Renting in Spain – Landlord's Taxation Guide

Raymundo Larraín Nesbitt, January, 8. 2017

The following article summarises the tax obligations of non-resident landlords in Spain, including the rental reliefs, tax allowances and deductions they can benefit from.

By Raymundo Larraín Nesbitt
Lawyer – Abogado
8th of January 2017

 

 

 

Introduction 

In my experience non-resident landlords seem, at best, blissfully unaware of their taxation duties on renting out their properties in Spain; at worst, they are totally baffled by them. So I thought it would be a good idea to start off the year by adding to the mayhem writing up this little article!

For an abridged version of this article, please read my straight-to-the-point blog post without the esoterics.

I frequently get asked to cast some light on the matter, so this guide attempts to lay out all the different scenarios non-resident landlords may be faced with and what exactly are their tax duties as a result.

I take the liberty of introducing the article with the lenient tax allowances EU and EEA residents can now benefit from following recent jurisprudence from the European Court of Justice. British nationals, for the time being, may still benefit from these allowances on filing their Spanish tax returns until Prime Minister Theresa May triggers article 50 sometime in spring 2017.

This article is split into two sections:

  1. Allowances (state and regional) as well as deductions non-resident landlords can benefit from (as physical persons) to mitigate their rental tax bill in Spain.
  2. Tax returns to be filed (in Spain) depending on which case a landlord is classified in (short or long-term rental).

 

 I. Landlord Rental Reliefs

 

Following up on my article from February 2015, regarding the ECJ’s landmark ruling of last 3rd of September 2014, which put an end to discrimination between residents and non-residents on taxation matters, these changes also affect rental laws.

Law 26/2014 of the 27th of November amends both the Personal Income Tax Act (I.R.P.F.) and the Non-Resident Income Tax Act (I.R.N.R.). These changes came into force on the 1st of January 2015. I had already referred to these changes in December’s and February’s articles: Taxes on Selling Spanish Property and Changes To Spain’s Inheritance And Gift Tax Law.

Law 26/2014 adapts and transposes the decision taken by the ECJ amending internal Spanish national laws. It brings to an end (fiscal) discrimination between residents and non-residents in a wide array of matters; for this article’s sake, specifically on rental matters. EU-residents are now treated on par with Spanish residents on taxation matters relating to allowances and deductions. This translates into paying fewer taxes (as non-residents now qualify for deductions and tax allowances which were previously barred to them as these were earmarked for Spanish residents alone).

For the purpose of this article, when I make reference to ‘non-tax residents’ I will always be referring to citizens which are either tax resident in another Member State of the European Union or else in the European Economic Area (E.E.A., which is compromised by Iceland, Liechtenstein and Norway). Just to clarify, the below-listed changes do not benefit tax residents outside of the EU or EEA.

I.e. a US national cannot benefit from the tax allowances listed below.

Additionally, it should be noted that non-EU and EEA nationals have a different tax scale levied on them on renting their properties.

As a brief recap:

I) Landlords resident in E.U. or E.E.A.

  • Tax relief: Yes, physical persons may deduct, for example, home insurance, mortgage loan interest payments, property maintenance expenses etc. Legal persons may also deduct rental related expenses.
  • Dates: collected annually or quarterly.
  • Tax form: 210.
  • Tax rate: 19% on rental income for 2016.

 

 II) Landlords resident outside the E.U. or E.E.A.

  • Tax relief: no.
  • Dates: collected annually or quarterly.
  • Tax form: 210.
  • Tax rate: 24% on rental income for 2016.

 

Rental Allowances – Situation Prior to the ECJs’ Ruling

Non-resident rental allowances were virtually non-existent prior to this ruling for private individuals. There were few instances in which you could offset rental taxes as they required you employed someone full time and had a permanent establishment in Spain. Obviously of little practicality which was not an option for the vast majority of non-resident landlords.

Post-ECJs’ Ruling – Changes to Spain’s Rental Laws

The ECJ’s key ruling of 3rd of September 2014 marks the inflection point which puts an end to (fiscal) discrimination between residents and non-residents. It forces Spain to amend its internal laws and accommodate the European principles on which the EU is grounded on. The significance of the ECJ’s ruling is that it has opened up the opportunity for non-residents to apply as from the 1st of January 2015 to the below-listed state tax allowances and deductions which were previously reserved only to Spanish residents. In addition, non-residents may also benefit from those set by the Autonomous Communities where the property is located which have a penchant of being more generous than state law.

When taxpayers are resident in another European Union Member State, or in the E.E.A., the expenses described in the Law on Personal Income Tax (IRPF) can be deducted when calculating the taxable base, provided that proof is supplied that these expenses are directly related to income earned in Spain and have a direct economic connection that is inseparable from the activity carried out in Spain. When expenses are deducted, a certificate of tax residency in the corresponding State issued by the tax authorities of that State which must be filed along with your tax return.

So, for example, a British national must request from the HMRC a certificate of tax residency in the UK and submit this to the Spanish Tax Office. This allows to successfully offset the maintenance and running expenses of their Spanish property against their rental income yielding a higher net income. Needless to say, you need a lawyer to organize this on your behalf.

Landlord’s State Reliefs and Deductions for Private Home Rentals

Non-resident landlords can either rent out their properties on a short or long-term basis:

  • Short-term lets are understood to be subject to private holiday rental laws which are covered in detail by my articles Holiday Rental Laws in Spain and Holiday Home Taxation in Spain. Moreover, this can be further compounded by whether a rented property is classified as either urban or rural which gives way to a different set of regulations and legal requirements.
  • Long term lets are subject to Spain´s Urban Rental Law better known by its acronym LAU. These long-term lets are covered by my article Urban Rental Laws in Spain.

 

The main difference between both is that the former is ruled by each of Spain´s 17 Autonomous Regions whereas long-term lets are ruled by a national legal framework which acts nationwide. The significance of this from a practical point of view, is that landlords who rent on a short-term basis using, for example, Airbnb or other similar rental portals should check the minutiae of the regional laws where their properties are located. Some of these laws are fairly restrictive and in fact may even require a landlord to attain a rental licence of sorts or else to register themselves prior to renting out their accommodations. Non-compliance may attract humongous fines in the thousands of pounds.

The following state deductions and allowances can be offset or deducted mitigating a landlord´s tax bill without prejudice of additional compatible allowances set out by the Autonomous Community contingent on where the property is located. Please take legal advice on the latter for your case as for economy of space I will not be listing them below.

The above translates into significantly higher returns for landlords on taking smart advantage of these lenient allowances. Meaning non-resident landlords stand to profit from higher net yields on letting in Spain as from 2015 onwards.

Article 24.6 of the Non-Resident Income Tax Act (I.R.N.R.) makes a direct renvoi on these to art. 23 of the Personal Income Tax Act (I.R.P.F.).

Please take note I will only list in this article allowances which properties are owned by physical persons, not by legal persons. More on ownership of Spanish properties through corporate structures in my article Buying and Owning Spanish Property through Companies: Pros and Cons.

 

Landlord Rental Tax Relief: Allowances & Deductions (as Physical Person)

 

  1. Rental Tax Relief / Deductible Expenses (Art. 23 I.R.P.F.)

Proof must be supplied that the following expenses are directly related to income earned in Spain and have a direct economic connection that is inseparable from the activity carried out in Spain.

 

• Interests arising from a loan to buy the property (i.e. mortgage).

• Local taxes and administrative charges and surcharges that impact on the rental income or else on the property itself (i.e. IBI tax, SUMA tax, rubbish collection tax).

• Expenses arising from formalising rental contracts such as lets or sublets (i.e. Notary and/or Land Registry fees); legal defence (i.e. hiring a lawyer for tenant eviction purposes).

• Maintenance costs may be offset; refurbishment expenses are excluded.

Examples of maintenance costs (deductible): repainting over flaky paint, plumbing, debugging, tennis court green mold cleaning, swimming pool pump replacement, annual lift maintenance, leaking faucet.

Examples of refurbishment expenses (non-deductible): glass curtains, double-glazed windows, parquet, marble floor, extension to property (outbuilding), tennis court, swimming pool, private lift.

Notwithstanding the above, refurbishment expenses may be claimed on selling the property by offsetting them against your Capital Gains Tax liability. Please read my article: Taxes on Selling Spanish Property.

• Home insurance premiums (theft, fire, civil liability etc.). Please read my articles Home Insurance in Spain, Community of Owners’ Insurance Policies and How to Cancel your Home Insurance Policy in Spain. However claims arising from events that diminish the value of a dwelling are non-deductible i.e. fire.

• Utility invoices (electricity, water, gas and landline).

• Concierge, gardening & security services (i.e. gated communities).

• Rental publicity expenses.

• Home depreciation and amortization. The calculation is 3% on the highest value of the following two: home buying costs or cadastral value; the value of the land is excluded.

