The property deficit: a little-known trick to reduce your taxes

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Reducing taxes while enhancing your property portfolio is the goal of many owners. However, the property deficit remains an often underutilized solution, even though it can reduce your tax burden when your charges (especially certain renovation works) exceed your rental income from an unfurnished rental.

In this article, Winter Immobilier clarifies how the mechanism works, the conditions to meet, the truly deductible charges and works, and the calculation method along with points to watch out for. You will also see how to properly declare your property deficit and avoid errors that could cancel this benefit.

Key takeaways

• The property deficit is a lever to reduce your taxes when your charges exceed your rental income, provided you rent out an unfurnished property and are under the actual tax regime (impossible under the micro-foncier regime).
• It first reduces your taxable property income; and the portion of the deficit from charges other than loan interest can also reduce your overall taxable income, thus your tax.
• The deduction limit on overall income is €10,700 per year, raised to €21,400 for energy renovation works that take a property rated E, F, or G into class A, B, C, or D. The finance law for 2026 extended this doubled ceiling to expenses paid up to December 31, 2027.
• The surplus, as well as the portion related to loan interest, is carried forward to your property income for the following years (up to 10 years).
• To avoid tax reassessment, the property must remain rented until December 31 of the 3rd year following the deduction, and you must keep all supporting documents (invoices, calls for funds, adjustments).
• Since February 21, 2026, the Jeanbrun scheme has also opened up depreciation for properties let unfurnished, subject to a capped rent and a 9-year commitment.

Property deficit: what exactly are we talking about?

The property deficit appears when, in the context of an unfurnished rental, the total of your deductible charges exceeds the rent collected over the year. In concrete terms, your property "costs" more in taxes than it "yields": the difference becomes a deficit.

The advantage is twofold:

• This deficit first reduces your taxable property income;
• For the portion arising from expenses other than loan interest, it can also be deducted from your overall income, within the annual limit set by law.

In other words, you lower your tax base, and therefore potentially your tax.

Winter Immobilier’s opinion: the property deficit is a particularly useful mechanism to reduce your taxes when you carry out repair, maintenance, or improvement works in an older property, provided you are under the actual tax regime (the micro-foncier does not allow you to create a deficit).

What conditions must be met to reduce your taxes through the property deficit?

Before relying on the property deficit to reduce your taxes, 3 prerequisites must be met: the type of rental, the tax regime, and a duration commitment.

Unfurnished rental strictly required

The property deficit only concerns property income, and therefore unfurnished rentals. In a furnished rental, your rents are taxed in the BIC (Industrial and Commercial Profits) category: we then speak of other mechanisms (depreciation, BIC deficit), but not of a property deficit.

Winter Immobilier’s opinion: if your goal is to deduct renovation works via the property deficit, choosing an unfurnished lease is therefore decisive from the start.

Actual tax regime is essential

Under the micro-foncier regime, you benefit from a flat-rate allowance of 30%, without deducting your actual charges: you cannot therefore create a property deficit. The actual tax regime allows you to deduct the charges effectively paid (works, property tax, management, etc.). It applies automatically if your rents exceed €15,000 per year, and can be chosen as an option below this threshold (generally a 3-year commitment).

3 years: the rental commitment to respect

To deduct the property deficit from your overall income, the tax authorities require that the property remains rented until December 31 of the 3rd year following the deduction. In practice, this means: do not sell too early, do not take the property back to live in it, and re-rent quickly in the event of the tenant’s departure. Otherwise, the tax advantage may be revoked, with a tax reassessment as a result. The tax authorities do, however, maintain the deduction when the rental stops due to job loss, disability, death, or expropriation.

How to calculate a property deficit to reduce your taxes?

To calculate your property deficit and measure its impact on your taxes, the objective is to identify, step by step, whether your charges exceed your rents, and then correctly allocate what falls under loan interest and other charges:

1. Add up your rents collected over the year (gross property income, excluding recoverable charges).
2. List all deductible charges paid over the year (management, property tax, insurance, co-ownership fees, works, etc.).
3. Isolate loan interest and borrowing costs: they are treated separately from other charges.
4. Calculate the property income after interest: gross rents minus loan interest.
5. Then deduct the other charges: result of step 4 minus other charges (including works).
6. If the result is negative, you have a property deficit: its use depends on its origin (interest or other charges) and the applicable limits.
7. Identify the portion deductible from overall income (charges excluding interest) and the portion that can be carried forward to your property income in subsequent years.
8. Apply the deduction limits: the portion of the deficit resulting from charges other than loan interest can be deducted from overall income up to €10,700 per year (and, under certain conditions, up to €21,400 for certain energy renovation works paid between January 1, 2023 and December 31, 2027, on a quote accepted from November 5, 2022 onward). The surplus, as well as the portion related to loan interest, is carried forward to property income in subsequent years (up to 10 years).

The doubled ceiling only applies if the works take the property out of DPE classes E, F, or G and into at least class D. The Rental income (unfurnished rentals) fact sheet from Service Public, the French administration, details the supporting documents to keep and the deadlines to respect.

