Date Published: 10/06/2025

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.

Linea Directa Bottom Article A-L CAR INSURANCE

Address

Office 1: Monteclaro 1, 30389 La Manga Club / Office 2: Calle Delta del Danubio, 30385 Los Belones

Tel: 0034 868 707 917
Mobile: 0034 689 017 754

View Website

View Google Map

Facebook

Heniam & Associates for Conveyancing, paperwork, legal advice and immigration throughout the Region of Murcia

Catering for the needs of expats living all over Spain, and particularly in the Costa Cálida and the Costa Blanca, Heniam & Associates offer a wide range of services including conveyancing, legal and administrative advice.

At the same time, their team of dedicated professionals appreciate the need to assist you in an easy and reliable manner, allowing you as much time as possible to enjoy your freedom, relax and make the most out of life in Spain. Without sacrificing efficiency, they offer personalised services to each and every client, listening to their needs in order to provide exactly the right service and desired outcome.

In the all-important field of Legal and Administrative Services, Heniam & Associates provide help in a wide range of matters including (but not limited to):

Conveyancing
Legal and professional communication assistance
NIE and TIE Applications
Commercial and company set-up and licensing
Spanish health and administrative services
Support and assistance with regulatory bodies
Professional will writing services and advice on intestate inheritance laws (both in the UK and in Spain)
Contract drafting (for businesses and individuals)
Dispute resolution
Digital signatures and certificates

Whether taking advantage of our conveyancing services or any other legal matter Heniam & Associates’ business partner HeniamLegal will represent you in the best possible way, excelling especially in their conveyancing service.

When buying a property in a foreign country it can be challenging to understand all of the
steps that have to be taken. Heniam knows that buying a home can be stressful and
they want to ensure that you have the resources that you need to make sure that the
transaction is as smooth as possible so that you can start to enjoy your new home without worrying about the details and any purchase pitfalls.

HeniamLegal will be on hand to assist you with every part of the process. They have
dedicated professionals on hand to assist you every step of the way ensuring that all
of the relevant checks and investigations are carried out and, of course, negotiating on your behalf and protecting your interests. You will always have the support you need with HeniamLegal and Heniam & Associates.

Heniam & Associates In addition, translation services are provided either for written documents or for occasions such as visits to the doctor or to administrative offices, and assistance is provided in finding the best deal on foreign currency transfers.