Tourist Rental License in Spain: Complete 2025 Guide

Thinking of renting out your property in Spain for short-term stays? Learn why a tourist license is legally required, what’s changing in 2025, and how to stay compliant while maximizing your rental income.

All properties offered as holiday rentals must be registered in a new nationwide database. The goal? To:

• Track licensed properties more effectively. 
• Prevent illegal or unregulated rentals. 
• Help tourists verify if a property is legally authorized. 
• Streamline tax collection and compliance.
  

Spain is launching a centralized online system that simplifies the entire application process. Through this platform, owners will be able to:

• Submit license applications digitally. 
• Upload required documents. 
• Monitor progress in real-time. 
• Receive automatic updates about any legal changes affecting their property.

Big news for owners in apartment complexes: the reform allows building communities (HOAs) to vote and restrict or even ban tourist rentals in shared buildings. Key updates include:

• A 60% majority of owners (by participation share) is needed to pass restrictions. 
• New rules can limit usage, impose quiet hours, or even prohibit tourist activity altogether. 

These changes do not apply retroactively. If you obtained your license before April 3, 2025, your existing rights are likely preserved — unless new regulations are introduced by your regional government.

To help you navigate this evolving landscape, we’ve broken down this 2025 guide into clear, easy-to-follow sections, each covering a critical topic for current and prospective short-term rental owners in Spain:

• What Is a Tourist Rental License in Spain? — Definitions, legal basis, and region-specific names. 
• How to Obtain a Tourist License — Step-by-step instructions tailored to each autonomous community. 
• Regional Regulations Explained — A breakdown of what’s required in Catalonia, Balearic Islands, Andalusia, and more. 
• Costs and Fees — A comparative look at how much a license can cost in different parts of Spain. 
• Fines and Legal Risks — What you’re risking if you skip the license. 
• Marketing Your Rental Legally — Tips to stand out and get bookings as a licensed host. 
• FAQs — Answers to the most common questions we hear from property owners.
  

Navigating Spanish bureaucracy can be complex — but getting it right is absolutely worth it. This guide is designed to help you:

• Avoid fines and legal troubles. 
• Maximize your rental income in full legal compliance. 
• Gain greater visibility on major booking platforms. 
• Build trust with your guests and increase your occupancy rate. 
• Understand regional differences and stay ahead of 2025 law updates.
  

Whether you already own property in Spain or you’re planning to invest in 2025, understanding the rules is essential. Follow this guide to ensure your property is licensed, visible, and legally protected — while maximizing its rental potential.

👉 Continue reading to discover what a tourist license actually is, and how to get one step-by-step.

Every year, Spain welcomes millions of travelers drawn by its stunning coastlines, picturesque landscapes, and rich cultural heritage. If you’re a property owner thinking about short-term rentals — whether it’s a beachfront apartment in Marbella, a city flat in Barcelona, or a countryside villa in Mallorca — you’ll need to obtain a Tourist Rental License to rent your property legally.

A Tourist Rental License (Spanish: Licencia de Vivienda de Uso Turístico) is a formal permit issued by either local town halls (ayuntamientos) or regional tourism departments. It legally authorizes you to rent out your property for short-term stays (typically less than 30 days per guest).

But it’s not just a formality. A license confirms that your property meets the legal standards for:

• Health and hygiene 
• Fire and electrical safety 
• Basic guest amenities 
• Urban zoning compliance 

Is it mandatory?
Yes — across nearly all of Spain’s autonomous communities. Regardless of whether you’re renting out a single room, an entire apartment, a detached villa, or even a rural house (casa rural), you must have a valid license number to operate legally

Depending on the region and the type of property, the tourist license may go by various names. Here’s a quick breakdown of the most common terms:

• ETV: For detached houses rented year-round
  
• ETVPL: For flats in buildings (valid 5 years)
• ETV60: For properties rented only up to 60 days per year

It’s not just about paperwork — having a valid tourist license is essential for several critical legal and commercial reasons.

Renting your property without the appropriate license is illegal in most of Spain. And authorities are cracking down hard. Some examples of the maximum fines imposed by region:

• Catalonia (Barcelona): up to €600,000 
• Balearic Islands (Ibiza, Mallorca): up to €400,000 

These fines aren’t theoretical. Cities like Barcelona have already issued record-breaking penalties to property owners and even to platforms like Airbnb for illegal listings.