Tax return: which forms and lines to fill out?

To declare a property deficit and benefit from its effect on your taxes, you must be under the actual tax regime.

You first fill out Form 2044 (property income): this includes the rents collected, then your charges (management, insurance, property tax, co-ownership) and works. Loan interest is declared in its dedicated section to be correctly allocated.

The result of Form 2044 (profit or deficit) is then transferred to your Form 2042, in the "property income" section, which calculates the deduction from overall income and any carry-forward. In some cases (specific tax schemes, listed buildings…), a Form 2044-SPE is required.

Winter Immobilier’s advice: keep all quotes and invoices: these are your proofs in case of an audit.

What are the errors that cancel this advantage?

Here are the most common errors that can greatly reduce the benefit of the property deficit on your taxes, or even lead to a revocation of this tax advantage:

• Declaring ineligible works (construction, reconstruction, extension) by presenting them as maintenance or improvement.
• Choosing the micro-foncier or staying on the micro-foncier when actual charges are high, which prevents creating a deficit.
• Confusing the allocation between loan interest and other charges, or mixing up the items, which distorts the deduction.
• Deducting expenses in the wrong year: for property income, it’s the date of payment that counts.
• Not respecting the rental commitment (sale, taking back to live in, failure to re-rent), with a risk of losing the advantage.
• Forgetting to keep supporting documents (detailed invoices, calls for funds, co-ownership adjustments).

Property deficit and the Jeanbrun scheme: what changed in 2026

As seen above, the property deficit currently relies on a simple principle: only the charges actually borne by the owner (works, loan interest, property tax, management fees…) can be deducted from rents to reduce taxation.

Article 47 of the finance law for 2026, published in the Official Journal on February 20, 2026, adds a second mechanism, the Jeanbrun scheme. This private landlord status allows the depreciation of the property, meaning the deduction each year of a fraction of its value, regardless of the expenses actually incurred. The depreciation base represents 80% of the acquisition price, fees included, with the remaining 20% corresponding to the land on a flat-rate basis.

The scheme is not open to every landlord. It targets apartments in collective buildings, either newly built or undergoing major renovation, acquired between February 21, 2026 and December 31, 2028, and let unfurnished as a main residence to a tenant outside the owner’s family. It requires a 9-year rental commitment at a capped rent. For new builds, annual depreciation ranges from 3.5% (intermediate rent) to 5.5% (very low-income rent). For renovated older properties, it ranges from 3% to 4%, within a limit of €10,700 per year. Detached houses and split ownership acquisitions are excluded, as detailed in this Actu-Juridique analysis.

The deduction ceiling on overall income does not change as a result. Whether the deficit comes from the works or from the depreciation, the same €10,700, or €21,400 for energy renovation, applies. The 2026 finance law confirmed that a deficit created by depreciation is indeed deductible from overall income, it did not create a second allowance stacking on top of the first.

Winter Immobilier agency’s opinion: the Jeanbrun scheme suits investors ready to cap their rent for 9 years in exchange for a spread-out depreciation. The property deficit, for its part, imposes no rent cap and remains the simplest route for an owner renovating an older property in Nice. The two mechanisms do not target the same projects.

The property deficit can reduce your taxes provided you rent unfurnished, are under the actual tax regime, and keep the property rented for at least 3 years after the deduction.

In Nice, Winter Immobilier (a family agency since 1958) helps you reduce your taxes through the property deficit by securing the 3 pillars of the mechanism: unfurnished rental, actual tax regime, and a 3-year commitment. From selecting the property and estimating works to renting it out and rental management, we support you at every step. Contact us to discuss your property or project in Nice and on the French Riviera!

Property deficit and taxes: FAQ

How to calculate the property deficit?

Calculating the property deficit consists of subtracting loan interest from gross rents, then deducting other charges (works, property tax, management). If the result is negative, it constitutes a deficit. The portion excluding interest is deductible from overall income up to a limit of €10,700, raised to €21,400 for energy renovation works paid up to December 31, 2027.

What are the advantages of the property deficit?

The property deficit allows you to reduce your income tax by deducting up to €10,700 per year from your overall income, or even €21,400 when energy renovation works take the property from an E, F, or G rating to an A, B, C, or D rating. The surplus can be carried forward to property income for 10 years. The mechanism is exempt from the €10,000 cap on tax loopholes.

How long can a property deficit be carried forward?

A property deficit can be carried forward for 10 years against future property income. If the overall income is insufficient to absorb the deductible portion (excluding interest), the surplus can be carried forward for 6 years against the overall income. The property must remain rented until December 31 of the 3rd year following the deduction.

Can multiple property deficits be combined?

Combining multiple property deficits is possible when several properties generate charges higher than the rents. The results are consolidated on a single Form 2044. The annual limit of €10,700 for deduction from overall income remains applicable, regardless of the number of properties involved. On resale, a different regime takes over, that of the property capital gain, with its own allowances based on how long you have held the property.