It all depends on your objective. Under IR, rental income passes directly to the partners according to their tax bracket, with no depreciation, but the capital gain on resale benefits from allowances for holding period. Under IS, you depreciate the building, which sharply reduces the taxable result during the rental phase, but the gain on resale is calculated on net book value and can be heavy. IR often suits a long hold with little cash need; IS suits a logic of capitalisation and reinvestment. We simulate both scenarios before deciding, as the option for IS is in principle irrevocable.

The non-professional furnished-rental landlord (LMNP) falls under industrial and commercial profits (BIC). Under the real regime, you deduct all your costs (loan interest, property tax, management fees, works) and, above all, you depreciate the property and the furniture. The building is broken down into components depreciated over different periods, while the land remains non-depreciable. These depreciations are deducted from the rents and often make it possible to pay no tax on this income for many years. This regime does require full commercial accounts, which we keep for you, and rigorous tracking of carried-forward, undeducted depreciation.

Property VAT depends on the nature of the asset and the transaction. For a new building or building land, VAT applies in principle to the full price. For an older building acquired without a right to deduct, the VAT-on-margin regime applies: you only collect VAT on the difference between the sale price and the purchase price. This choice of regime strongly conditions the profitability of the deal and receives heightened scrutiny from the authorities. We classify each operation upstream and secure the VAT treatment to avoid any adjustment.

The micro-foncier regime applies automatically below a certain property-income threshold and grants a flat 30% allowance without having to justify your costs. It’s simple, but of little benefit as soon as your real costs exceed that allowance. The real regime lets you deduct your actual costs (loan interest, works, property tax, insurance) and generate a property deficit deductible against your overall income within certain limits. For a rental with a loan or works, the real regime is often clearly more advantageous. We compare both options and opt for the real regime when it’s relevant, respecting the commitment period.

For an individual or an IR-taxed SCI, the private capital-gains regime applies: it is subject to income tax and social levies, with increasing allowances by holding period, up to full exemption beyond a certain number of years. The main residence is exempt. Under IS or for a property dealer, the logic changes radically: the gain is included in the taxable result, and depreciation already taken mechanically increases the taxable gain. The ownership status therefore determines the final cost of a resale. We quantify this tax before every sale to avoid surprises.

The agency commission is generally attached to the financial year in which the sale is completed by authentic deed, not to the mere preliminary contract. It is subject to VAT at the standard rate. When you work with independent sales agents or negotiators, commission retrocessions must be recorded as expenses, with precise tracking of supporting documents and the associated deductible VAT. Correctly attaching revenue and retrocessions avoids VAT discrepancies and gives a true picture of your agency’s real margin. We structure this tracking so every transaction is properly recorded.