Complete Guide to Airbnb Rules in Spain 2025: New Registration Laws & Compliance Requirements

Spain implemented major new short-term rental regulations that took full effect on 1 July 2025, requiring all tourist and seasonal rentals to obtain a national registration number before being advertised on platforms like Airbnb. In addition, new tourist-use rentals in apartment buildings (created after 3 April 2025) must obtain homeowners’ association (community) approval under the amended Horizontal Property Law, while existing licensed tourist units remain exempt.

These new rules fundamentally change how holiday rentals operate across the country and the Spanish government has created a comprehensive regulatory framework that gives local authorities enhanced enforcement powers while centralizing oversight through the national short-term rental registry (NRUA).

What this guide covers:

This guide provides complete compliance information for Spain’s 2025 short-term rental laws, including national registration requirements, community approval processes, regional variations across autonomous communities and step-by-step procedures for maintaining legal operation. We cover both new property registrations and updates required for existing rental properties.

Who this is for:

This guide is designed for property owners, real estate investors, Airbnb hosts and buyers considering short-term rental properties in Spain. Whether you’re currently operating vacation rentals or planning to purchase property in Spain for tourism purposes, you’ll find specific compliance requirements and actionable procedures to avoid legal issues.

Why this matters:

Non-compliance can result in significant fines under existing state and regional tourism/housing laws — in some regions, serious violations can reach several hundred thousand euros — and booking platforms are required to remove listings that do not display a valid registration number. The housing crisis has prompted local governments to implement strict enforcement mechanisms that directly impact platform listings and property owner operations.

What you’ll learn:

• National registration process and unique registration number requirements

• Community approval procedures and voting thresholds

• Regional and local regulations differences across Spain

• Step-by-step compliance procedures for 2025 deadlines

Understanding Spain’s Short-Term Rental Legal Framework

Spain does not use a single national day-count definition for short-term rentals. Instead, tourist rentals are defined by regional tourism laws, while seasonal rentals fall under national housing law (LAU). The national registry applies to short-term rentals (up to one year), whether they are tourist rentals under regional tourism law or seasonal rentals under the LAU.

The regulatory framework operates through three distinct levels: national oversight through the royal decree, regional and local regulations managed by autonomous communities, and municipal restrictions implemented by individual cities and local municipality authorities.

Vacation rental definition

Spain defines two types of short-term rental based on their intended use:

Season rental

Seasonal rental properties are those that are not used as permanent residences but to address specific housing needs. These include:

• Students

• Temporary work assignments

• Stays for medical treatments

• Spend the winter in Spain

Seasonal rentals are governed by the LAU and are not usually subject to tourism licences, but they can still be affected by other regional or municipal planning and housing rules in addition to the national registration.

Tourist rental

Tourist rentals are properties that are intended to provide tourist accommodation. They require a national unique registration number and are also subject to laws and regulations established by regional governments, local authorities and municipalities.

Landlords of tourist rentals must complete all required processes before listing on booking platforms.

National registration requirements

Spain requires all property owners obtain a national registration number through the Digital Single Rental Window operated by the Land Registry (Registro de la Propiedad). This number is mandatory for advertising any tourist or seasonal rental from 1 July 2025 onward. This mandatory system creates centralized oversight of the entire short-term rental market across Spain.

Major short-term rental platforms including Airbnb, Vrbo and similar platforms must verify registration numbers and automatically remove listings without valid credentials. Property owners receive seven working days to correct deficiencies, while serious violations, per EU regulation (2024/1028), result in 48-hour removal from all digital platforms

Regional variations and key differences

Rural destinations typically face fewer restrictions than major cities, though all areas must comply with national registration requirements. The tourism industry experiences varying regulatory intensity depending on local housing pressures and resident concerns. For example, Barcelona takes a highly restrictive approach, phasing out all tourist use licenses by November 2028 as part of housing crisis response measures.

These foundational requirements create the baseline for all short-term rental operations in the nation, but specific licensing procedures vary significantly based on property location and community structures.

Registration and Licensing Requirements

Spain’s new law establishes multiple registration layers that property owners must navigate simultaneously, combining national oversight with regional licensing systems and local municipality approval processes.

VFT Licence requirements in Andalucía

Andalusia’s VFT (Vivienda con Fines Turísticos) licence regulations set technical standards on habitability, ventilation and comfort (historically including air conditioning), but some of these requirements have changed following recent reforms and court rulings. Owners should check the current consolidated text of Decreto 28/2016 as amended by Decreto 31/2024 and local guidance.