Since 2025, Spain has implemented a National Registry for Tourist Rentals. This means enforcement officers can quickly check whether your property is legally registered. If not, here’s what could happen:

• Immediate closure of your property
  
• Removal of your listing from Airbnb, Booking.com, or Vrbo
  
• Legal prosecution for operating without a license

To get licensed, your property must meet a minimum standard of safety and comfort. Requirements typically include:

• Fire protection: Smoke detectors, fire extinguishers, and emergency exits 
• Hygiene: Regular cleaning and pest control 
• Accessibility: In some regions, basic access for people with disabilities 
• Amenities: Equipped kitchen, heating and cooling systems, clean bedding and towels 

This ensures your guests have a safe, comfortable, and legal place to stay — and that you’re protected from liability if something goes wrong.

Today’s travelers are savvy. Many search specifically for licensed homes, knowing they’ll get what’s promised — and that their booking won’t be cancelled due to legal issues.

Being licensed:

• Gives you better visibility on rental platforms
  
• Helps increase booking rates
  
• Enhances your online reputation

In 2025, Spain is implementing a major reform of its short-term rental laws, aimed at cracking down on illegal listings, improving housing availability for residents, and raising the quality standards of tourist accommodation.

Whether you already rent out your property or plan to in the future, it’s essential to understand how these new national rules affect your obligations as a host.

Let’s break it down.

One of the most important changes is the creation of the National Registry of Tourist Rentals (Registro Nacional de Viviendas de Uso Turístico), a centralized system that compiles key data on every property used for short-term rental in Spain.

What Is the Purpose of This Registry?

•  Clearly identify legal tourist properties across Spain
  
•  Help authorities crack down on illegal rentals
  
•  Streamline tax collection (including IRNR, VAT, and IBI)
  
•  Allow tourists to verify that a property is legally registered before booking

How Does the Registration Work?

Registration is done entirely online, through the official digital portal of the Colegio de Registradores (Spain’s property registrar system). Here’s how:

1. Create a personal account on the platform.
2. Enter your property details, including its address, type, and usage.
3. Upload required documents (see below).
4. Once approved, you will receive a unique registration number, which must be displayed on all your listings (e.g., Airbnb, Booking.com, Vrbo, etc.).

Required Documents for Registration:

• Responsible declaration (Declaración Responsable) stating your property meets legal standards
  
• Habitability certificate (Cédula de Habitabilidad): Confirms the property is fit for occupation
  
• Urban compatibility certificate: Confirms that short-term letting is allowed at your property’s location (may vary by region)

To streamline the licensing process nationwide, the Spanish government is launching a centralized digital platform — the Ventanilla Única Digital de Arrendamientos Turísticos (Unified Digital Portal for Tourist Rentals).

Key Features of the Platform:

• Fully online license application system
• Real-time status updates on your submission
• Document upload and secure storage
• Automatic notifications for legal changes relevant to your property

Deadline for Compliance: July 1, 2025

Property owners have until July 1, 2025, to:

• Finalize their registration on the national system
• Confirm their property complies with the new standards
• Avoid penalties for non-compliance

Spain has also updated its Horizontal Property Law (Ley de Propiedad Horizontal – Law 49/1960), which governs rights and responsibilities within multi-unit buildings and residential communities.

What’s Changing in 2025?

Community associations (comunidades de propietarios) now have greater authority to regulate or ban tourist rentals within their buildings. The changes include:

• Community vote required:
  • At least 3/5 of owners (60%) must agree to introduce any restrictions
  • This majority must also represent 60% of the building’s ownership shares (coeficiente de participación)
• Power to impose limits, including:
  • Restricting rentals to specific times of year
  • Imposing rules on noise, behavior, or use of shared spaces
  • Banning tourist rentals altogether if the majority vote passes

No.
These new regulations do not apply retroactively. If you already obtained a valid tourist license before April 3, 2025, the updates to the Horizontal Property Law do not affect you, unless your regional government introduces specific transitional rules.

That said, it’s still possible that your homeowners’ association may seek to challenge or restrict future rentals. That’s why staying informed and actively involved in community meetings is crucial.

These changes are not just about bureaucracy. They reflect a broader effort to rebalance the rental market in Spain, ensuring fairer conditions for:

Local residents: Protecting housing availability and reducing noise/overcrowding in residential areas
Legal property owners: Creating a level playing field by targeting illegal rentals
Tourists: Ensuring they stay in safe, high-quality, and compliant accommodations
The government: Improving tax transparency and enforcement

In Spain, short-term rental laws are not uniform nationwide. Each autonomous region — and in some cases, each municipality — applies its own rules, licensing requirements, fees, and restrictions for tourist accommodations.