2. Allowances

  • The 100% tax allowance on letting to under thirty-year-olds is supressed as from the 1st of January 2015. The allowance is now 60% on the net income regardless of a tenant’s age. EDIT: This tax relief only applies to resident landlords. If you are not resident in Spain, you cannot benefit from it.
  • Other.

 

II. Tax Returns to be Filed

 

Depending on which classification a landlord falls in, different tax models need to be filed. This section is already covered in detail by my article Non-Resident Taxation in Spain. Notwithstanding, I will do a brief summary for completion´s sake.

  1. Not renting out property.

Regardless you must file and pay an annual tax return called Non-resident Imputed Income Tax. This is tax model 210. It must be filed and paid before the 31st of December of the following year. The details are already covered by my above-mentioned article. Please see Fiscal Representation (Non-Resident Income Tax).

  1. Renting out property in Spain

 

  1. Short-term (Private Holiday Lets or holiday homes)

Besides complying with the above annual requirement, you must file a quarterly tax return for model 210. This has associated higher professional fees from lawyers or economists as it is admin intensive. A tax model must be filed for each tenant. Additionally, a tax model must be filed for each joint owner of the property (think joint property ownership as in couples).

Landlords should note that this option is borderline to running an accommodation business that is advertised in specialized rental property portals over the net. Please see Holiday Rental Accounting Service (HRAS).

  1. Long-term Rentals

You also need to file quarterly tax models. Please see Holiday Rental Accounting Service (HRAS).

  1. Professional Rental Business

Professional rental businesses require VAT is filed on a quarterly and annual basis (tax models 303 and 390). The business is equated to running a hotel accommodation. Please see Holiday Rental Accounting Service (HRAS).

Conclusion

As can be clearly surmised from the above, the taxation on private rentals may be somewhat labyrinthian given the fact that 17 different Autonomous Regions in Spain hold competence over it and rule accordingly. This requires the input of seasoned professionals to wade through the pitfalls and come out successfully.

Which is where we lawyers step in; hand-holding landlords and guiding them through the taxation ordeal to come up on top, working the system.

 

“The minute you read something that you can't understand, you can almost be sure that it was drawn up by a lawyer.” – Will Rogers.

William Penn Adair “Will” Rogers was a Cherokee-American cowboy, comedian, humourist, social commentator, vaudeville performer and actor. He was also the father of a well-known U.S. politician; nobody´s perfect.

 

Larraín Nesbitt Lawyers, small on fees, big on service.

Larraín Nesbitt Lawyers is a law firm specialized in taxation, inheritance, conveyancing, and litigation. We will be very pleased to discuss your matter with you. You can contact us by e-mail at info@larrainnesbitt.com, by telephone on (+34) 952 19 22 88 or by completing our contact form.

 

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Please note the information provided in this article is of general interest only and is not to be construed or intended as substitute for professional legal advice. This article may be posted freely in websites or other social media so long as the author is duly credited. Plagiarizing, whether in whole or in part, this article without crediting the author may result in criminal prosecution. VOV.

2.017 © Raymundo Larraín Nesbitt. All rights reserved.

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Selling Property in Spain – Ten Reasons to Hire a Lawyer

Raymundo Larraín Nesbitt, December, 8. 2016

Although it is not mandatory to sell property in Spain assisted by a lawyer, it is highly advisable that you do; particularly if you are a non-resident. Lawyer Raymundo Larraín Nesbitt takes us through the advantages of having legal representation when you sell a property in Spain.

Marbella-based Larrain Nesbitt Lawyers has over 16 year’s taxation & conveyancing experience at your service. Our team of native English-speaking lawyers and economists have a long track record successfully assisting expats all over Spain. You can review here our client’s testimonials.

Article copyrighted © 2016. Plagiarism will be criminally prosecute

By Raymundo Larraín Nesbitt
Director of Larraín Nesbitt Lawyers
8th of December 2016

Introduction

While it is possible to buy or sell a property in some overseas jurisdictions, including Spain, without having to appoint a solicitor, it would be very unwise to do so. If anything, it is even more important to obtain good legal advice when selling overseas as it is highly likely that you will be unfamiliar with many of the key processes.

Broadly speaking, the two key reasons which justify hiring legal representation on selling, besides avoiding payment scams and commission abuses, are tax mitigation and a refund of the 3% of the sales price withheld by a buyer's lawyer (if applicable). These two points are explained further below.

It is often that I hear that those with vested interests in there being no lawyers involved – I wonder why – are arguably the most outspoken advocates that retaining a lawyer on selling is a superfluous expense and always put as an example that Spaniards themselves don’t hire them on selling. “In fact,” they add “your estate agent could handle everything in a jiffy at no extra cost.”

I cannot even begin to explain why this flawed advice is wrong on so many levels. So why take the risk by not obtaining proper legal advice? You can read a blog post on this: 7 reasons on why you need legal representation on selling in Spain.

Only a qualified and registered solicitor (abogado) can give you legal advice in Spain. Beware of intruders posing as lawyers who meddle in conveyancing. The golden rule is to always ask a lawyer in Spain for his registration number (número de colegiado).

Selling Property – Avoid Horror Stories

  • Seller sells a property to a cash buyer and is handed over counterfeited banknotes at the Notary Public. No legal recourse is possible.
  • Seller is duped by fellow barroom ‘illuminati’ into thinking ‘under declaring’ is the norm in Spain and accepts a huge wad of cash at the Notary on completion. Immediately after signing over the property vendor gets mugged and he’s left with no house and with no cash.
  • Seller decides best not to appoint a lawyer, agrees to sell, and accepts a holding deposit from buyer. On the day of completion at the Notary she realizes just how much tax she needs to pay and decides to bail out as the numbers do not stack up. Unbeknownst to her, the seller is now liable to pay double the holding deposit. If she still refuses to pay, she can be sued and will most likely lose the court case. A charge for over 20,000 euros will be placed against her property and this may even lead to her property being auctioned off.
  • Seller appoints ‘reputable’ estate agency. Unbeknownst to him an unscrupulous agent, on realising there are no lawyers involved, words into the agency contract a sales ‘commission’ of up to 50% (plus VAT) on signing a private purchase contract (exchange of contracts). The buyer pulls out because he is unable to secure finance from a lender to carry on with the purchase and demands a full refund of his deposit. Meanwhile, despite the sale falling through, the agent demands his 50% ‘commission’ as the private purchase contract was indeed signed threatening the vendor with litigation on non-compliance.
  • Seller, after receiving an initial reservation deposit, is cajoled into skipping signing a private purchase contract and jump straight to completion before a Notary Public. This entails a vendor waiving numerous rights and legal safeguards which would have otherwise assured a problem-free transaction.
  • Seller signs away a Power of Attorney to sell his Spanish villa in favour of his expat ‘best pal’ who berates the use of Spanish lawyers (“They sleep siestas, you know?”) and who is a self-proclaimed conveyancing expert (because he bought two rural properties back when General Franco was still alive). His best friend is never seen again – nor the money.
  • Seller grants a Power of Attorney to a ‘golf buddy’ to sign completion on his behalf as his proxy. Years later, the vendor reads some internet article where it is explained that non-resident sellers are lawfully entitled to a full refund of the 5% retention of the sales price withheld by a buyer´s lawyer. Upon further inquiry before the Tax Office it transpires ‘someone’ pocketed the 5% refund.
  • Seller arranges on his own the mandatory Energy Performance Certificate on selling, and is overcharged by several hundred euros.
  • Seller agrees with cutthroat estate agent a trivial sales price because the sales market “is tough”. Conniving agent agrees with buyer a significantly higher price. Unbeknown to both vendor and buyer, the artful dodger pockets the price difference (besides his 5% agent’s commission and the 3% sales refund of the vendor). Not bad for a day’s work, eh?

 

Selling – Ten Reasons to Hire a Lawyer in Spain

 

1. Legal independence. Larraín Nesbitt Lawyers is totally independent.

2. Registered professionals. Larraín Nesbitt Lawyers only employ qualified and registered Abogados. Registered abogados are subject to disciplinary action by the Bar Association so must conduct themselves honourably to continue practising else risk being disbarred. We are members of the British Chamber of Commerce, Spain.

3. Professional Indemnity Insurance. Registered lawyers have Professional Indemnity Insurance in place in the event of malpractice or negligence. Currently this cover stands at €1,000,000 with Larraín Nesbitt Lawyers.

4. Lawyer's fees are 100% tax-deductible! The fees you pay us to sell your property are fully deductible from the sales tax (CGT), meaning you pay less tax on hiring us.

5. No language barrier, no hidden extras. All our staff speak and write English fluently, besides other languages. Nothing will be lost in translation! We will provide you with a written quote so you are sure that there are no unpleasant surprises. We will provide you with a clear breakdown of costs in English, or your chosen language, beforehand.

