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Tourist licences in Spain: Regional rules, 2025 changes and how to stay compliant
Heniam offers expert legal guidance to help property owners in Spain navigate the new tourist licence rules and avoid costly mistakes
Year after year, Spain tops the chart as one of the most sought-after destinations for tourists, meaning that short-term holiday rentals are in higher demand than ever. But for property owners looking to capitalise on tourism, there's one essential legal requirement: a tourist licence.
This official permit, known as the Licencia de Vivienda Turística, allows you to legally rent out your home to tourists for short stays. Without it, you risk hefty fines and potential legal trouble.
What is a tourist licence and why is it necessary?
Tourist licences were introduced in response to the rapid growth of platforms like Airbnb and Booking.com. While these sites opened new income opportunities for homeowners, they also caused concern around safety, tax evasion and rising housing costs in popular areas.
To address this, Spain's regional governments created laws to regulate the sector. A tourist licence ensures that your property meets certain standards for comfort and safety and is registered with the authorities.
Typical requirements include:
- Compliance with building and safety regulations
- Basic furnishings and guest amenities
- Emergency information
- Registration with regional and national databases
Each autonomous community in Spain has its own process, so the exact steps will vary slightly depending on where your property is located.
What’s changing in 2025?
From April 3, 2025, anyone wishing to rent their home to tourists must first get approval from their Community of Owners (Comunidad de Propietarios). At least 60% of residents must agree to the use of a property for short-term rentals.
In addition, starting July 1, 2025, all tourist rental properties must be added to a centralised national registry (Registro Único). Each property will be issued a unique ID, which must be displayed in all advertisements, including online platforms like Airbnb and Booking.com.
Key regional rules
As well as these national regulations, several regions also have additional requirements that you’ll need to keep in mind if you want to rent your property out to holidaymakers.
Region of Murcia
Owners must register their property online and display the licence number both in listings and at the property. Essential amenities such as electricity, water, TV and insurance are mandatory. The Region has recently teamed up with Airbnb to ensure only registered properties appear online.
Andalucía
Under Decree 28/2016, registration includes submitting a ‘Responsibility Statement’ and properties must meet strict quality standards. From April 2025, permission from the homeowners’ community will also be required. Communities can also raise community fees by up to 20% for properties used as tourist rentals.
Valencian Community
New rules from August 2, 2024 limit licences to entire properties only, so no individual room rentals are allowed. Licences must be renewed every five years and new applications will need written confirmation from the community. Properties must also meet strict safety and infrastructure requirements.
Madrid
If you have a rental property in the capital, you’ll need to obtain a Tourist Accommodation Suitability Certificate (CIVUT). Compliance includes adequate furnishing, emergency contact availability, clear property identification and liability insurance.
What does all this mean for property owners?
These changes mean more administrative work and stricter conditions for compliance. In a nutshell, to advertise your property as a short-term rental, you’ll need to:
- Get approval from your homeowners’ association
- Stay updated on your region’s specific requirements
- Ensure your property meets safety and comfort standards
- Register with both your regional authority and the national database
Frequently asked questions
How long does it take to get a licence?
Typically between 4-8 weeks, depending on the region. Some areas are faster than others.
Can my community block my rental?
Yes. From April 2025, your homeowners' association can vote to reject tourist rentals. You’ll need at least 60% approval to proceed.
What if I rent without a licence?
You could face fines ranging from €6,000 to €60,000 and risk losing the right to rent entirely.
Do licences expire?
In most regions, licences are valid indefinitely. However, in the Valencian Community, new licences from August 2024 will need to be renewed every five years.
How Heniam can help
Based in Cartagena, the English-speaking team at Heniam & Associates specialises in Spanish property law and can guide you through the process of securing a tourist licence, obtaining community approval and meeting all regional and national requirements.
Whether you're starting from scratch or need to adapt to the latest legal updates, the experts are here to help you stay compliant and avoid risk.
Contact Heniam today for a free consultation and take the stress out of short-term rentals in Spain.
