Industry insights
Your guide to Spain's holiday rental registration rules
5 Feb 2026
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By Amanda Sanders
Spain's holiday rental landscape has transformed dramatically throughout 2024 and 2025, with sweeping new regulations now in force. If you're operating a short-term rental property in Spain, understanding and complying with these requirements is essential for protecting your business from significant penalties and keeping your property visible on booking platforms. This guide explains Spain's three-layer regulatory system, covering national registration requirements, regional licensing rules, guest data obligations, and homeowner association approvals. Whether you're hosting on Airbnb, Booking.com, or managing a countryside villa, these regulations apply to you.
Understanding Spain's three-layer regulatory system
Spain's 2025 holiday rental framework operates through three distinct levels, and compliance with all three is mandatory:
National level: The VUD ID registration system (Ventanilla Única Digital) and SES.HOSPEDAJES guest data reporting, both managed by central government.
Regional level: Tourist licences issued by autonomous communities (VUT, HUT, ETV, or similar), each with their own requirements and standards.
Municipal level: Local zoning restrictions, saturation zones, and property-specific requirements determined by individual towns and cities.
Missing compliance at any single level can result in your listing being removed from platforms, substantial fines, or legal action. Let's break down each requirement.
National registration: the VUD ID requirement
Since 1st July 2025, every short-term rental property in Spain must hold a unique national registration number, known as the VUD ID (Ventanilla Única Digital de Arrendamientos) or NRA (Número de Registro de Alquiler). This is separate from and additional to your regional tourist licence.
What is the VUD ID?
The VUD ID is a centralised digital identifier that links your property's registration details (regional licence, ownership, address, and tax information) to Spain's national database. This system creates traceability across all licensed properties and allows authorities to cross-check rentals with income declarations.
Why was it introduced?
The VUD system addresses Spain's housing affordability crisis and aligns with EU Regulation 2024/1028, which requires member states to collect and share data on short-term rentals. The Spanish government aims to reduce illegal listings, combat tax fraud, and improve transparency across the holiday rental market.
How to obtain your VUD ID
You must register through the Digital Single Rental Window operated by the Land Registry (Registro de la Propiedad). Here's the process:
Ensure you already hold a valid regional tourist licence (VUT, HUT, ETV, or equivalent).
Access the Sede Registradores website to begin your application.
Prepare required documentation: your regional tourist licence resolution, property ownership documents, and habitability certificate.
Submit your application electronically with your digital certificate.
Pay the Land Registry fee of €27 plus IVA per property.
Receive your unique VUD ID number within approximately 8-10 working days.
Display requirements
Your VUD ID must appear clearly on all listings, advertisements, and marketing materials, including on Airbnb, Booking.com, Vrbo, personal websites, and social media posts. Failure to display this number will result in automatic removal of your listing from platforms.
Important deadlines and consequences
As of 1st July 2025, booking platforms are legally required to verify VUD numbers before publishing listings. Properties without valid VUD IDs face immediate removal, typically within 48 hours of detection. Fines for operating without proper registration can reach €60,000 under national rules, with some regional penalties even higher.
Regional tourist licences: VUT, HUT, and ETV
Before you can obtain a VUD ID, you must hold a valid regional tourist licence. Spain's 17 autonomous communities each issue their own licences with distinct names and requirements.
Common regional licence types
Andalusia: VFT (Vivienda con Fines Turísticos)
Catalonia: HUT (Habitatge d'Ús Turístic)
Valencia: VUT (Vivienda de Uso Turístico)
Balearic Islands: ETV (Estancia Turística de Viviendas)
Madrid: VUT (Vivienda de Uso Turístico)
General requirements across regions
Whilst specific requirements vary, most regions require:
Submission of a declaration of responsibility (declaración responsable) to tourism authorities
Habitability certificate (cédula de habitabilidad)
Energy efficiency certificate
Liability insurance coverage
Compliance with minimum space and safety standards
Payment of administrative fees and tourist taxes
Regional variations to note
Valencia: Tourist rentals are defined as stays of 10 days or fewer. Properties rented for longer periods fall under different "seasonal rental" rules and may require separate VUD registration.
Barcelona and Catalonia: Barcelona has effectively banned new tourist flats in residential buildings and plans to phase out all VUT licences by 2028. Other Catalan municipalities face similar restrictions.
Balearic Islands: Mallorca, Menorca, Ibiza, and Formentera have strict limits on new tourist rental registrations, with bans in certain zones. Stand-alone properties have better approval prospects than apartments.
Alicante: A two-year moratorium on new tourist rental licences has been in effect since December 2024, extended to entire buildings in July 2025 and valid until January 2027.
Madrid: The Plan RESIDE (2025) effectively prohibits tourist flats in residential buildings unless the entire building is dedicated to tourism or the apartment has a separate street entrance.
For detailed guidance on your specific region's requirements, consult your local tourism authority or engage with qualified legal advisors.
Homeowner association approval: the 60% rule
Since 3rd April 2025, amendments to Spain's Horizontal Property Law require explicit approval from homeowners' associations (comunidad de propietarios) for new tourist rentals in apartment buildings.
The 60% majority vote
Communities can now authorise, restrict, condition, or fully prohibit short-term rentals within their building with a three-fifths (60%) majority vote representing three-fifths of ownership shares. This applies to properties in shared residential buildings and affects both apartments and individual units.