6. Accountability. We will give you an invoice, statement of all expenses and written advice. Larraín Nesbitt Lawyers will put everything in writing.

7. Transparency. You will receive a written report in English, clearly setting out the terms of the sales contract.

8. Tax mitigation. Our lawyers will endeavour to offset both the associated purchase costs and refurbishment expenses on your property to reduce your tax burden on selling as much as is legally admissible (contingent on the vendor supplying us with the original invoices). More details in our article Taxes on Selling Spanish Property. Additionally, a lawyer will safeguard a seller’s right to negotiate with a buyer the pro rata payment of IBI tax (equivalent to the UKs Council tax). A seller not legally represented will likely be expected to pay this tax in full.

9. Non-residents 3% sales refund (Tax Model 211). As a post-service, our lawyers will apply for a full refund from the Spanish Tax Office (if applicable) which will be credited into your account.

10. Conveyancing can be arranged in your absence. If granting a Power of Attorney, our law firm will ensure you understand what powers you are giving and for how long those powers last. Normally the powers you give your lawyer are on-going unless you expressly revoke them. You should avoid signing off Powers of Attorney to people who dabble in conveyancing and are unqualified to provide legal advice.

 

Conclusion

Hiring a seasoned lawyer, in my experience, pays for itself on all the money you stand to save on avoiding the most common pitfalls on selling a property in Spain.

Because impartial legal advice is priceless.

We offer the most competitive fees in the market.

Conveyancing – Selling from €795

We are specialized in conveyancing.

 

“Politicians were mostly people who'd had too little morals and ethics to stay lawyers.” – George R.R. Martin.

George Raymond Richard Martin is an American novelist and short-story writer in the fantasy, horror, and science fiction genres. He is best known for his international bestselling series of epic fantasy novels, A Song of Ice and Fire, which was later adapted into the HBO dramatic series Game of Thrones.

 

Larraín Nesbitt Lawyers, small on fees, big on service.

Larraín Nesbitt Lawyers is a law firm specialized in taxation, inheritance, conveyancing, and litigation. We will be very pleased to discuss your matter with you. You can contact us by e-mail at info@larrainnesbitt.com, by telephone on (+34) 952 19 22 88 or by completing our contact form to book an appointment.

 

Tax & legal services available from Larraín Nesbitt Lawyers

 

 Conveyancing-related articles

 

Please note the information provided in this article is of general interest only and is not to be construed or intended as substitute for professional legal advice. This article may be posted freely in websites or other social media so long as the author is duly credited. Plagiarizing, whether in whole or in part, this article without crediting the author may result in criminal prosecution. VOV.

2.016 © Raymundo Larraín Nesbitt. All rights reserved.

 

 

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Buying Property in Spain – Ten Reasons to Hire a Lawyer

Raymundo Larraín Nesbitt, November, 8. 2016

Although it is not mandatory to buy property in Spain assisted by a lawyer, it is highly advisable that you do; particularly if you are a non-resident. Lawyer Raymundo Larraín Nesbitt takes us through the advantages of having legal representation when you buy a property in Spain.

Marbella-based Larrain Nesbitt Lawyers has over 16 year’s taxation & conveyancing experience at your service. Our team of native English-speaking lawyers and economists have a long track record successfully assisting expats all over Spain. You can review here our client’s testimonials.

Article copyrighted © 2016. Plagiarism will be criminally prosecute

By Raymundo Larraín Nesbitt
Director of Larraín Nesbitt Lawyers
8th of November 2016

Introduction

You would never buy a property in the UK without instructing a solicitor or conveyancer and yet a surprising number of people choose not to instruct a lawyer or legal representative when buying abroad. If anything, it is even more important to obtain good legal advice when buying overseas as it is highly likely that you will be unfamiliar with many of the key processes.

While it is possible to buy a property in some overseas jurisdictions, including Spain, without having to appoint a lawyer, it would be very unwise to do so. Buying a house is one of the biggest investments most people make in their lifetime. So why take the risk by not obtaining proper legal advice?

Only a qualified and registered abogado (solicitor) can give you legal advice in Spain. Beware of intruders posing as lawyers who meddle in conveyancing. The golden rule is to always ask a lawyer in Spain for his registration number (número de colegiado).

Buying Property – Avoid Horror Stories

  • Buyer buys a rural villa which is unregistered, does not have planning permission and is set to be demolished by the Authorities.
  • Buyer buys off-plan property from a developer who is tethering on the verge of bankruptcy. The buyer is mistakenly confident because he has been issued a bank guarantee by the developer’s lawyer purportedly ensuring his stage payments when in fact this guarantee is only legally enforceable as from the moment a developer attains planning permission from a town hall; not a moment before (you can read my article on this). In the event of filing for receivership a buyer would lose all his money despite having a bank guarantee in his possession.
  • Buyer buys from someone pretending to be the owner.
  • Buyer buys a property that is different to the one shown by the vendor.
  • Smug buyer ‘under declares’ part of the sales price because “that is how things are done in Spain”. A year later he is landed with a huge tax bill as a result of the complementaria or bargain-hunter tax.
  • Buyer buys an offplan property without a lawyer thinking the bank will check his title is clean and above board. What the buyer doesn't know is that the property has not attained a Building Licence and all his stage payments are unsecured despite the bank's reassurances to the contrary. This is a consequence of Spain's new Bank Guarantee law. Buyer loses all his money without any legal recourse.
  • Buyer buys an offplan property without appointing a lawyer as he (mistakenly) thought his lender would do all the legal checks. Ends up losing all his money.
  • Buyer buys property with tenants already inside. They can legally stay until the expiration of their tenancy agreement in accordance with Spain’s Tenancy Act (which can be up to 8 or 10 years).
  • Buyer buys a property with debts, charges or encumbrances. Whoever is the owner of the property will be held liable for these debts.
  • Buyer buys a luxury frontline beach penthouse and pays full price. Years later, on selling, he is informed by the buyer´s lawyer that following Spain´s Coastal Law the property is not classified as freehold and what he bought is known legally as an 'Administrative concession' or Government leasehold. He will only be offered a fraction of the price he paid for it making a huge loss. More details in my article Proposed Amendments to Spain´s Coastal Law – Amnesty.

 

Buying – Ten Reasons to Hire a Lawyer in Spain

 

1. Legal independence. Larraín Nesbitt Lawyers is totally independent. You should avoid using a lawyer recommended by an estate agent and most certainly never use the developer´s own lawyer. If it is gratis, it is for a good reason!

2. Registered professionals. Larraín Nesbitt Lawyers only employ qualified and registered Abogados. Registered abogados are subject to disciplinary action by the Bar Association so must conduct themselves honourably to continue practising else risk being disbarred. We are members of the British Chamber of Commerce, Spain.

3. Professional Indemnity Insurance. Registered lawyers have Professional Indemnity Insurance in place in the event of malpractice or negligence. Currently this cover stands at €1,000,000 with Larraín Nesbitt Lawyers.

4. No language barrier. All our staff speak and write English fluently, besides other languages. Nothing will be lost in translation!

5. No hidden extras. We will provide you with a written quote so you are sure that there are no unpleasant surprises. We will provide you with a clear breakdown of costs in English, or your chosen language, beforehand.

6. Free escrow service. Larraín Nesbitt Lawyers keeps a separate client account.

7. Accountability. We will give you an invoice, statement of all expenses and written advice. Larraín Nesbitt Lawyers will put everything in writing.

8. Transparency. You will receive a written report in English, clearly setting out the terms of your contract, with a description of the property you are buying including any community facilities, such as pools, golf course etc.

9. Ongoing communication and post-service. For resale properties, your lawyer will inform you about the description as described in the Nota Simple and Title deeds. Remember; it is your responsibility to check the description of the property carefully with what you have seen and inform us if there are any differences. Some building reforms are undertaken without proper approval (unregistered property extensions) and there is no way for your lawyer to know about this. Which is why we recommend arranging a snagging list beforehand.

10. Conveyancing can be arranged in your absence. If granting a Power of Attorney, our law firm will ensure you understand what powers you are giving and for how long those powers last. Normally the powers you give your lawyer are on-going unless you expressly revoke them.

Conclusion

Hiring a seasoned lawyer, in my experience, pays for itself on all the money you stand to save on avoiding the most common pitfalls.

Because impartial legal advice is priceless.

Conveyancing – Buying 

 

 

“Managers keep the rules, leaders break them.” – Sir Richard Branson.

English business magnate, investor and philanthropist. Founder of the Virgin Group which controls more than 400 companies.

 

Larraín Nesbitt Lawyers, small on fees, big on service.

Larraín Nesbitt Lawyers is a law firm specialized in conveyancing, taxation, litigation and inheritance. We will be very pleased to discuss your matter with you. You can contact us by e-mail at info@larrainnesbitt.com, by telephone on (+34) 952 19 22 88 or by completing our contact form to book an appointment.

