Editorial transparency and use of artificial intelligence
This article forms part of the CostaLuz Lawyers blog and is published for general informational and educational purposes only. It was prepared with the assistance of artificial intelligence tools and, before publication, was substantively reviewed and editorially approved by Maria de Castro, a Spanish-qualified lawyer registered with the Cádiz Bar Association under number 2745, founder of CostaLuz Lawyers and the person responsible for the editorial review of the published content.
This article does not constitute legal, tax, immigration, employment, estate-planning or investment advice and does not replace an individual assessment and the professional work of the appropriate CostaLuz Lawyers specialist. No action or omission should be based solely on this information.
If you let a property short-term in Spain, you have probably heard about the national short-term rental register that was meant to be mandatory from July 2025 — and you are not sure whether you still need to register, or where.
Here is where it stands: Spain’s Supreme Court (judgment 620/2026, 21 May 2026) struck down the national single register for lack of state competence — but the digital single window and the data-reporting duties on platforms survive, and your regional and municipal registration obligations are unchanged. The national layer fell away; the regional rules — often the stricter ones — still apply. This page explains what you must actually do now.
Update — June 2026: Spain’s Supreme Court (judgment no. 620/2026, 21 May 2026, reaffirmed in June 2026) has struck down the national “Registro Único” short-term rental registry (the NRUA) created by Royal Decree 1312/2024, as an unconstitutional intrusion on the autonomous regions’ competences. The national NRUA registration number and its annual declaration no longer apply; your regional tourist licence (VFT/ETV/VV) and the Ventanilla Única still do. Full analysis: Spain’s Supreme Court strikes down the national rental registry.
A national short-term rental register was introduced in 2025, but on 22 May 2026 the Spanish Supreme Court (Sentencia 620/2026) annulled it for exceeding State competence. What remains mandatory is registration at the regional level: every autonomous community runs its own tourist-rental registry — for example the VFT in Andalucía, the VT in the Comunitat Valenciana, and the HUT in Cataluña — each with its own competent body, deadlines and requirements. The EU-mandated Single Digital Window (Ventanilla Única Digital) for platform data-sharing continues to operate, but it is not a separate national number you must apply for. This page explains what you must actually do now, region by region.
Quick Answer:There is no longer a national registration number to obtain — the Supreme Court annulled Spain’s national short-term-rental registry on 22 May 2026 (Sentencia 620/2026). You must register your property with your autonomous community’s tourist registry (VFT in Andalucía, VT in the Comunitat Valenciana, HUT in Cataluña, and equivalents elsewhere) and display that regional number on every listing.
Platforms such as Airbnb, Booking and Vrbo still delist properties without a valid regional registration.
What Does This Mean for You?
As a property owner renting out short-term, you must obtain a regional tourist-registration number from your autonomous community’s registry — not a national one. The applicable body depends on where the property is: the Registro de Turismo de Andalucía (VFT), the Registro de Turismo de la Comunitat Valenciana (VT), the Registre de Turisme de Catalunya (HUT), and equivalents in other regions. That regional number must appear on your listings on platforms like Airbnb, Booking, and Vrbo; without a valid registration, your listing can be removed from these sites.
This move helps ensure that rental properties comply with local laws, such as safety regulations, and are properly taxed. Furthermore, starting in 2025, platforms will be obligated to check that all listings are registered and will not display those that are not. It’s essential to get this registration done in advance to avoid potential disruptions to your business.
Additional Key Points to Keep in Mind:
- Ongoing reporting: The national annual declaration tied to the annulled NRUA no longer applies. You remain subject to your region’s ongoing obligations and to normal tax reporting of rental income (IRPF for residents, Modelo 210 for non-residents), plus the guest-registration duties operated through the authorities’ systems.
- Penalties for Non-Compliance: If you fail to register or provide false information, you could face financial penalties. In addition, if your property isn’t registered by 2025, it could be removed from rental platforms, impacting your visibility and ability to rent.
- Community Approval: Starting in April 2025, property owners will need to obtain approval from their community of owners before renting out a property for short-term stays. Some communities may impose restrictions or entirely prohibit short-term rentals in their buildings. This is something to consider, especially in residential areas where neighbors may object to the constant turnover of tenants. Be sure to check with your building’s community regulations before listing your property for short-term rental.