Grandfather clause protection
Properties that were already operating legally as tourist rentals before 3rd April 2025 remain protected under a grandfather clause. You do not need to obtain new community approval if your tourist licence was granted and active before this date.
What this means for new hosts
If you're establishing a new tourist rental in a shared building after April 2025, you must:
Check your community statutes to verify tourist rentals aren't already prohibited.
Request a vote at a general assembly meeting.
Obtain written approval from at least 60% of owners by number and ownership quota.
Ensure the approval is formally recorded in meeting minutes and registered with the Land Registry.
Additional considerations
Communities may apply additional charges, typically up to 20% of shared community expenses, for properties used as holiday rentals. Before purchasing any property for tourist rental purposes, thoroughly review community decisions and voting records.
Guest data reporting: SES.HOSPEDAJES
Beyond property registration, Spain's Royal Decree 933/2021 mandates that all holiday rental hosts collect comprehensive guest data and submit it through the SES.HOSPEDAJES platform.
What is SES.HOSPEDAJES?
SES.HOSPEDAJES is the official platform for submitting guest registration data to the Ministry of Interior. This centralised system replaces traditional methods of submitting information to local police or civil guard offices, digitising guest records for enhanced security and streamlined processes.
Required guest information
You must collect and submit the following data for every guest within 24 hours of check-in:
Personal information: first and second surname, first name, date of birth, gender, nationality
Identification: ID number and type (passport, DNI, NIE, etc.)
Contact details: mobile phone number and email address
Residence information: full address including city and country of usual residence
Travel information: number of travellers in the party and their relationships (e.g. parent/child)
How to register with SES.HOSPEDAJES
Visit the Ministry of Interior portal and create an account.
Complete the registration form with your company details (if applicable) and property information.
Authenticate your registration using Spain's Cl@ve-Firma digital signature tool.
Begin submitting guest data either manually through the web platform or via API integration.
Data protection and GDPR compliance
When collecting sensitive guest information, ensure you:
Explain to guests why the data is required (national legislative compliance).
Handle all personal information securely in accordance with GDPR guidelines.
Store data appropriately and only for the required duration.
Travelnest's guest messaging system provides a direct line of communication with guests, making it easier to collect all necessary information in one place before their arrival.
How Travelnest supports Spanish holiday rental hosts
Navigating Spain's complex regulatory landscape can feel overwhelming, particularly with requirements spanning national, regional, and municipal levels. Travelnest's property experts understand these intricacies and can help you stay compliant whilst maximising your property's performance.
Expert guidance on Spanish regulations
Our team stays current with Spain's evolving requirements across all autonomous communities. Whether you're obtaining your first VUT licence in Andalusia, registering for your VUD ID through the Land Registry, or setting up SES.HOSPEDAJES submissions, our property experts can guide you through each step of the compliance process.
For example, if you're unsure about Valencia's 10-day tourist rental definition or need clarification on whether your Barcelona property can still accept new bookings, we can provide region-specific guidance tailored to your situation.
Simplified property management
Beyond compliance support, Travelnest handles the complexity of multi-platform advertising, listing your property on 30+ global booking sites including Airbnb, Booking.com, and Expedia. Our platform provides:
Calendar synchronisation across all channels to prevent double bookings
Smart pricing tools to optimise your rates based on demand
Guest messaging centralisation for efficient communication
On-hand support from our dedicated team
This means you can focus on hosting exceptional guests whilst we manage the technical complexity and keep you informed about regulatory changes affecting your properties.
Sign up for free and discover how Travelnest can help you navigate Spanish regulations whilst growing your holiday rental business.
Penalties for non-compliance
Spain's authorities enforce these regulations rigorously, and the consequences of non-compliance are substantial:
National level: Fines up to €60,000 for operating without proper VUD registration, with listings automatically removed from platforms.
Regional level: Penalties vary by autonomous community but can reach several hundred thousand euros for serious violations in some regions.
Municipal level: Local authorities conduct inspections and impose fines for breaching zoning restrictions or operating without valid licences.
Platform enforcement: Booking platforms including Airbnb, Booking.com, and Vrbo are legally obligated to remove listings without valid registration numbers within 48 hours of detection.
Key takeaways for Spanish holiday rental hosts
Spain's 2025 regulatory framework requires hosts to:
Obtain a regional tourist licence (VUT, HUT, ETV, or equivalent) from your autonomous community.
Register for a VUD ID through the national Digital Single Rental Window before listing on platforms.
Display your VUD ID on all advertisements, listings, and marketing materials.
Obtain homeowner association approval with a 60% majority vote if operating in a shared building (for new rentals after April 2025).
Collect comprehensive guest data and submit it through SES.HOSPEDAJES within 24 hours of check-in.
Comply with all municipal zoning restrictions and property-specific requirements.
These requirements apply to all short-term rentals regardless of property type, location, or how frequently you rent. Even occasional hosts who only rent for a few weeks per year must comply fully.
Looking ahead
Spain's holiday rental regulations continue to evolve as housing affordability remains a national priority. Several cities are considering additional restrictions, and enforcement capacity is expanding across regions. Property owners should regularly verify their compliance status and stay informed about changes affecting their specific locations.
When in doubt, consult with local legal professionals who specialise in Spanish holiday rental regulations, or speak with Travelnest's property experts who can provide guidance specific to your situation and help ensure you're meeting all requirements at national, regional, and municipal levels.