 

Tax & legal services available from Larraín Nesbitt Lawyers

 

Conveyancing-related articles

 

Please note the information provided in this article is of general interest only and is not to be construed or intended as substitute for professional legal advice. This article may be posted freely in websites or other social media so long as the author is duly credited. Plagiarizing, whether in whole or in part, this article without crediting the author may result in criminal prosecution. VOV.

2.016 © Raymundo Larraín Nesbitt. All rights reserved.

 

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Plagiarism: Flattery or Just Plain Theft?

Raymundo Larraín Nesbitt, October, 8. 2016

By Raymundo Larraín Nesbitt
Lawyer – Abogado
8th of October 2016

 

 

This month’s article is somewhat personal. Due to the attention some of my articles garner, I get copied a lot. It has reached the point where I am catching over ten people/companies every month. A recent example is the article I wrote earlier this year on Andalusia’s Holiday Rental Laws. This article alone was massively plagiarized. Because of this I thought it would be a good idea to write up a reminder of the legal repercussions in Spain on copying other peoples’ intellectual property.

In Spain, much like in the United Kingdom, all original written material is protected by Intellectual Property Laws (Royal Decree 1/1996). Moreover, Spain’s Criminal Code in its Chapter XI protects author’s Intellectual Property Rights against plagiarism in three articles no less (articles 270-272), all of which have jail terms associated to them, ranging from 6 months to 4 years. All an offended needs doing is file a denuncia against the offender at a Police Station. Plagio is a pursuable criminal offence. As an example, two people were arrested in Torremolinos (Malaga), and were remanded into custody for plagiarizing just one article from a website.

I first started writing articles in 2004 and, with any luck, would like to continue doing so for the remainder of my career. The aim is to provide insight to legal topics which continuously crop up with my law firm’s clients. Since many of these legal queries were on the same topic I decided at the time to make it easy on myself and write up fact sheets on a given matter collating the most frequent queries on a topic and replying to them. In time, some of these fact sheets evolved and became the elaborate articles I now publish.

As an example, I wrote back in 2005 a fact sheet on Licence of First Occupation. At the time of publishing, LFO were unheard of and my article was the first to be written in English on the matter. In hindsight it would have been more grammatically correct on my part to call them First Occupancy Licence but the term LFO catched on and I just let it go. You can still find an original version of my fact sheet from 2005 on following this link. Over time this article evolved and grew more complex resulting in this other one: Licence of First Occupation.

Where I am getting at is that some of my articles and blog posts are liked so much that people and companies happen to borrow them from our article’s archive and reproduce them in their own blogs or corporate websites crediting me as the author as well as placing a working link back to the original article, which is just fine by me. In fact, this prompted me to add a disclaimer in every article I write saying just that:

Please note the information provided in this article is of general interest only and is not to be construed or intended as substitute for professional legal advice. This article may be posted freely in websites or other social media so long as the author is duly credited. Plagiarizing, whether in whole or in part, this article without crediting the author may result in criminal prosecution. VOV.

Unfortunately, a minority at times takes a step further crossing the red line, removing my name and cheekily crediting themselves as authors! Despite the famous quote by cleric Charles Caleb Colton, “Imitation is the sincerest form of flattery”, I would argue that imitation is simply profiting from other’s hard work, whilst taking undue credit for it, which I personally find repulsive and is too much to put up with. I for one do not feel flattered; to my mind plagio is simply cold-hearted thieving and I take it very seriously adopting a hardline stance. I also warn in my disclaimer that I may take legal action against offenders when appropriate. I have instigated criminal proceedings against two individuals and one company for this very reason so far.

Besides, before publishing an article I always lodge it first in an Intellectual Property Registry. The purpose of this is to be used as evidence in a criminal case and prove who wrote a text first as the date and time are electronically registered on submitting the text. I was forced to act like this as some people lost the plot stealing content from me left, right and centre. Some articles, like the one I wrote on Bank Repossessions in Spain back in 2007, elicited a huge response and generated over 200 plagios!! This article at the time was the first one to be written in English on how Spanish repossessions work and garnered much attention. You can find an updated version from 2014 here.

Bottom line, sooner or later I am bound to catch all those using my articles and blog posts without authorisation; that is without crediting me as the author. Over the last decade I have caught several hundred websites using them unlawfully, as well as over a hundred lawyers/law firms, both Spanish and British, all of which apologized. Only in 2016 I have been forced to contact several dozen law firms on grounds of plagiarism. I do not relish having to waste my time hounding people and companies when they could make a perfectly licit use of my articles by simply crediting me as the author. It is not as if I charged for my articles, they are free.

Native English speakers may be harder to hound, because, on mastering English, they are able to sneakily change the wording, producing what they think is an ‘original’ work that make my plagiarised articles more difficult to track down on using search engines. This aggravates me even further when I finally get on to them. It should be noted that, from a legal point of view, amending or tweaking written content to fool search engines with a view to conceal a plagio is still regarded legally as plagiarism and only buys them some time; regardless, they will be held criminally liable when found.

As written above, and in line with Spanish Property Insight’s copyright policy, I have no qualms in anyone using my legal articles on their own websites so long as they comply with two simple requirements:

  1. Credit me as the author.
  2. Place a working link back to the original published article (not the website's homepage).

I.e.

Raymundo Larraín Nesbitt

Lawyer, Abogado.

Original article: http://www.en.larrainnesbittabogados.com/articles.php

On complying with the above, there is absolutely no need to previously contact me to request my permission to publish any of my articles. Hundreds of websites, spanning from mortgage brokers to real estate agencies, use my legal articles unmolested and I welcome their use. You can find my articles collated here should anyone wish to use them:

Raymundo Larraín Nesbitt

I will only contact those whom I feel are abusively taking unfair advantage of my hard work by not crediting me as the author and profiting from it or else even going as far as removing me and crediting themselves as the authors of my articles!

 

Examples of correct usage of my articles

 

 

Andalusia´s Holiday Rental Decree

Rental Laws in Spain

New Rental Legislation in Andalusia

Dación en Pago – Handing Spanish Property back to the Bank

How European Regulation affects Foreign Resident’s Spanish Wills

How to Buy Property in Spain Safely

Taxes on Buying Spanish Property

The pros and cons of buying and owning Spanish property through a company structure

Taxes on Selling a Spanish Property

Non-Resident Taxes in Spain

 

Examples of non-sanctioned use of my articles that may lead to prosecution: Spot the Differences!

 

 

  • Multiple plagios by lawyer Juana Mª Giménez Ballesta who removed my name and plagiarized no less than eight copyrighted articles crediting them all to herself and published them on local ex-pat newspapers in Costa Blanca & Almeria. The only word in English she added to my eight articles was 'laywer' after her own name, which she happened to misspell.
  • Plagio by lawyer David Ivars who published several of my copyrighted articles (as well as from other lawyers) under his own name in local ex-pat newspapers in Costa Blanca.

 

  • Escritura – Title Deed Explained

 

Plagio by Freedom Media, S.L. (Paul Sully and Lynne Robinson, Canary Islands). These individuals are hands down the plagio kings of this list with over 8 articles plagiarized across seven issues of their magazine. Not content with plagiarising just one article, this Canary Islands magazine ups the ante and cheekily plagiarises two of my articles on the same issue in 2.013, word-for-word (pages 8 and 16)!!: http://www.freedom4sale.com/downloads/freedom-issue-80.pdf

Plagio: http://lascasitas.eu/escitura.html

Plagio by Sunshine Tropical Properties (Granada): https://www.sunshinetropicalproperties.com/contact/faqs/

My original article (ranking number one in Google): Escritura – Titled Deed Explained – 8th of April 2.013

 

  • Renting in Spain: Top 10 Mistakes

 

Plagio by Freedom Media, S.L. (Paul Sully and Lynne Robinson, Canary Islands). Page 16: http://www.freedom4sale.com/downloads/freedom-issue-80.pdf

Plagio by Living in Spain Org: http://livinginspain.org/renting.php

Plagio by Mr Druvis Dubrovskis from Tenerife All Sales: http://www.tenerifeallsales.com/decide-to-evict-landlords-must-know/

Plagio by yourmove.es : http://yourmove.es/more-information/landlords-guide/

My original article (ranking number one in Google):  Renting in Spain: Top 10 Mistakes – 8th of June 2.011

  • Off-Plan Construction Guarantees – Know Your Rights

 

Plagio by

Original article from 8th of November 2.011 (ranking number one in Google): Off-Plan Construction Guarantees – Know Your Rights

 

  • How to Buy Resale Property in Spain

 

Plagio by Spanish lawyer Miquel Àngel Mas i Colom from DMS Consulting 11th March 2015: http://www.consultingdms.com/en/buy-house-spain-legal-tax-problems/