How to Register:
- Identify the tourist registry of the autonomous community where your property is located (e.g. the Registro de Turismo de Andalucía for a VFT, the Comunitat Valenciana’s registry for a VT, or the Registre de Turisme de Catalunya for a HUT).
- Confirm the regional requirements first — typically a habitability/occupancy licence, a favourable municipal urban-compatibility position where required, and your region’s technical standards — then file the regional declaración responsable or application, usually with a digital certificate or Cl@ve.
- Once registered, you receive your regional registration code (for example VFT/MA/00000 in Andalucía or VT-000000-X in Valencia), which must appear on all your platform listings.
We’re Here to Help
At Costaluz, we understand that legal and regulatory changes can be overwhelming, especially when it comes to managing rental properties. If you need any assistance navigating this process, we’re here to help! Whether it’s clarifying the registration requirements or ensuring your property is fully compliant, our team of experts is ready to guide you every step of the way.
Feel free to reach out to us for more personalized assistance. We’ll make sure you’re up-to-date and ready for the upcoming changes in 2025.
More Information:
For background on the EU Single Digital Window (Ventanilla Única) that platforms use to share data — which survived the Supreme Court ruling — see the Spanish Government’s Housing Portal:
https://www.mivau.gob.es/vivienda/ventanilla-unica/alojamiento-de-uso-turistico. For the registration you must actually complete, use your autonomous community’s tourist registry.
Let us take the worry out of navigating these new regulations. We’ve got your back!
Frequently Asked Questions About Spain’s Rental Registration
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Is there a national CNVT / NRUA registration number for Spanish rentals?
No — not any longer. The Código Nacional de Vivienda Turística (CNVT) / NRUA was created under the 2025 national registry, but the Supreme Court annulled that registry on 22 May 2026 (Sentencia 620/2026). The operative number is your regional tourist-registration code, issued by your autonomous community (VFT in Andalucía, VT in Valencia, HUT in Cataluña, and equivalents).
Do I need both a regional tourist licence and a national number?
No. Since the national registry was annulled, there is no separate national number to add. You need your autonomous community’s tourist registration (VFT/VT/HUT and equivalents), and that regional number is what must appear on your listings.
What happens if I do not register my short-term rental in Spain?
Platforms are legally obliged to delist unregistered properties within 48 hours. Owners also face fines ranging from 2,000 to 600,000 euros depending on the autonomous community, plus potential tax penalties for undeclared rental income.
Can non-residents register a short-term rental property in Spain?
Yes. Non-resident owners register with the relevant autonomous community’s tourist registry using a digital certificate or Cl@ve. A fiscal representative or a Spanish lawyer can complete the process on your behalf.
Does the new registration apply to seasonal rentals over 31 days?
No. Tourist registration applies specifically to short-term stays of fewer than 31 consecutive days. Long-term and seasonal rentals (over 31 days) fall under standard tenancy law (LAU) and have separate requirements.
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Frequently Asked Questions
Q: Do I need a licence to rent my property short-term in Spain?
Yes. Most Spanish regions require a tourist rental licence (Vivienda de Uso Turístico — VUT) before advertising or renting a property for short stays. Requirements and restrictions vary significantly by autonomous community and municipality. Operating without a licence can result in fines from €3,000 to €600,000.
Q: Does the national NRUA registration still apply?
No. The NRUA (Número de Registro Único de Alojamientos) national registry was annulled by the Supreme Court on 22 May 2026 (Sentencia 620/2026). Registration is now regional: display your autonomous community’s tourist-registration number (VFT, VT, HUT and equivalents) on every platform listing. The Ventanilla Única data-sharing window continues to operate.
Q: What taxes do I pay on short-term rental income in Spain?
Tax residents pay progressive IRPF rates (19%-47%) on net rental income. non-residents pay 19% on gross income with no expense deductions. EU/EEA non-residents pay 19% and can deduct related expenses. Additionally, you may need to charge and remit IVA (VAT) if you provide hotel-like services.
Q: Can my community of owners ban short-term rentals?
Yes. Since 2019, Spanish communities of owners can restrict or ban tourist rentals with a three-fifths majority vote of the community. Additionally, many municipalities have introduced zoning restrictions, moratoriums, or caps on the number of tourist licences in certain areas.