Why the difference? It reflects the diverse tourism landscapes across the country — from high-demand beach towns to historic city centers — and each region’s desire to:

• Protect local housing markets 
• Manage tourism sustainably 
• Enforce fair, regulated rental practices 
• Crack down on unlicensed holiday lets 

Here’s an overview of the key regions and what you need to know before listing your property as a short-term rental.

License Name: Vivienda con Fines Turísticos (VFT)
Authority: Registro de Turismo de Andalucía (RTA)

Key Requirements:

• Responsible declaration submitted to the regional registry (RTA)
• First Occupation License (Licencia de Primera Ocupación)
• Air conditioning mandatory in summer months
• Heating mandatory in winter months

Fees:

• Registration with RTA: Free
• First Occupation License: approx. €400–€800

Penalties for Non-Compliance:

• Fines between €2,000 and €150,000

License Name: Habitatge d’Ús Turístic (HUT)
Authority: Generalitat de Catalunya + local town halls

Key Requirements:

• Habitability certificate (Cédula de Habitabilidad)
• Compliance with technical standards
• Must respect the PEUAT zoning plan in Barcelona, which heavily restricts short-term rentals in central neighborhoods

Barcelona is one of the most regulated and restrictive cities in Spain for tourist rentals. In many central zones, no new licenses are being granted.

Fees:

• License: €227 to €300
• Pre-inspection report: €57

Penalties:

• Fines can reach up to €600,000

License Name: Vivienda de Uso Turístico
Authority: Generalitat Valenciana

Key Requirements:

• Urban compatibility report from the local municipality
• Rental period often limited to 10 consecutive days per guest in some municipalities

Fees:

• Urban compatibility report: €70 to €90

Penalties:

• Fines ranging from €10,000 to €600,000

License Types:

• ETV: For detached houses (valid permanently)
• ETVPL: For apartments in residential buildings (valid 5 years, renewable)
• ETV60: Limited to 60 rental days per year

The Balearics have some of the highest license fees and strictest controls in Spain due to overtourism and limited housing availability.

Fees:

• Can reach up to €14,000, depending on the island and type of property

 Penalties:

• Fines between €20,000 and €400,000
• Illegal listings are regularly removed from platforms like Airbnb

License Name: Vivienda Vacacional
Authority: Regional tourism departments and local councils

Key Requirements:

• Local municipal authorization required
• Some areas, especially tourist-saturated zones, have banned new licenses or restricted them to specific property types

Fees:

• Vary from island to island

Penalties:

• Fines can go up to €200,000

If you plan to rent out your property as a short-term tourist accommodation in Spain, you are legally required to obtain a tourist rental license. While every region applies its own rules, the overall process follows a similar structure across the country.

To help you navigate the paperwork, requirements, and digital systems, here’s a step-by-step guide to getting licensed — efficiently and legally — in 2025.

1. Research Local Regulations

Spain’s autonomous communities (regions) each have their own tourism laws and licensing requirements. So, the first thing to do is identify which rules apply in the location of your property.

📍 Where to Look:

• Regional tourism websites (e.g. Registro de Turismo de Andalucía, Registro de Turismo de Cataluña, etc.) 
• Local town halls (Ayuntamientos) 
• Real estate lawyers or property compliance experts 

The documents needed can vary depending on the region and the type of property. However, most applications will require:

As of 2025, all tourist license applications in Spain must be submitted through the Unified Digital Portal for Tourist Rentals (Ventanilla Única Digital de Arrendamientos Turísticos).

How to Apply:

1. Create a user profile on the official portal.
2. Fill in the online application, providing:
   • Personal ID
   • Property details (location, type, size)
3. Upload all required documents in PDF format.
4. Pay any applicable administrative fees (depending on your region).
5. Receive a tracking number to monitor your application’s progress.

In some regions, the local tourism authority or building inspector may physically inspect the property to ensure it meets all safety and quality requirements before issuing the license.

Areas Most Likely to Require Inspections:

• Catalonia (especially Barcelona): Strict controls under the PEUAT urban plan
• Balearic Islands (Ibiza, Mallorca): Compliance with zoning and tourism caps
• Andalusia: Checks on safety measures, cleanliness, and accessibility

Once your application is approved, you’ll be issued a unique license registration number. This is your official proof that the property is legally authorized for short-term rental.

