What matters in 30 seconds
- SCI under income tax: the 2072 return allocates the result to the shareholders, who report it as property income.
- SCI under corporate tax: annual accounts and tax return; the building is depreciated, and the capital gain on sale is calculated differently.
- Rigorous accounting: rent, expenses, loans and shareholder current accounts, often required by the articles and essential to report to the shareholders.
- Every year: approval of the accounts by the shareholders.
- VAT: in principle not applicable to unfurnished residential lettings; to be checked for commercial premises.
Your obligations for the year: accounting, tax and legal
These points are general and indicative. Every situation is unique: they may not suit yours, and must be confirmed with a professional before any decision.
Example for a financial year ending on 31 December.
Accounting: rent, expenses and loans
Accounts kept throughout the year: rent received, expenses, loan instalments and shareholder current accounts.
Tax: SCI under income tax
2072 return: by early May at the latest.
Each shareholder reports their share in their property income, on their personal income tax return.
Tax: SCI under corporate tax
Annual accounts and corporate tax return: by early May at the latest.
Corporate tax: instalments on 15 March, 15 June, 15 September and 15 December (except in the first year or when the tax is below €3,000), balance by 15 May at the latest.
Tax: VAT, where applicable
In principle not applicable to unfurnished residential lettings.
For commercial premises let with the VAT option: a return every month or every quarter. We give you your exact deadlines.
Legal: approval of the accounts
Approval by the shareholders, at least once a year, according to your articles.
No filing of the accounts with the court registry: they remain confidential.
And depending on your situation
Other events are to be planned depending on your situation: purchase, loan, works, a shareholder joining or leaving, sale… We anticipate them with you.
The most common pitfalls
- Letting furnished property through an SCI under income tax: above 10% of commercial receipts, the SCI becomes liable to corporate tax.
- Thinking loan capital repayments are an expense: only the interest is deductible.
- Housing a shareholder free of charge: under income tax, the expenses of that property are no longer deductible.
- Opting for corporate tax without measuring the sale: the depreciation deducted increases the taxable capital gain.
- Paying money into a shareholder current account without a written record: repayments and the split between shareholders become a source of disputes.
- Missing the deadline for the 2072 return or the corporate tax return: surcharge and late-payment interest.
- Not meeting the shareholders every year: the accounts are not approved, and the manager does not report on the management.
We follow this calendar with you, year after year.
What we take care of
The accounting and tax engagement
Accounts of the SCI, 2072 return or annual accounts and tax return under corporate tax, depreciation schedules and shareholder current accounts.
Additional services, à la carte
Corporate secretarial (approval of accounts, allocation of profit) and, on request, among others: simulation of the corporate tax option, estimate of the tax on a sale, cash forecast.
SCI accountant quote: your budget
Your budget depends on the actual work: number of properties, units and shareholders, loans, tax regime. As an indication, the engagement starts at €165 excl. VAT per month for an SCI under income tax and €225 excl. VAT per month under corporate tax. To get a clear idea, estimate your budget in 2 minutes; if it suits you, let’s discuss it at an introductory meeting.
The quote is free and with no obligation: our accountant quote in 3 steps.
Frequently asked questions
SCI under income tax or corporate tax: how to choose?
It depends on your goal (income, capitalisation, transmission), holding period and financing. The corporate tax option can be revoked until the fifth financial year after the one for which it was made, before the end of the month preceding the due date of that year’s first corporate tax instalment; after that it becomes irrevocable, and once revoked it cannot be made again (article 239 of the French tax code): simulate it before deciding, on request. See property
Do the shareholders need to live in France?
No. Non-resident shareholders can hold shares in an SCI; their tax situation in France and in their country of residence must then be looked at.
Who approves the SCI’s accounts?
The shareholders, according to the articles, at least once a year.
Must the SCI file its accounts with the court registry?
No. As a civil company, an SCI does not publish its accounts: they are approved by the shareholders and remain confidential. Its tax returns remain mandatory.
Are loan repayments deductible?
Only the interest is. The capital repaid is not an expense: for an SCI under income tax, it reduces your debt, not your taxable property income.
SCI manager: can I change accountant during the year?
Yes. The change is prepared in line with the notice period in your engagement letter, and we take over the file with your current accountant, in line with professional rules. Read our guide to changing accountant
How much does an accountant cost for an SCI in France?
It depends on the number of properties and shareholders, the tax regime and the services chosen. Your fees are set out in a written proposal and reviewed if your assets change. As an indication, the engagement starts at €165 excl. VAT per month for an SCI under income tax and €225 excl. VAT per month under corporate tax. In 2 minutes, your meeting is booked; in 5 more minutes, your fee estimate is shown. See our fees · Our accountant quote in 3 steps
Can an SCI let furnished property?
Furnished letting is a commercial activity: for an SCI under income tax, furnished letting receipts above 10% of total receipts make it liable to corporate tax. The structure is chosen before buying or letting. See furnished rentals
SCI manager: does your accountant in France take the shareholders’ situation into account?
Yes. The accounting and tax engagement covers the SCI’s accounts, the 2072 return or, under corporate tax, the annual accounts and tax return, with depreciation schedules and shareholder current accounts. Under income tax, the 2072 return allocates the result between the shareholders, who report it in their property income; a simulation of the corporate tax option or of the tax on a sale is offered on request and priced in advance. You report to your shareholders with clear figures. In 2 minutes, your meeting is booked; in 5 more minutes, your fee estimate is shown. Get my free meeting and quote
SCI manager already working with an accountant in France: how do you join us?
It is simple: you send your termination letter to your previous firm (we give you an example to adapt), and we organise the handover of your file with them, in line with professional rules. We take over with them the detail of shareholder current accounts and, under corporate tax, the depreciation schedules. See the steps to change accountant
The forecasts, cash-flow plans, dashboards, simulations, studies and analyses mentioned above are additional engagements, à la carte. Each one is quoted in advance, at the frequency you choose.