Changes to tourist licences in Spain 2026

The year 2025 brought groundbreaking changes regarding tourist licences in Spain, affecting both current tourist licence holders and those planning to start operating in this sector. Below, we explain what has changed, when the new regulations came into force, and what you need to do to rent out your property legally.

How did tourist rental work until now?

Until recently, tourist rental in Spain was based on a simple model. The property owner had to obtain a tourist licence (known as vivienda de uso turístico, abbreviated as VUT or VFT) issued by the authorities of the relevant autonomous community. Once obtained, they could legally list their apartment on platforms such as Airbnb, Booking.com or Vrbo.

Regulations varied by region, but the general principle was the same: if the property met technical requirements and the owner completed the formalities, they could start renting without needing approval from neighbours or the community of owners. It is precisely this freedom that has fundamentally changed.

Change no. 1: Requirement for community of owners’ consent (from 3 April 2025)

Organic Law 1/2025 amended the provisions of the Horizontal Property Act (Ley de Propiedad Horizontal) and introduced the requirement to obtain explicit, prior consent from the community of owners to operate a tourist rental.

In practice, this means that to start short-term rental activity, the owner must convene a community meeting and obtain support from at least 3/5, i.e. 60%, of the unit owners’ votes. After the resolution is passed, there is an additional 20-day waiting period during which community members may raise objections.

Importantly, if the owner does not obtain the required consent, the community president has the right to demand an immediate cessation of rental activity. In extreme cases, after obtaining board approval, the community may initiate legal proceedings against the owner.

Change no. 2: Mandatory NRA registration number (from 1 July 2025)

The second groundbreaking change is the introduction of a nationwide short-term rental register. Under Royal Decree 1312/2024, every property offered for tourist rental must be registered in the central system — Ventanilla Única Digital (Single Digital Window). Upon registration, the owner receives a unique NRA number (Número de Registro de Alquiler), which must be displayed in every listing.

These regulations came into force on 2 January 2025, but the transitional period lasted until 1 July 2025. From that date, booking platforms such as Airbnb and Booking.com are required to remove within 48 hours any listing that does not have a valid NRA number.

Changes to the tourist licence in Spain — who is affected?

The new regulations primarily affect two groups. The first are those planning to start tourist rental — they must obtain both the community’s consent and an NRA number. The second group are current licence holders who must complete the formalities related to registration in the central system.

However, there is good news: the regulations are not retroactive. Owners who obtained a tourist licence before 3 April 2025 and were actually operating rentals do not need to reapply for community consent. Their existing right to rent is protected. They must, however, register their property in the central register and obtain an NRA number.

Regional differences — Costa Blanca, Costa del Sol, Costa Cálida

Although the new regulations apply across Spain, individual regions may introduce their own additional restrictions. It is worth knowing the differences that apply to the most popular locations among Polish investors.

Costa Blanca (Valencian Community) — in Alicante, a two-year moratorium on issuing new tourist licences has been in effect since December 2024, which was extended in July 2025 and remains in force until January 2027. The Valencia region also sets out detailed requirements for property equipment, including the obligation to have air conditioning, full furnishing and an internet connection. Penalties for illegal rental are severe — depending on the type of violation, they can range from several thousand to as much as 600,000 euros.

Costa del Sol (Andalusia) — tourist rental requires consent from 3/5 of the community’s owners. When selling a property with a licence, the new owner must submit a separate application for a change of licence holder — it does not transfer automatically. Penalties for operating an illegal rental are high — lack of registration can result in a fine of up to 150,000 euros, and in the case of the most serious violations, up to 600,000 euros.

Costa Cálida (Murcia) — the region is subject to the nationwide regulations regarding community consent and the NRA registration requirement. Property owners near Mar Menor should verify local municipal regulations, which may introduce additional restrictions regarding permitted tourist rental zones.

Frequently asked questions (FAQ)

Changes to the tourist licence in Spain

The changes to tourist rental regulations in Spain are the most far-reaching regulations in years. For owners who already hold a licence, the most important thing is to complete the NRA registration formalities. Those planning to purchase a property for tourist rental should carefully analyse the legal situation — at both the national and regional level — before making an investment decision.