Short-Term Rental Registration in Valencia — Tourist Licence Guide 2026

Legal Framework for Tourist Rentals in Valencia

The Comunitat Valenciana’s tourist rental regulation is built on two key pieces of legislation:

• Decreto 92/2009, de 3 de julio: The original decree regulating tourist apartment accommodation in the Comunitat Valenciana, establishing the basic framework for registration and operation requirements.
• Ley 15/2018, de 7 de junio, de Turismo, Ocio y Hospitalidad: The comprehensive tourism law for the Comunitat Valenciana, which updated and modernised the regulatory framework, introducing the Declaracion Responsable system and strengthening enforcement mechanisms.
• Decreto-ley 9/2024, de 2 de agosto: The current reform. A dwelling may only be registered as a vivienda de uso turistico if it holds a favourable municipal urban-compatibility report (informe municipal de compatibilidad urbanistica) and a unique cadastral reference, which must appear in the rental contract. Registrations are valid for five years and renewal requires a fresh favourable report.

Together, these regulations define tourist rental properties as complete dwellings offered for temporary accommodation on a regular basis through tourism marketing channels, for stays that do not exceed the thresholds established by the legislation.

Application Process: Declaracion Responsable via GVA

The Comunitat Valenciana operates a Declaracion Responsable system, which streamlines the registration process compared to traditional licensing. Here is the step-by-step process:

Step 1: Check Municipal Zone Restrictions

Before applying, verify whether the property is located in a restricted zone. Some municipalities in the Comunitat Valenciana have designated ZAS (Zonas Acusticamente Saturadas) — acoustically saturated zones — where new tourist rental licences are limited or suspended. Valencia city, Alicante, and Benidorm have all introduced zone-based restrictions in certain neighbourhoods. Contact the local ajuntament to confirm your property is in an eligible area.

Step 2: Prepare Documentation

• Habitability certificate (cedula de habitabilidad or licencia de segunda ocupacion): Confirming the property meets living standards and is suitable for residential use.
• Community rules verification: Confirmation that the community of owners’ statutes do not prohibit tourist rental use. This may require a certificate from the community president or administrator.
• Minimum equipment standards: The property must meet the Comunitat Valenciana’s minimum equipment requirements, including furnished bedrooms, equipped kitchen, bathroom with hot water, heating/cooling systems, WiFi, a safe, and an information folder for guests.
• Civil liability insurance covering tourist accommodation
• Energy performance certificate
• NIE/CIF of the owner or operator
• Property deed or owner’s written authorisation

Step 3: Submit Declaracion Responsable via GVA Portal

The application is submitted online through the Generalitat Valenciana’s electronic portal (sede electronica de la GVA). Non-residents can submit through a legal representative with a digital certificate. The Declaracion Responsable states that the property meets all legal requirements and allows you to begin operating from the date of submission.

Processing in the Comunitat Valenciana is notably efficient — you typically receive your registration number and confirmation within 2 to 4 weeks of submission, faster than most other autonomous communities.

Step 4: Display Registration Number

Once registered, you receive a unique registration number that must be displayed on all advertising, platform listings, and communications with guests. The number must also be included in all rental contracts.

Update: Supreme Court Annuls the National Registry (Sentencia 620/2026)

On 22 May 2026, the Spanish Supreme Court (Sentencia 620/2026) annulled the national Unified Short-Term Rental Registry (Royal Decree 1312/2024) for exceeding State competence. There is no longer a national registration number to obtain: registration is handled exclusively at the regional level, through the Registro de Turismo de la Comunitat Valenciana described above. The EU-mandated Single Digital Window (Ventanilla Única Digital) for platform data-sharing continues to operate, but it is not a separate registration you must apply for.

Zone Restrictions: ZAS Areas

One of the distinctive features of the Valencian system is the use of ZAS (Zonas Acusticamente Saturadas) to manage tourist rental density. Originally designed to control noise pollution in high-density entertainment and tourism areas, ZAS designations have been adopted by several municipalities to limit new tourist rental registrations:

• Valencia city: Several central neighbourhoods, including parts of Ciutat Vella and El Carmen, have been designated as saturated zones with restrictions on new tourist licences.
• Alicante: Parts of the old town and beach areas have ZAS restrictions.
• Benidorm: Certain zones limit new tourist accommodation to manage density.

ZAS restrictions vary by municipality and can change. Always verify the current status with the local council before investing in a property intended for tourist rental use.

Penalties for Non-Compliance

The Comunitat Valenciana’s tourism legislation establishes a graduated penalty system for non-compliance:

Infraction Level	Fine Range	Examples
Minor (leve)	Up to approximately 6,000 EUR	Administrative irregularities, incomplete guest registration
Serious (grave)	Up to approximately 60,000 EUR	Operating without registration, false declarations
Very serious (muy grave)	Up to approximately 600,000 EUR	Repeat serious offences, endangering guest safety

The Comunitat Valenciana has been increasingly active in enforcement, using platform data and resident complaints to identify unregistered properties. Municipalities with ZAS zones conduct targeted inspections in restricted areas.

Platform Obligations

All short-term rental platforms operating in the Comunitat Valenciana are required to verify and display valid registration numbers for listed properties. Under both Spanish national law and evolving EU regulations, platforms face their own penalties for allowing unlicensed properties to be listed. Airbnb, Booking.com, and other major platforms have implemented verification systems and data-sharing agreements with regional authorities.

Tax Obligations

• IRPF (residents): Rental income is declared on the annual tax return. Deductible expenses include maintenance, insurance, community fees, and depreciation.
• IRNR (non-residents): Flat 19% (EU/EEA) or 24% (non-EU) on gross rental income, filed annually on Modelo 210 — 1–20 January for 2024 and 2025 income, and 1–20 April of the following year from the 2026 tax year onwards under Orden HAC/623/2026.
• Tourist tax (tasa turistica): The Comunitat Valenciana introduced a tourist tax in 2023. Rates range from approximately 0.50 EUR to 2.00 EUR per person per night, depending on the type of accommodation. The tax is collected from guests by the accommodation provider.
• IBI: Annual property tax applies to all properties, with potential surcharges for tourist use in some municipalities.
• IVA: Generally exempt for basic tourist accommodation without hotel-like services. If additional services are provided (cleaning during stay, meals, etc.), 10% IVA may apply.

Frequently Asked Questions