Key Information Summary
Is there a national NRUA number? No — the Supreme Court annulled Spain’s national short-term-rental registry on 22 May 2026 (Sentencia 620/2026). Registration is regional.
Who must register? All owners offering stays under 31 days must hold their autonomous community’s tourist registration (VFT/VT/HUT and equivalents).
Penalty for non-compliance: Fines up to 600,000 EUR by region. Platforms must display your regional registration number on all listings.
Quick Answer
What: Regional short-term-rental registration in Spain after the Supreme Court annulled the national NRUA registry (Sentencia 620/2026, 22 May 2026).
Who it’s for: Property owners operating holiday lets, Airbnb hosts, and short-term rental investors in Spain.
Key fact: There is no national number; you must hold your region’s tourist registration (VFT/VT/HUT). Fines up to 600,000 EUR by region for non-compliance.
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María Luisa de Castro
Founder & Immigration Law Specialist at CostaLuz Lawyers
María Luisa is the founder of CostaLuz Lawyers, specialising in Property Law and Consumer Real Estate Law (Derecho de Consumo Inmobiliario). She has led the firm for over 20 years, advising international buyers, expats, and families across Spain.
Disclaimer: This information is provided for general guidance purposes only and does not constitute personalised tax or legal advice. Each case must be assessed individually according to the client’s specific circumstances. It is essential to consult a qualified specialist before taking any action or making any decision.
Legal Notice: The content on this page is provided for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. No action should be taken based solely on this content without first seeking independent professional legal counsel. Each case requires individual assessment based on its specific circumstances. CostaLuz Lawyers accepts no liability for actions taken or not taken based on this content.
Related guide: QuickLease rental compliance before purchase.
Reviewed by María Luisa de Castro, CEO at CostaLuz Lawyers — Updated 2026
This is general information, not definitive legal advice — every case requires individual analysis.
Related: Pre-purchase due-diligence checklist for buying a tourist rental in Spain · Legal risks of buying a rental property in Spain
Not sure whether your short-term let is properly registered? Book a call and we will tell you exactly what your region and town require now. No obligation.
Check what you must register →
Prefer to write first? Send a message → — María replies within one business day.
Need to speak now? +34 919 499 342 (EN/ES, 24h). Office: +34 956 092 687. Costaluz Lawyers — María Luisa de Castro, ICA Cádiz nº 2745.
This registration requirement is specific to short-term lets — for long-term rentals, see our guide to whether you need to register as a landlord at all.
Hi
I own and rent an apt out short term and have been told I need to register for digital certificate to enable to continue to rent on Vrbo platform. Can you tell me what I need to conform to the new legislation and how much you will charge to set it all up.
Yours
Ian
Hi Ian,
To keep renting your apartment on Vrbo in Andalusia, you must comply with new rules starting July 1, 2025.
You need to:
Get a digital certificate (from FNMT).
Register your property in the National Rental Registry.
Submit a declaration to the Andalusian Tourism Board.
Costs: digital certificate varies, registry fee about €32.67, plus legal fees.
After July 1, 2025, platforms like Vrbo will check registrations, and unregistered properties may be removed.
We can help you with the process if needed.
Best regards.
Hi, Can you also apply for NRA in Tenerife?
Hi Tom:
What do you mean by NRA?
Best regards
María
What will happen to existing bookings if you don’t have the number? Where I am the local council is making it impossible to get the number but J have bookings from 1 July.
If you don’t have the registration number by 1 July, existing bookings may be blocked or canceled by platforms like Airbnb, and you could face fines for non-compliance. It’s essential to try to resolve the registration issue as soon as possible.
Hi Anna: Ultimately, it will depend on how the authorities interpret and apply the law, but you can argue that all bookings made before July 1st are not subject to this regulation.
I am trying to register at sede.registradores but system doesnt work. I followed the manual, signed with certificate and registered on their page afterwards but if I click on numero de registro de alquier and sign in it tells me my account is invalid. I filled property registratration form but I cant send it because it says my account is invalid. I have been trying this for weeks already. I contacted support of sede registradores but no response. Can you help? is there any other way how to send registration form?
According to Royal Decree 1312/2024 (implementing Housing Act 12/2023), only the following methods are legally valid:
Electronic submission via the Registrars’ Electronic Headquarters, signed with a recognized digital certificate (DNI e, FNMT, AutoFirma) or the Cl@ve system.