Original article from the 31st January 2010: Buying Property In Spain. Buying Resale: Avoiding the Pitfalls

Revamped version from the 21st February 2.013 (ranking number one in Google): Buying Resale in Spain

 

  • How to Buy Off-Plan Property in Spain

 

Plagio by

Original article from the 18th April 2.010: Tips on Buying Property in Spain Off-Plan

Revamped version from 8th June 2.013 (ranking number one in Google): Buying Off-Plan in Spain

 

  • Dissolution of Joint Property Ownership

 

Plagio from 2.013 (page 16): http://www.freedom4sale.com/downloads/freedom-issue-79.pdf

Plagio by Amanda Thomas from Spanish law firm Spanish Solutions Legal & Tax (La Zenia, Orihuela Costa):

http://www.spanishsolutions.net/legal-issues-in-spain/dissolution-of-joint-ownership/

Plagio by Spanish lawyer Celso Rodriguez Corral (Corral & Alcaraz Abogados) : http://www.corralalcaraz.com/nie-number-residency/dissolution-of-joint-property-ownership/

My original article from November 2.007: Dissolution of Joint Property Ownership

And a revamped version from 8th May 2.011 (ranking number one in Google): Dissolution of Joint Property Ownership

 

  • Bank Repossessions in Spain

 

Plagio from 2.014 (pages 16 – 18): http://www.freedom4sale.com/downloads/freedom-issue-85.pdf

Original article from 2.007: Home Repossessions in Spain

Beefed up article from 21st February 2.014 (ranking number one in Google): Bank Repossessions in Spain

 

  • Andalusia’s Holiday Rental Laws

 

Plagio Serviturismo Carboneras (2.016, unsigned): http://www.serviturismo-carboneras.com/en/InfoDecanglais.pdf

Plagio by Lets in the Sun: http://www.letsinthesun.com/2016/03/01/holidayrentalslicence/

Plagio by Spanish law firm Lex Legale, Luis Alberto Sánchez (Fuengirola): http://shorttermrentaladvisers.com/decreegeneral/

http://shorttermrentaladvisers.com/short-term-rental-law-andalucia/

Plagio by Spanish law firm Oscar Eguren Fernandez (Marbella): http://mimarbella.es/new-holiday-property-rental-law/

https://www.facebook.com/Oegurenasesores/

Original article from the 8th February 2.016 (ranking number one in Google): Andalusia’s Holiday Rental Laws

 

  • Dacion en Pago Procedure

Plagio by Salud Andreo, Reuters Solicitors: https://www.reuterssolicitors.com/what-is-dacion-en-pago/

Original article from the 21st November 2.008 (ranking number one in Google):

 

  • Licence of First Occupation

 

Plagio (undated, unsigned): http://www.discovercostacalida.info/en/Information-On-Living-In-Spain/Your-House-In-Spain/articles/First-Occupancy-Licence/

Plagio: http://www.spanishsolutions.net/2010/10/cedulacertificate-of-habitation/

Plagio from a Spanish law firm: http://www.cdsolicitors.com/2012/01/19/obtainning-the-first-occupation-license/

My original fact sheet from 2.005: Licence of First Occupation

Article from 29th January 2:009: The Licence of First Occupation Explained

A revamped version from 8th April 2.013 (ranking number one in Google): Licence of First Occupation

 

  • Golden Visa Law Spain

 

Plagio by Drumelia estates Marbella: http://www.drumelia.com/2766-golden-visa-real-estate-investor-visa.html

Plagio Panascho Media (page 53): https://issuu.com/panashcomedia/docs/plm_issue_11_light

Plagio by Spanish law firm: http://www.dfdiaz.com/practice/immigration-law

Plagio by Spanish law firm: http://privatiaconsulting.com/index.php/component/k2/item/21

Plagio by San Sebatian Houses: http://sansebastianhouses.com/english/ENnoticias.html

Plagio by Mr Nuttall, Steve Charles (undated, unsigned): http://www.hondonvalleyproperties.com/pages/EN/listProperties.asp?ACT=New&Custom=166&QN=167

http://www.goldvisasspain.com/our-services

http://www.goldvisasspain.com/faq

Plagio by Investor-Visa UK: http://investor-visa.co.uk/spanish-golden-visa-program-in-2016-news-666/

Plagio by Spanish law firm VCCR Consultores: http://vccrconsultores.com/es/news/18-cambios-en-el-modelo-de-declaracion-de-iva

My original article published on the 8th November 2.013 (ranking number one in Google): Investor´s Guide to Golden Visa Law

 

  • Non-Residents: Six Advantages of Making a Will in Spain

 

Plagio by Amanda Thomas from Spanish Solutions (Orihuela, Alicante): http://www.spanishsolutions.net/blog/legal-issues-in-spain/why-should-you-make-a-spanish-will/

Plagio by Spanish law firm Carbray from 2.016 (unsigned): http://www.carbray.es/making-will-spain/

Plagio June 2.014: http://www.balearic-properties.com/blog/2014/06/make-spanish-will/

Plagio from Spanish law firm Fernando González-Martín & Partners (Marbella): https://www.legalservices.es/english/inheritance-probate-in-spain/will-in-spain/

http://www.spainlegal.es/en/servicios/117-inheritance--probate-in-spain

Plagio by Spanish law firm Aniorte – Laakso (Torrevieja, Alicante) :http://www.aniorte-laakso.com/nuevaweb/sin-categoria/inheritance-law/espanjalainen-testamentti/

Plagio by Spanish law firm Lourdes Fernandez Abogados: http://www.fernandezabogado.es/en/2017/05/20/do-i-need-spanish-will/

Plagio by Spanish lawyer Maria Elena Lino Garcia (Galicia Property Lawyers): https://www.facebook.com/Galiciapropertylawyers/

My original article from September 2.009: Non-Residents: Six Advantages of Making a Will in Spain

A revamped version from 8th August 2.012 (ranking number one in Google): Non-Residents: Six Advantages of Making a Will in Spain

 

  • Nota Simple Explained

 

Plagio by Drumelia estates Marbella: http://www.drumelia.com/2832-nota-simple-property-registry-filing.html

Plagios (undated, unsigned):

http://www.discovercostacalida.info/nota-simpla/

http://www.answers.uk.com/services/spainproperty.html

Plagio by Naranja Properties real estet agency (Costa Blanca): http://naranjaspain.es/homes-for-sale-in-arenales-del-sol-costa-blanca.html

Original article from 8th of April 2.013 (ranking number one in Google): Nota Simple Explained

 

  • Reclaiming back your off-plan Bank Guarantee deposits: Supreme Court Rulings

 

Plagio by Brenda McAllister from Spanish law firm Legal Logic Abogados (Deposit Reclaim Spain): https://depositreclaimspain.com/2016/06/17/high-court-rulings/

Original article from 8th April 2.015 (ranking number one in Google): Supreme Court Rulings on Bank Guarantees

Spain's New Mortgage Law

Plagio by Elena Lino (Galicia Property Lawyers) posted on the 24th April 2019: https://www.facebook.com/pg/Galiciapropertylawyers/posts/

Original article copyrighted 11th May 2019: Spain’s New Mortgage Act

5 clauses to be mindful of

Plagio by Elena Lino (Galicia Property Lawyers) posted on the 11th May 2019: https://www.facebook.com/pg/Galiciapropertylawyers/posts/

Original article copyrighted 24th April 2019: 5 clauses to be mindful of

Conclusion

Plagiarising content in today’s world of internet is downright stupid (as in flat electroencephalogram stupid). Catching people is as easy as copying and pasting chunks of my own articles into Google’s search engine and the plagiarized text will surely pop up.

Why risk getting tangled in criminal prosecution when you can simply credit the author and move on? Beats me every time. 

 

“Well, me morals is low. But me ethics is high.” – Cynthia Payne.

Cynthia Payne was an English Madame and party hostess who made the headlines in the 1970s and 1980s, when she was acquitted of running a cathouse in a southwestern suburb of London.

 

Please note the information provided in this article is of general interest only and is not to be construed or intended as substitute for professional legal advice. This article may be posted freely in websites or other social media so long as the author is duly credited. Plagiarizing, whether in whole or in part, this article without crediting the author may result in criminal prosecution. VOV.

2.010 and 2.016 © Raymundo Larraín Nesbitt. All rights reserved.

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Inheritance Tax Novelties in Andalusia & FAQ on IHT in Spain

Raymundo Larraín Nesbitt, September, 8. 2016

By Raymundo Larraín Nesbitt
Lawyer – Abogado
8th of September 2016

 

 

 

 

 

Introduction

I have split my article in two sections.