Community approval certificates from building administrators and community presidents are now mandatory before applying for a new short-term rental license. Without this certificate, property owners cannot legally rent their properties.

Urban planning compliance verification through local authorities ensures properties maintain residential status while accommodating tourist use. This connects to national registration because properties must demonstrate legal residential classification before receiving registration numbers.

Community approval process

Spanish law requires a double majority to prohibit short-term rentals. Three-fifths (60%) of total property owners and three-fifths (60%) of total property shares must vote against allowing holiday rentals. This dual threshold prevents situations where single owners controlling multiple units could unilaterally block rental activities.

Building on this voting structure, community approval operates through formal AGM procedures where administrators must issue written certificates confirming rental permissions. The new regulations reverse previous assumptions — owners must now prove active community approval rather than simply demonstrating absence of prohibitions.

However, community approval is mandatory only for new tourist-use rentals established after 3 April 2025 in shared buildings. Tourist rentals already licensed before this date do not need to seek retroactive approval, and seasonal rentals are not subject to this requirement.

Tourist-use licenses in many regions are non-transferable upon sale, meaning new owners must complete licensing steps themselves. Community approval requirements depend on whether the property held a tourist license before 3 April 2025.

Documentation and data collection

Guest data collection requirements mandate property owners to gather and report visitor information to local authorities for all bookings. Under Real Decreto 933/2021, all tourist accommodation providers must collect specific guest data and submit it via the Interior Ministry’s SES.Hospedajes system, generally retaining this data for three years and facing fines for non-compliance. However only 13 data fields are required and hosts must not over-collect (e.g. storing passport photocopies).

Professional hosts implement systematic data management procedures to meet reporting deadlines and avoid compliance violations.

Key points:

• Community certificates are mandatory and non-transferable between property owners

• Technical standards vary by region but all areas require national registration numbers

• Data collection and tax compliance create ongoing administrative obligations

Understanding these requirements establishes the foundation for implementing compliant registration procedures within Spain’s compressed timeline.

Operational Rules and Compliance Standards

Property owners face multiple simultaneous deadlines requiring coordinated action across national registration, community approval and regional licensing systems to maintain legal operation of their rental properties.

A step-by-step process for operational compliance

Pre-registration property assessment

When to use this: Before listing any property for short-term rental or when purchasing property in Spain with rental intentions.

1. Legal status verification: Engage Spanish property lawyers to confirm urban planning compliance, land registry status and residential classification requirements for your specific property location.

2. Community investigation: Review community statutes, contact building administrators and verify current stance on holiday rentals through formal written inquiries before initiating approval processes.

3. Technical standards assessment: Evaluate property compliance with regional requirements including space minimums, ventilation systems, safety equipment and accessibility standards based on local regulations.

4. Regulatory mapping: Identify all applicable registration requirements including national registration number, regional tourism licensing and municipal permit procedures for your property’s jurisdiction.

Registration process comparison: National vs regional

The national system prioritizes standardized registration across all regions, while regional systems like Andalucía’s focus on quality standards and community integration. Property owners must complete both processes simultaneously to achieve full compliance and avoid platform delisting.

Professional hosts operating multiple properties benefit from batched applications through the same regional system, though each property requires individual community approval certificates regardless of building proximity or ownership structure.

Tax Obligations and Financial Requirements

Property owners must navigate both national tax requirements and regional levy systems while maintaining accurate records for annual reporting to relevant authorities.

VAT

The Spanish government has proposed charging short-term tourist rentals (under 30 days) the standard 21% Value Added Tax (VAT) rate. Currently, many short-term tourist rentals are exempt from VAT, while hotels are taxed at 10%. The government proposal would bring short-term tourist rentals under the standard 21% VAT rate, even if no hotel-style services are provided, but this measure still requires parliamentary approval and may yet change.

Tourist tax

The tourist tax is separate from the VAT and is a local charge that varies by region and city, with rates typically set per person, per night. For instance, Barcelona has different tourist tax rates depending on the type of accommodation.

The tourist tax is typically paid directly by the traveler at the accommodation, not as part of the booking price.

Non-resident income tax

If you own a property in Spain but do not live there for tax purposes, your rental income is taxed under IRNR (Impuesto sobre la Renta de No Residentes).