Paper submission of Form SEDE-RP-31, signed in ink, delivered at the corresponding Property or Chattel Registry office.
Ordinary email or fax submissions are not recognized as official channels.
I have the same issue. The government produces a system that does not work and then puts fines in place. Bureaucratic nightmare!
If the portal keeps failing you, here’s what to do before the deadline:
Submit elsewhere: File in person at your local registry or via the Registrars’ e-office with a digital certificate or OTP.
Record every error: Time-stamp screenshots, save error messages and send them to support to build your paper trail.
Ask for an extension: Cite Art. 32 of the LPAC—when technical faults block you, the administration can (and should) extend your deadline.
Use “silence administrativo”: If they don’t reply by the (extended) deadline, the request is deemed approved—get a certificate to prove it.
Appeal any fines: Within one month, file a recurso de reposición attaching your evidence of portal failures and extension request.
Escalate to the Ombudsman: If all else fails, lodge a complaint with the Defensor del Pueblo to force compliance.Please contact us if you need further assistance with this!
We will be pleased to help with this if you need
Best wishes
Maria
Maria, thank you for putting together these guidelines, very helpful!!!
One more question – in addition to NIU, should we also get the short term rental permit from a local municipality? For example, my condo is in Bendirom and we’ve been in a process of getting a short term rental permit for over a year now. Do we still need to get it, or NIU replaces the permit requirement. Also, as far as tax and income reporting, do we now have to report income and tax to a single authority, or to local one as well?
ou still need both:
Local permit + NIU: The NIU (NRUA) is your national tourist-rental registration, but it doesn’t replace Benidorm’s municipal licence—you must keep pursuing your local short-term-rental permit.
Tax reporting: Declare all rental income on your annual IRPF return with the Agencia Tributaria, and continue filing any local/ regional tourist-tax forms (e.g. occupancy levies) with the Balearic/Valencian tourist office as required.
Hi there,
When applying for the short term rental license, did you face any push back from the community of owners?
Regards
Yes, a community of owners can vote to restrict or ban short-term rentals with a 3/5 majority. To avoid issues, it’s important to review the community bylaws and meeting records before buying. At CostaLuz Lawyers, we can include this review and the tourist licence process as part of our purchase due diligence service.
We have a number of properties on our community that are on short term rentals but current owners have not registered them in their own names following purchase. They are advertised on the old numbers, how will this be addressed and will action be taken by the authorities to remedy this?
If short-term rental properties in your community aren’t registered under the current owners’ names or use outdated registration numbers, this can lead to legal issues. Owners are required to register all rental contracts in the regional Unified Rental Registry (RUA) under their name. Failure to comply may result in significant fines and affect contract validity. Authorities are increasingly enforcing these rules, especially for tourist rentals. It’s important to urge owners to update registrations promptly. Homeowners’ associations can also take action to ensure compliance. Professional legal assistance is available to help notify owners, update registrations, and handle any official matters.
Hoe lang is een lonterm. Is het vanaf 31 dagen of langer. Ik woon in andalucia ik hoor verschillende data dit volgens de regio
Er is in de LAU geen vaste grens op dagen; Andalusië regelt toeristische verhuur via Decreet 28/2016 zonder minimale dag-eis.
In de praktijk hanteren veel gemeenten 31 dagen: korter dan 31 dagen toeristisch, vanaf 31 dagen “langlopend”.
Controleer altijd je lokale verordening want sommige gemeentes stellen 30 of zelfs 90 dagen als grens
In Andalusia, any rental exceeding two consecutive months isn’t classified as “tourist,” but under the LAU it can still be a seasonal lease rather than a permanent residential contract.
In Andalusië wordt elke huur van meer dan twee opeenvolgende maanden niet als “toeristisch” aangemerkt, maar volgens de LAU kan het nog steeds een seizoenshuur zijn in plaats van een permanente huurovereenkomst voor hoofdverblijf.
Hi there,
Quick question. Is it common for people to be blocked by their community of owners? I am interested in purchasing a short-term holiday rental apartment in Benidorm, but I am concerned it may get rejected by the local community and my purchase may have effectively been a waste of money.