📣 Where Should You Display It?

• On all rental platforms: Airbnb, Booking.com, Vrbo, Expedia, etc. 
• On your personal website or social media profiles 
• On printed materials like brochures or guest guides 
• In promotional ads or newsletters 

The time required to get your license varies by region and the complexity of your case:

• Typical timeline: 1 to 3 months 
• In high-demand cities or areas with more inspections, delays may occur 

While short-term holiday rentals in Spain can be highly profitable, getting legally licensed is not free. The total cost of obtaining a tourist rental license depends on several factors — including the region, the type of property, and the specific documents or professionals involved.

Whether you’re applying for a VUT in Andalusia or an ETV in the Balearic Islands, here’s what you need to budget for in 2025.

The total cost to get licensed can range from a few hundred euros to over €20,000, depending on a combination of legal, administrative, and operational factors.

Regional Regulations

Each Spanish region sets its own fees and licensing conditions.
Tourist-heavy areas like Catalonia, the Balearic Islands, or the Canary Islands often impose higher costs to limit oversaturation and crack down on illegal rentals.

Type of Property

• Apartments vs. Villas: Detached houses often fall under stricter categories (like ETV in the Balearics), with higher fees.
• Multi-unit buildings: May require additional documents or community approvals.

Example: A detached house in Ibiza (ETV) can incur more than €20,000 in upfront fees.

Required Documentation

You’ll need to secure a range of mandatory certificates and reports, many of which are paid services:

• Habitability Certificates
• Energy Performance Certificates (EPCs / CEE)
• Urban compatibility reports (in certain cities)

Costs vary by region and provider.

Professional Services

Many owners choose to hire a local lawyer or gestor administrativo to help with paperwork and compliance.

• Typical professional fees: €400 – €1,000

Mandatory in many regions including:

• Balearic Islands 
• Andalusia 
• Valencian Community 

Average cost: €150 – €500 per year
Covers damages, injuries, or issues that may occur during a guest’s stay.

Here’s what you might expect to pay in three popular regions:

Thinking of listing your property on Airbnb or Booking.com without going through the licensing process first?

Think again.

Renting out a property in Spain without a valid tourist rental license can result in:

• Severe financial penalties 
• Immediate removal from rental platforms 
• Even temporary or permanent property closures enforced by local authorities 

In 2025, enforcement is stricter than ever — and the consequences are real.

Spanish authorities have taken a strong stance to:

• Protect the long-term housing market for residents
• Ensure tourist safety and property quality
• Create fair tax conditions for all property owners

Regions like Barcelona, Ibiza, Valencia, and Seville are leading the charge, increasing controls and inspections to detect illegal rentals.

Here’s a regional breakdown of potential fines and their most common causes:

Authorities in Spain have the right to shut down unlicensed properties, even if they’re listed online or occupied by guests.

They can also:

• Issue closure orders (temporary or permanent)
• Delete your listings from Airbnb, Booking, Vrbo, and other platforms
• Prohibit you from advertising the property again
  

Online rental platforms are now actively screening listings to ensure they comply with regional regulations. Here’s how they enforce the rules:

⚙️ Platform Enforcement Measures:

• Automated license verification: Airbnb and Booking now require a valid license number at the time of listing 
• Ad takedowns: If your license is missing, expired, or invalid, your listing may be suspended or removed without notice 
• User reports: Other users (including neighbors) can report your listing if they suspect it’s unlicensed — leading to immediate action 

Operating outside the legal framework doesn’t just impact your income — it can seriously harm your credibility.

Here’s what’s at stake:

• Negative reviews mentioning legal issues or canceled bookings
• Permanent bans from booking platforms
• Difficulty obtaining a license in the future (some regions blacklist repeat offenders)

Getting your tourist license is a crucial first step — but if you really want to profit from your short-term rental, effective promotion is just as important.

The Spanish rental market is competitive, especially in destinations like Barcelona, Ibiza, Málaga, or Valencia. Standing out online while remaining 100% compliant with new 2025 regulations will give you an edge that guests — and platforms — value.

Here’s how to market your licensed holiday rental the right way.

As of July 1, 2025, it’s mandatory to include your tourist license number in all property listings and promotional materials.

Why It Matters:

• Legal compliance: Airbnb, Booking.com, Expedia, and other platforms require this by law.
• Trust & credibility: Guests prefer licensed rentals, especially when booking internationally.
• Protection from sanctions: Unlicensed or undeclared listings are now being actively removed.