The first one deals with the recent legal changes to IHT in Andalusia brought about by the Junta. I had written an inheritance tax article earlier on this year where I classified the IHT ‘tax friendliness’ of regions in Spain. Andalusia was a tier 2 region (IHT-unfriendly). In my article I explained in detail the ongoing trend in Spain to reduce the IHT burden championed by some political parties. Following the newly introduced batch of positive changes in IHT in Andalusia I may now have to go back and review my classification, moving Andalusia to a tier 1 region (IHT tax-friendly).

The second part of my article is a straightforward FAQ on what to do when someone passes away in Spain. Lots of questions arise when a loved one dies; the purpose of this short FAQ is to – hopefully – address the most common ones.

 

IHT Changes in Andalusia

 

There are two batch of laws. The first one came into force last August and the second one will be effective as from the first of January 2017. I will only focus on IHT changes that affect the majority of residents and non-residents.

  1. August's changes:

  • Main (family) home: Inheritance tax threshold increased. Before this change there was a blanket maximum (national) reduction in value per inheritor of €122,606. Any amount above was taxed. Applies only to beneficiaries which were already living in the family home at the time of death (all year round). This has now been replaced by a sliding scale:

 

Main home value up to €123,000 (always per inheritor) are now 100% IHT exempt.

Main home values > €123,000 < €242,000 follow a sliding scale with an exemption that varies between 99 and 96%.

Main home values > €242,000 will have a flat 95% IHT exemption.

As can be gleaned from above, this translates into a 95% IHT exemption for main homes over €242,000 (per inheritor) which is a much welcome respite for inheritors.

  • The above only applies if beneficiaries do not sell the property within the next three years from the death. The timeframe has been reduced as it was five years before.

 

To benefit from the above you must be one of the following:

  • Surviving spouse.
  • Descendants (natural or adoptive children, grandchildren).
  • Ascendants (parents, grandparents).
  • Exemption also applies where the beneficiary is a more distant relative over the age of 65 and lived the previous two years with the deceased.

 

2. Legal changes as from the 1st of January 2017:

  • Nil rate band increased. Before this change the inheritance tax-free allowance (per inheritor) in Andalusia was < €175,000. No IHT was charged below this threshold. As from next year, this allowance is increased to €250,000 per inheritor.
  • Another positive change, related to the one above, has been introduced on inheriting estates up to €350,000. There is now a blanket allowance on the first €200,000. The significance of this is better understood with an example. On inheriting say €300,000, the first €200,000 are exempt. You would only pay IHT on the remaining 100k.

 

This is a welcome respite as before you had to pay the full IHT on any excess over the threshold. This created serious tax anomalies i.e. if the excess over the tax-free allowance was as little as by only one euro, the Tax Office made you pay the IHT liability on the full amount (on the whole €175,000) as you did not qualify for the tax exemption – which was bonkers.

This new change strives to correct this much criticized injustice allowing for a greater degree of flexibility. It will greatly reduce the inheritance tax bill for all those inheriting above the tax-free allowance of €250,000 (new ‘soft’ threshold) but below the €350,000 cap (new ‘hard’ threshold).    

 

Spanish Inheritance Tax FAQ

 

  1. Is it feasible to do any of the admin ourselves or will we have to hand it all over to a solicitor?

Inheritance in Spain is a convoluted process that requires the input of tax experts. This is further compounded by the fact that besides a national law each of Spain’s 17 regions have devolved competencies on the matter and have passed their own laws creating a legal labyrinth.

What you can do on your own is to collate all the required legal paperwork that will be asked by your appointed expert e.g. notarised copy of last will, original death certificate etc.

  1. My father passed away. Can I simply change the (Spanish) deeds over to my name? How long does this take?

No, you cannot.

You first need to appoint a legal expert who will handle the Spanish side of the inheritance. Once Spanish inheritance tax has been filed and paid can you then change the ownership in the deeds over to your own name.

On average you are looking at six to twelve months overall until the deeds are in your name; providing a Spanish will was made. If no Spanish will was made then in all likelihood the whole procedure will be in excess of a year.

  1. How do we arrive at a probate value, is there a state website with guide prices based on the square footage or yearly tax paid, or is it done by an estate agent?

There is no national website and no, estate agents do not assess the value for IHT purposes. It is actually the Tax Office that does this.

If the beneficiary is resident in Spain, it will be the regional tax office where the majority of the estate is located that does this. If the beneficiary is non-resident, then this assessment is carried out in Madrid.

  1. Can you tell me how the value of a property is assessed for inheritance tax purposes? Is it what you paid for it or is it the market value at the time of death?

 

The value of the estate for the purpose of calculating the IHT liability, is the net value acquired by each inheritor. All charges and liabilities must be deducted first.

The Tax Office values inherited real estate according to the highest amount of the following three:

  • Cadastral value of the property (revised).
  • Acquisition value of the property (what you paid for it).
  • Tax Office’s assessed fiscal property value.

 

In practice it will be close to the market value but usually (well) below it.

  1. I am skint. Can Spain’s IHT be paid in instalments? Can it be paid off the estate itself?

Yes, Spanish inheritance tax can be paid in instalments. You must request it within the first six months as from the time of the death.

No, Spanish inheritance tax cannot be paid off the estate itself. You must first pay IHT and only then can you change the ownership to your name and dispose of it as you see fit.

Conclusion

Succession in Spain is a complex matter. I strongly recommend appointing a Spanish expert to help you wade through the admin minefield.

To get you started, I advise you read some (or all!) of my related articles below. This will give you a leg up when you start your dealings with a tax expert as the legal jargon will already be familiar.

 

Larraín Nesbitt Lawyers, small on fees, big on service.

Larraín Nesbitt Lawyers is a law firm specialized in inheritance, taxation, litigation and conveyancing. We will be very pleased to discuss your matter with you. You can contact us by e-mail at info@larrainnesbitt.com, by telephone on (+34) 952 19 22 88 or by completing our contact form.

 

Legal services Larraín Nesbitt Lawyers can offer you

 

Related articles

 

Please note the information provided in this article is of general interest only and is not to be construed or intended as substitute for professional legal advice. This article may be posted freely in websites or other social media so long as the author is duly credited. Plagiarizing, whether in whole or in part, this article without crediting the author may result in criminal prosecution. VOV.

2016 © Raymundo Larraín Nesbitt. All rights reserved.

 

 

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Decree 218/2005. The one about rentals and properties for sale in Andalusia

Raymundo Larraín Nesbitt, August, 8. 2016

Regular legal-contributor Raymundo Larraín Nesbitt explains Andalusia’s Decree 218/2005 law that regulates the information real estate agencies and developers need to provide to consumers on renting or selling properties, before any deposit is paid, in the region of Andalusia.

By Raymundo Larraín Nesbitt
Lawyer – Abogado
8th of August 2016

Original article: 29th August 2.008

 
 
Photo credit: Idealpropertyspain.com

 

Introduction

This month’s article features a law that was passed in 2005. It acts as a gentle reminder of an article I published well over a decade ago. The reason I republish it this month is because sales are picking up again and we are at the peak of the rentals season.

The concept of Documento Informativo Abreviado (DIA, for short) pervades this law and is the cornerstone of this decree. It is the Spanish equivalent of the UK’s HPI, Home Purchase Information, or Seller’s pack.

DIAs will contain different information contingent on whether we are dealing with property for sale (off-plan or resale) or else a rental.

The idea behind Decree 218 is that when a consumer (tenant or buyer) walks into a developer’s sales office, or else a real estate agency (whoever is marketing the property), they are handed key legal information in the shape of a detailed booklet (DIA) before any deposit is paid, which proves most useful.

I have structured my article as a FAQ and use bullet points for ease of comprehension rather than list and comment its sections one by one which would be rather tedious and off-putting.

Where is it enforced?

Only in the region of Andalusia. All properties located in that region are subject to it.

What properties does it apply to?

Properties being rented or sold (whether off-plan or resales).

What does it rule on?

It rules on the documents and information that is mandatory to be supplied to prospective tenants and property purchasers (consumers) on the sale and let of properties located in the autonomous region of Andalusia.

Basically this law is part of the Consumer’s legislation which has been enacted to further protect and ensure the rights of all consumers in Andalusia. It complements the national Consumer Law embodiment.

Who does it apply to?

It applies to all professional intermediaries such as Real Estate Agencies, sole Estate Agents and developers on selling and letting properties located in Andalusia.

Exclusions

It does not apply in administrative, public or judicial property auctions.

It only applies to main homes. So plots of land and commercial properties are excluded.

Who is the beneficiary of this law?

Consumers at large and the broader real estate market ultimately. Would-be buyers and long-term tenants of properties in Andalusia will do so in a safer legal framework.

Where can I find a copy of this law in Spanish?

Here, just follow this link.

Sorry, no English version.

 

Brief Legal Overview of Decree 218/2005

 

 

It is a fairly short law of only 15 articles.