If you live in an EU/EEA country:

• Tax rate: 19%

• You can deduct property-related expenses proportionally to rental days.

If you live outside the EU/EEA:

• Tax rate: 24%

• No deductions allowed — tax is applied to gross rental income.

Common Challenges and Solutions

The transition to Spain’s new regulatory framework has created practical obstacles for property owners navigating unfamiliar administrative procedures and evolving interpretation of community approval requirements.

Challenge 1: Community administrator refusal or confusion

Solution:

Engage legal assistance specialized in Spanish property law to clarify administrator obligations under the new law and ensure proper AGM procedures.

Administrators sometimes refuse to issue certificates without formal community votes, even for buildings with historically permissive rental policies. Legal intervention helps distinguish between administrator discretion and mandatory procedural requirements.

Challenge 2: Existing VFT license non-transferability

Solution:

Budget complete re-application costs when purchasing rental property and verify current community approval status during due diligence processes.

Previous licensing arrangements provide no protection for new property owners, who must restart community approval and registration procedures regardless of seller’s compliance history or existing guest bookings.

Challenge 3: Platform delisting due to missing registration

Solution:

Complete all registration requirements before listing and maintain updated documentation across multiple authority systems.

Emergency appeals processes exist for properties removed due to administrative errors, but substantial documentation proving legal compliance is required for reinstatement on rental platforms.

Conclusion and Next Steps

Spain’s 2025 short-term rental regulations create comprehensive oversight requiring property owners to demonstrate legal compliance through community approval, technical standards and centralized registration before platforms like Airbnb, Vrbo and Booking.com can legally display their listings.

The July 2025 registration deadline was a critical compliance milestone, after which unregistered properties face removal from booking platforms and and fines that may reach €60,000 for renting without registration under national rules. Local residents and housing crisis concerns drive enforcement priorities, making legal operation essential for protecting rental income and property investments.

To get started:

1. Immediate assessment: Contact qualified Spanish property lawyers to evaluate current legal status and identify specific compliance requirements for your property’s location and community structure.

2. Community engagement: Schedule meetings with building administrators to begin formal community approval processes and understand local voting procedures before AGM scheduling deadlines.

3. Registration initiation: Access national registration portals and regional licensing systems to begin documentation procedures well ahead of mandatory compliance dates.

Additional Resources

For comprehensive compliance, property owners should utilize several key official resources. The Spanish Government's Digital Single Rental Window is the essential portal for obtaining the mandatory national registration number through the Land Registry (Registro de la Propiedad). For properties located in Andalucía, the regional tourism department's Tourism Registry (RTA) provides specific information on VFT licenses and technical standards. Additionally, all hosts must use the Interior Ministry's SES.Hospedajes system to submit required guest data. Given the complexity of these overlapping regulations, it is highly recommended to engage with a qualified Spanish property lawyer to ensure full adherence to all national, regional and local requirements.

FAQs

What is the biggest change in Spain's short-term rental laws for 2025?

The most significant change is the mandatory national registration for all short-term tourist and seasonal rentals. As of July 1, 2025, every rental property must have a national registration number to be legally advertised on booking platforms like Airbnb, Vrbo and others.

Do I need approval from my homeowners' association (community) to rent out my apartment?

For new tourist rentals in shared buildings established after April 3, 2025, you must obtain formal approval from the homeowners' association. This requires a "double majority" vote (60% of owners and 60% of property shares) to prohibit rentals. Existing licensed tourist rentals and seasonal rentals are exempt from this specific requirement.

What happens if I don't register my rental property?

Non-compliant properties face significant fines, which can reach several hundred thousand euros in some regions. Furthermore, booking platforms are required to verify registration numbers and will remove any listing that does not have a valid one.

Are the rules the same everywhere in Spain?

No, the rules vary significantly. While the national registration is mandatory for everyone, specific licensing requirements, technical standards and restrictions are managed by Spain's autonomous communities and local municipalities. For example, Barcelona is phasing out all tourist licenses by November 2028, while rural areas may have few restrictions.

What is the difference between a "tourist rental" and a "seasonal rental"?

A "tourist rental" is for tourist accommodation and is subject to regional tourism laws and licensing. A "seasonal rental" is for non-permanent housing needs like temporary work, study, or medical stays. While seasonal rentals are governed by national housing law and don't typically require a tourism license, they must still have a national registration number and comply with other local rules.