mentioned). To report any inaccuracy, please email us at contact@hebergeneve.com.