The information supplied must cover the following points

The following is shared amongst all three DIA classes.

  • Specify if the dwelling is under construction (off-plan) or else is a resale.
  • Dwelling’s exact location.
  • Developer’s identification details.
  • Number of dwellings built.
  • Number of bedrooms, detailing the usable surface each have.
  • If the sales price is mentioned then it is mandatory that all taxes and other expenses are included in a detailed breakdown alongside the sales price.
  • If the rental is mentioned then it is mandatory to supply as well the community fees for which the property is liable for. You can read further on Community of Owners in my article.
  • When buying off-plan property, and stage payments are involved, it is mandatory to include in the contract that said amounts will be secured under law, the name of the bank, number of the insurance policy or bank guarantee, the existence of a special bank account where the funds will be allocated and the client code. It must be specified if the funds are handed over as a stage payment or else as part of the price and as a deposit to strike the property off the market.

 

The Documento Informativo Abreviado (DIA, for short)

Developer’s or intermediaries, such as estate agents, are obliged to deliver free-of-charge in Andalusia a copy of a DIA for every property on their books.

DIA’s will include the following information:

  • Full name and social address of the developer as well as the company registrar details or that of any physical or company that is acting as an agent.
  • Details of the architect, and construction company.
  • Detailed and scaled plan of the development with a minimum scale of 1:100
  • Usable surface of the dwelling and its annexes (such as garage and store rooms).
  • Physical description of the dwelling and its annexes as well as that of the utility connections (water, electricity, gas, sewage grid etc.) and fire protection.
  • General description of the building and or development, the communal areas, and the available services.
  • Memorandum of Quality (memoria de calidades) which gives a detailed breakdown of the materials used in the construction.
  • Dwelling price as well as the associated expenses and applicable taxes, means of payment and deadlines to comply with them.
  • Breakdown of expenses and taxes available at the consumer´s sole request.
  • When stage payments are involved (applies only to off-plan or new-build property) it is mandatory to mention the existence of a bank guarantee.
  • Mention of the plot of land’s Title deed, of any leans and encumbrances on it and the Building Licence under which they are entitled to build on site.
  • Mention of the availability of a copy of the Building Licence at the sole request of a consumer.
  • Mention of the stage of construction of the development.
  • Mention of the expected delivery date of the property, it’s annexes (garages, store rooms) as well as those of the development’s communal areas. Said deadline must be referred to quarterly within a calendar year.
  • Mention of liens and charges on the dwelling or annexes or it’s access points (i.e. a Right of Way or Right of Views).
  • Mention that the consumer does not have to pay for not taking on the developer’s mortgage if he decides to take another. More on this in my article Abusive Mortgage Clauses.
  • Consumer’s right to elect a Notary on whom one cannot be imposed by the vendor. More on this in my article Abusive Mortgage Clauses.
  • The capacity for both parties to compel each other to complete the contract before a Notary Public.
  • The right of a consumer to be handed free-of-charge a draft of the Private Purchase Contract to be signed for their perusal (applies only on buying).
  • Place where all the documents included in this list are available for inspection at the Consumer’s sole request.
  • Place, date and signature.

 

  1. DIA for Off-Plan properties

Besides including all the above, a full mention of all the administrative licences available must be included, chiefly:

  • Building Licence (BL).
  • Licence of First Occupation (LFO). More on this in my detailed article Licence of First Occupation (I cannot understate the importance a LFO has to the point of advising buyers not to complete on an off-plan property without it).

Other ancillary documents that must be supplied alongside the key ones above are:

  • Property’s delivery date (contractually binding).
  • Land Registry details of the properties if available as well as mention of any liens and encumbrances.
  • Community By-laws (which further develop Spain’s Commonhold Act AKA as Horizontal Property Division Law). You can read further in my detailed article  Community of Owners in Spain.
  • Internal community rules (not to be confused with community by-laws).
  • Libro del Edificio (concrete specifications on the building itself).
  • Ten-Year Building Insurance (Seguro Decenal). You can read further on the matter in my detailed article Off-Plan Construction Guarantees.
  • Energy Performance Certificate.

 

  1. DIA for resale properties
  • Property address.
  • General property description.
  • Sales price.
  • Construction year.
  • Community of Owner’s quota (if applicable as not all properties are included within a Community of Owners).
  • Mention of community of owner´s insurance policies (if applicable).
  • Mention of utilities which are connected at the time.
  • Certificate proving vendor’s IBI tax compliance.
  • Energy Performance Certificate.

 

  1. DIA for Rentals
  • Name, social address and Company Registrar details of the landlord or estate agency acting as intermediary.
  • Total built surface of the dwelling and that of its annexes (i.e. garage and store rooms).
  • General description of the property to be let including available utilities as well as fire protection devices.
  • Furniture inventory, kitchen appliances etc. found within the dwelling.
  • General description of the building or development where the property is located.
  • Specific mention of the agreed rental as well as that of the annexes, payments terms etc.
  • Spain’s Rental Law (LAU) obliges the tenant to a one-month deposit as well as the inclusion of any other guarantees the landlord may deem fit. More on this in my detailed article Urban Rental Act in Spain.
  • Full disclosure of the Estate Agency’s commission for their professional service as intermediaries.
  • Mention the property complies fully with all administrative licences mandatory under law (i.e. BL, LFO).
  • Availability of the Community of Owner’s By-laws at the tenant’s sole request.
  • Mention on how the contract will be formalised.
  • Community of Owner’s administrator contact details
  • Internal community rules (not to be confused with Community by-laws)
  • Energy Performance Certificate.
  • Place, date and signature.

 

The Rental DIA can be supplied prior to formalising the rental contract at the consumer’s sole request free-of-charge and in any case it is compulsory to supply it simultaneous to the signing of a tenancy agreement.

Miscellaneous

Art 12.- All premises in which a professional activity of intermediation, on selling or renting property (i.e. Estate Agents or developers), must have a very visible sign with the following message in Spanish: Consumers have a right to be handed over a copy of their dwelling’s DIA. This sign will be placed alongside the one that informs consumers that a Claims & Complaints book is available on request.

Art 13.- All Private Purchase, Sale & Let Contracts must comply fully with Royal Decree 171/1989 of Consumer Protection regarding information that must be made available in conveyance & property lets.

Art 14.- Consumer bodies will enforce this law. The Junta de Andalusia’s Inspectors can, without prior warning and without any need of identifying themselves previously, verify that an establishment open to the public is complying fully with all the obligations set forth in this Decree 218/05.

Art 15.- Fines may be imposed on non-compliance.

The Decree’s Annexes

I won’t go into detail on these as it only affects intermediaries, not consumers. Basically the decree sets out six different annexes which must be used by developers and real estate agencies as templates on marketing a property. So for example annex 3 is the template dealing with new homes (nine pages long!) and annex 6 is the template on rentals (five pages long).

Professional intermediaries must populate these templates to produce a fact sheet which is then handed over to a consumer in his DIA or Home Information Pack.

Conclusion

A well-meaning law which unfortunately falls flat on its face as in practice it is snubbed by many because it adds considerable red tape.

I am not only referring to intermediaries but to owners themselves who must supply the former with a long list of documents so these can elaborate a ficha informativa or fact sheet on a property following the templates in the decree´s annexes. This ungrateful task can prove to be quite laborious and time-consuming (as it must be done for every property on their books).

Suffice is to say that this decree is widely held as unpopular.

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Larraín Nesbitt Lawyers is a law firm specialized in conveyancing, taxation, inheritance, and litigation. We will be very pleased to discuss your matter with you. You can contact us by e-mail at info@larrainnesbitt.com, by telephone on (+34) 952 19 22 88 or by completing our contact form.

 

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Spain’s Non-Dom Tax Scheme

Raymundo Larraín Nesbitt, July, 8. 2016

Regular legal-contributor Raymundo Larraín Nesbitt tells us about a relatively new tax scheme the Spanish Treasury quietly introduced last year that works similarly to the UK’s popular non-dom tax arrangement, and which could make Spain a more attractive destination for wealthy expats when word of this pilot scheme gets around.

Credit photo: Flickr, by Phillip Ingham

By Raymundo Larraín Nesbitt
Lawyer – Abogado
8th of July 2016

 

 

Introduction

The Spanish Tax Office quietly, albeit boldly, introduced in 2015 a tax scheme inspired by the popular UKs non-domiciled tax regime which has proven most successful at attracting foreign investments (particularly in the Greater London area). It is a lukewarm attempt to attract high-achievers and create wealth fostering job creation. It is popularly known as Beckham's Law.

Surprisingly, this pilot initiative has flown under the radar as I do not recall having read a single article published on the matter. I believe it merits exposure and should be made known to our large expat community as the savings on taxes are quite significant for the privileged few who are lucky enough to qualify.

