UPDATE: Rental regulations Spain 2025
20.06.2025UPDATE 20 JUNE 2025 - What has changed?
- National registration requirement: since 2 January 2025, a mandatory digital Registro de Alquileres de Corta Duración has been in force throughout Spain, with surprises: entire homes, rooms and even boats fall under this scheme
- Introduction of digital "Ventanilla Única Digital", via the Colegio de Registradores: there you can request the unique registration number. From 1 July 2025, this number will be mandatory on ALL advertisements
2. What will change on 1 July 2025?
- From this date, the registration and listing requirement will become a ** hard condition **: without a registered number, your home may no longer be listed on platforms such as Airbnb or Booking.
- The Spanish system is the first in the EU to comply with EU Regulation 2024/1028, i.e. an NRUA code per home.
- Platforms must remove advertisements without a valid number within 48 hours and provide monthly data reports.
3. Types of Rental and Applicable Rules
| Rental Type | Applicable Rules |
|---|---|
| Short-term (tourist rental) | Mandatory NRUA registration. Annual reports required. Guest data must be submitted to local police. Platforms must remove listings without a valid number. |
| Seasonal rental (11 days to 11 months) | Not classified as tourist use. Falls under LAU rental law. Must be declared as temporary and non-touristic. |
| Long-term rental (>11 months) | Governed by standard lease law (LAU). No NRUA required. Local permits and tax declarations may still apply. |
4. VvE & communal consent
From 3 April 2025, an obligation applies in apartment complexes:
- VvE consent: at least 60% of owners and quotas must agree to tourist rental Rental prior to this date (3 April 2025) will remain outside the new restrictions – existing permits remain valid
5. Sanctions and checks
- In case of missing or incorrect NRUA number: platforms remove advertisement within 48 hours, fines and suspension of registration regulated metropolitan
- Local fines can vary from a few thousand to €600,000, plus additional communal contributions by VvEs
- In the Basque Country, 700 advertisements have already been removed due to missing registration number
- Barcelona still removes hundreds of illegal ads per month and threatens civil and criminal action
6. Practical steps for landlords
- Request your NRUA number via Ventanilla Única Digital, stating: cadastral reference, address, type of rental, maximum number of guests
- VvE approval: organize voting for short-term rentals (>60%) before April 2025.
- Publish number on advertisement (Airbnb, Booking, Idealista, etc.) – no code, no rental.
- Submit annual report including rental periods and activity overview
- Keep track of changes: changes in rental type, partner, address, guest info, must be updated within 7 working days
- Take into account guest registration obligation: full guest data must be recorded and passed on via official channels (SES, police).
Summary
- From July 1, 2025, national registration with NRUA is mandatory for tourist rentals – no code, no advertisement.
- Seasonal rentals are freer but must be temporary and not used for tourism.
- Long-term rentals fall under regular rental legislation, no tourist registration required.
- VvE approval is required by law for tourist rentals in apartments.
- Strict sanctions possible, especially in tourist cities such as Barcelona and the Basque Country.
Source: https://www.mivau.gob.es/vivienda/alquiler-de-alojamientos-de-corta-duracion
Disclaimer
The information in this blog is provided solely for general informational purposes. While we strive to keep the information up-to-date and accurate, we make no representations or warranties of any kind, express or implied, about the completeness, accuracy, or reliability of this information for any purpose. Any reliance you place on such information is therefore strictly at your own risk. We are not experts in tax or legal matters. You must verify all information yourself for completeness and correctness. We therefore strongly recommend consulting a registered lawyer to assist you. Upon request, we can refer you to a Dutch-speaking lawyer who lives and works in Spain.
Registered real estate agent with API - APISPA number 00592. MedVilla Spain (VAT ESY0388929J) operates under the ethical code of the API, the Professional Institute of Real Estate Agents in Alicante (Spain). Slabbinck Rudi is also duly registered in the mandatory Registry of Real Estate Agents in the Comunidad Valenciana under number RAICV1216 and is a BIV agent with registration no. 514.439.