Regards
Gary
Yes, a community of owners can vote to restrict or ban short-term rentals with a 3/5 majority. To avoid issues, it’s important to review the community bylaws and meeting records before buying. At CostaLuz Lawyers, we can include this review and the tourist licence process as part of our purchase due diligence service.
If the community has actively allowed rentals for many years but the statutes are silent on the matter ( do not say anything at all about it other than the community is residential ) and no 3/5 vote has been taken , is it necessary for the statutes to be updated or will a letter from the president be enough to obtain the central registry number . If statutes need to be updated is a3/5 majority vote enough or does it have to be unanimous
If tourist rentals have been carried out with a license and tolerated by the community over time, and the statutes don’t prohibit them, this is considered an acquired right. A 3/5 vote is only needed to limit future rentals — not retroactively. In such cases, a letter from the president is usually enough to complete the registration. Feel free to contact us if you need assistance.
Hi, looking for advice please. We own a villa which we live in over the winter and rent out for the Summer months to holiday makers. We have a tourist licence, but when we applied for the NRA number recently the Land Registry rejected our application because apparently we are part of a polygono of 25 houses and need approval. I queried this as we do not have a Community, no president or administration, we have no communal expenses. No Community was ever created. This has left us in a very tricky situation, as most of the 25 houses are second homes and getting approval is probably impossible.
If you started renting your property for tourist use before the law requiring community approval came into force, the regulation does not apply retroactively. We can assist with defending your case before the Land Registry.
Hi Maria, I have a definitive NRA since March 2025.
I register my guests on Sistema de Hospedajes website.
I see it says in your article that “annual reporting” is necessary…
is this something in addition to the guest registration?
Thanks in advance.
Great question!
The “annual report” is not legally required at the national level in Spain. What is mandatory is registering each guest on the Hospedajes system within 24 hours of arrival and keeping signed forms for 3 years.
Some local police stations may request an annual summary as a local practice, but it’s not a general requirement. If your station hasn’t specifically asked for it, you don’t need to worry.
Thanks Maria, the report says the NRA needs renewing every year too… do you know how that works yet? Or is that too new? Thanks
Yes, the new NRA does require annual renewal. At the moment the process is still being clarified, but it is expected to be a simple yearly update of your details rather than a full re-application. We’ll know more once the first renewals are processed.
Vi har en lägenhet som vi köpte i maj i Fuengirola där lägenheten hade en turistlicens som vi tog över och även ett mail i från föreningen där de 2024 skrev att det inte fanns något hinder för uthyrning till förra ägaren men nu när vi önskar underskriften i från bostadsföreningen så vill de inte skriva på det vad gäller då? Vi har ju även turistlicensen nu i vårt namn och om de inte har inskrivit i föreningens stadgar att uthyrning är förbjudet kan de väl inte neka intyget och mailet måste väl gälla som underlag?
Tack på förhand Jonas
Har du redan en giltig turistlicens (VFT) i ditt namn kan föreningen inte stoppa uthyrning, såvida det inte finns ett uttryckligt förbud i stadgarna eller ett beslut (3/5-majoritet) som är registrerat i fastighetsregistret.
Om inget sådant förbud finns gäller din licens oavsett om föreningen vill skriva på ett intyg eller inte. Mailet från 2024 är stödjande bevis, men det avgörande är licensen och avsaknaden av ett registrerat förbud.
ps: what are the signed forms?!
This is the link for registration:
https://sede.registradores.org/sede/sede-corpme-web/registro-de-la-propiedad/presentacion-telematica/presentacion-documentos/formulario_SEDE-RP-31-InsCodComRegAlqCorDur?utm_source=chatgpt.com
Hi, I am planning to buy an apartment with an existing tourist license in Andalucia. Can I transfer the license to my name and extend it in the future? How are the new rules about my case?
Thanks
The rules for transferring tourist licences when a property is sold depend on the region:
Andalusia (since April 2025): no automatic transfer; the new owner must apply for a change of ownership.
Other regions such as Catalonia, Valencia, and Madrid generally allow a change of ownership through a formal declaration, without needing a brand-new licence.
If we bought a house in Moraira could we rent it out for 30 days or more without a tourist license?
Yes—in Moraira you can rent 30+ days on a seasonal lease without a tourist/VUT licence, if you keep it strictly mid-term (proper seasonal contract, no hotel-style services).