Where Should You Display It?

• Online platforms: Use the designated license field in Airbnb, Vrbo, Booking.com
• Your personal website: Feature the license number prominently on your homepage and booking pages
• Marketing materials: Include it in brochures, newsletters, Google listings, and even your business cards

Let’s break down what you can do — beyond just being legal — to turn your property into a top-performing rental.

Make it easier for travelers to find your property in search results by using strategic, high-converting keywords.

Examples of SEO-friendly titles and descriptions:

• “Licensed 2-Bedroom Apartment in Central Barcelona”
• “Official Holiday Rental in Seville with Pool & Terrace”
• “ETV Certified Villa in Mallorca – Ocean Views”

Also:

• Use professional photos showing cleanliness, amenities, and outdoor spaces
• Add captions that highlight legal status, guest safety, and features like Wi-Fi, A/C, or proximity to landmarks

Build an online presence that inspires trust and generates direct bookings.

• Create dedicated profiles on Instagram, Facebook, and even TikTok 
• Post high-quality visuals, guest testimonials, and behind-the-scenes moments 
• Use relevant hashtags: #licensedvillaibiza, #spainholidayrental, #airbnbspain 
• Run contests or giveaways during off-seasons to boost visibility 

If you’re serious about growth, a small ad budget can go a long way.

• Use Google Ads to target users searching “licensed rentals in Valencia” or “holiday home in Malaga” 
• Use Facebook Ads to reach travelers from the UK, Germany, France, or the US planning Spanish holidays 
• Promote your compliance directly: “Stay legally — fully licensed holiday flat in Madrid” 

Having your own website adds credibility and control over your bookings. It also improves direct reservation rates (no commissions!).

What to include:

• High-resolution photos 
• Amenities list 
• Google Map location 
• License number displayed clearly 
• Booking form or calendar 
• Optional: link to Airbnb or Booking.com for credibility if you’re not taking direct bookings yet 

• Ask every guest to leave a review — on Airbnb, Booking, TripAdvisor 
• Respond to all reviews, even the negative ones, with professionalism and empathy 
• Highlight positive reviews in your ads or social media 

Your tourist license isn’t just a legal formality — it’s a powerful marketing tool that sets you apart from the competition.

Use it to your advantage:

• Include phrases like “Fully Licensed Holiday Rental” in titles and meta descriptions 
• Create a custom badge or logo that highlights your legal status 
• Offer special promotions for guests who book direct — e.g., “Stay Legally & Save: 10% Off When Booking Direct” 

Getting a tourist rental license in Spain is more than a formality — it’s a legal requirement that protects your property, your income, and your peace of mind.

With the arrival of new 2025 regulations — including the National Registry for Tourist Rentals and the centralized Unified Digital Licensing Portal — Spain is making it easier (and stricter) to ensure full compliance for short-term rental properties.

If you’re renting out your property without a license, the risks are simply too high.
If you’re licensed and compliant, the opportunities are even higher.

Legal Compliance & Protection

• A valid license makes your rental 100% legal
• Helps you avoid fines of up to €600,000 (in Catalonia) or €400,000 (in the Balearic Islands)
• Protects you from having your property closed or your listings removed

Quality Assurance & Guest Trust

• Shows guests your property is clean, safe, and officially approved
• Boosts your reputation and visibility on platforms like Airbnb, Booking.com, Vrbo
• Increases chances of positive reviews and repeat bookings

Region-Specific Rules

• Each region — Andalusia, Catalonia, Balearics, Valencia, Canary Islands — has its own rules
• Understanding local nuances is crucial to getting approved

New 2025 Rules Make It Easier (and Stricter)

• The Digital Licensing Portal streamlines the process
• Increased transparency helps clean up the rental market and reduce illegal activity

Don’t Risk Losing Platform Visibility

• Airbnb, Booking.com, and Expedia now require a valid license
• Without it, your listings may be blocked or deleted, slashing your income

• Apply for your license before renting: Don’t wait — make sure you’re covered before your first guest arrives
• Stay informed: Local rules vary and evolve — especially in cities like Barcelona, Ibiza, and Madrid
• Display your license number: On your website, listings, social media, and marketing materials
• Renew when necessary: Some regional licenses (e.g., ETVPL in the Balearics) are only valid for 5 years
• Follow the news: Stay ahead of legal updates and adapt proactively