Right off the bat I should make it clear that the criteria to benefit from it is fairly restrictive and it is geared at high-earning individuals who plan to relocate to Spain for professional reasons. Which means that most expats will not qualify. It is popularly dubbed as Beckham's law.

Without further ado I analyse succinctly what it consists on and how to benefit from it. I will structure it as a FAQ for ease of comprehension.

Who is it aimed at?

This law is tailored to cater for senior corporate individuals (think of a multinational relocating a top executive in Spain). These over-qualified individuals are the ones that will reap the tax benefits of the generous provisions set out by this law. But other cases, such as high-profile artists, are also included.

Exclusions

Professional athletes, such as football players, are barred from making use of it.

The Tax Benefits

In a nutshell, this tax scheme allows expat taxpayers to make spectacular savings on paying Income Tax in Spain. If you opt into this scheme you stand to benefit from both income derived in Spain as well as any other worldwide income.

  • Spanish Income. Unlike in the UK, where you negotiate with the HMRC to pay a fixed annual sum, in Spain the first €600,000 earned from a source within Spanish territory will be taxed at a flat rate of 24%. The remainder will be taxed at 45%. Under normal circumstances resident taxpayers in Spain pay 45% on earnings of €60,000 or above. As can be surmised, even for earnings whose source is in Spanish territory, the tax savings are huge.
  • Worldwide Income. But it is here where this tax scheme truly shines. Spanish Tax Authorities will only tax you on your income derived within Spanish territory. Any other source of worldwide income is tax-exempt (just like with the popular UKs non-dom tax scheme). Under normal circumstances, resident taxpayers in Spain should pay for their worldwide income. Moreover, other countries cannot tax you on your worldwide income as for all intents and purposes you have opted to become a Spanish tax resident. You can claim double-taxation relief which negates other countries’ claims. This advantage offers a hugely attractive prospect for those that hold substantial overseas earnings and interests.
  • Best of both worlds. On opting for the scheme, expats will be treated as if they were resident taxpayers but in reality it will be a legal fiction whereby they will benefit as if they were still non-resident taxpayers. So you in fact get the best from both worlds.
  • Five years plus one. It applies on the fiscal year of relocation as well as on the following five years (total up to six years).

 

Who can apply?

  • Expats relocating to Spain as a result of a professional contract. The contract is a sine qua non requirement to opt into this scheme.
  • High-earners.
  • Not to have resided in Spain within the previous 10 years.
  • No earnings derived from a Permanent Establishment in Spain.

 

When does it apply?

It is time-limited and applies on the fiscal year of relocation as well as on the following five years (up to six years).

Timeline to apply?

Six months as from the start of the economic activity or as from enrolling in Spain´s Social Security (equivalent to the UKs NHS).

Fall from Grace

Unfortunately, this initiative falls short from its UK counterpart for a number of reasons What keeps it from being great in my mind is the fact that the Tax Office requires that the relocation comes as a result of a job offer. This leaves out entrepreneurs which are hands down the greatest source of wealth and job creation through their drive and ingenuity. This, coupled with the fact that it is time-limited, and that the tax is not capped for income derived in Spain holds it back in my opinion from being stellar.

Conclusion

The Spanish Tax Office should be heartily congratulated on offering such tax incentives to high-achievers. This type of tax scheme attracts talented individuals, fostering wealth and jobs at a time where it is much needed in Spain.

It is most certainly a step in the right direction and I for one hope the AEAT continues to venture down this road. Kudos to them.

If you plan to relocate to Spain as a result of a work commitment and happen to earn a substantial amount you may want to look into this tax scheme. Unless you enjoy overpaying taxes that is; bless your heart.

“If you fail to plan, you plan to fail.” – Benjamin Franklin.

Founding Father of the United States. Exceptionally gifted scientist, inventor, diplomat, writer, printer, postmaster and political theorist. Even politician in his spare time; nobody’s perfect.

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Larraín Nesbitt Lawyers is a law firm specialized in conveyancing, inheritance, taxation, and litigation. We will be very pleased to discuss your matter with you. You can contact us by e-mail at info@larrainnesbitt.com, by telephone on (+34) 952 19 22 88 or by completing our contact form.

 

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Please note the information provided in this article is of general interest only and is not to be construed or intended as substitute for professional legal advice. This article may be posted freely in websites or other social media so long as the author is duly credited. Plagiarizing, whether in whole or in part, this article without crediting the author may result in criminal prosecution. VOV.

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Off-Plan Bank Guarantees and Supreme Court Rulings – Payback Time

Raymundo Larraín Nesbitt, June, 8. 2016

By Raymundo Larraín Nesbitt
Lawyer – Abogado
8th of June 2016

 

Introduction

A fortnight ago the BBC News published in its Business section an enticing article which has garnered much attention from the media. It relates to Spanish bank guarantees and the payout that is potentially due to thousands of off-plan buyers (mostly British).

The article quotes as source a Barcelona-based law firm which estimates that up to 100,000 UK off-plan buyers were due payouts to the tune of £20,000 per investor. The law firm quotes a Supreme Court ruling of the 21st December 2.015 which established the joint liability of banks (and developers) on refunding off-plan stage payments. The article then goes on to explain that Britons could be owed as much as £2bn. The article compares the situation Spanish banks are now facing to the PPI scandal that engulfed UK high street lenders forcing them to set aside billions of pounds in claims as a result of mis-sold financial services.

I will resist the urge to introduce a wedge and mention here how I was harassed day in and day out with phone calls and text messages, whilst working in the UK, offering me 100% guaranteed PPI claims. The fact of the matter is that I knew I did not qualify but that did not stop the buzz. Do not expect a repeat PPI scenario unfolding in Spain anytime soon.

Setting the Record Straight

Long story short, well over a year ago, in the 1Q 2015, I wrote an article titled “Supreme Court Rulings on Bank Guarantees”. This article was published on the 8th of April 2.015 in Spanish Property Insight, which coincidentally also happens to be a Barcelona-based company.

This long article (over 3,000 words) was the first to analyse in painstaking detail a number of recent Supreme Court rulings that shaped our understanding on how off-plan bank guarantees work in Spain. The article collates a number of legal changes; chief amongst them is the joint liability of banks (along with developers) when no bank guarantees had been issued (or had been wrongly issued) to off-plan buyers.

In layman´s terms this translates into now, for the first time ever, being able to claim directly from banks where off-plan deposits were paid into even when no bank guarantee was issued to a buyer by the developer (as is mandatory by law 57/68). I highlighted repeatedly the legal significance of this change brought about by the Supreme Court in my text.

This, coupled with the fact the Supreme Court had made it clear that the statutory limitation to litigate is now 15 years, effectively moved the goal posts for thousands of off-plan buyers which previously had been barred from litigation for legal reasons I explain below. Please note I avoid at all times using the term ‘investors’, as does the BBC article, for legal reasons I also care to explain further below.

Thousands of new-build buyers which had NOT been issued a mandatory bank guarantee safeguarding their interim deposits, as is mandatory per Law 57/1968, and to which the litigation door was previously tightly shut, found the door left ajar almost in a beckoning manner by way of the recent Supreme Court rulings. These were uncharted waters for us all.

The significance of the legal rulings I analysed early on in 2.015 is threefold:

  • You could now litigate for a full refund of your off-plan stage payments (plus legal interests) despite never have been issued a bank guarantee (or been issued an incorrect or partial one).
  • The statutory limitation was confirmed to be 15 years as from the first payment.
  • Unlike before you could now litigate and file a claim against the lender skipping the developer altogether. This was previously not an option as I highlighted in multiple litigation articles of mine at the time (back in 2.008). This change has associated two major benefits: you save yourself protracted litigation time chasing a developer and most significantly you can now file a claim directly against a bank, which has money, leaving aside developers which in most instances had gone under (so there was little to no chance to recover the funds as their assets had been legally seized by creditors who were first in the pecking order following insolvency procedures).

 

I even went the extra mile writing a bullet point section, as a recap, collating all the legal changes I had examined throughout multiple Supreme Court rulings for ease of comprehension.

So as can be surmised from my 2.015 article, the ruling of the 21st December 2.015 the BBC article quotes is not the first and most certainly not the last. It is in fact one more in a long string of positive Supreme Court rulings which clearly favor consumer interests (off-plan buyers). Again please note I do not use the term ‘investor’. Moreover, I concluded stressing in my article the strong pro-consumer bias the Supreme Court has manifested in its rulings. These rulings set jurisprudence, meaning lower courts are bound by them.

To close, I would like to mention I do not know where the catchy headline of “100,000 UK investors” being owed payouts comes from; but frankly I would be highly surprised if even a tenth qualifies. This figure seems way over optimistic to my mind.

Unfortunately, after my positive spin, comes the reality check.

The Damper

Despite the warm fuzzy tone the BBC article exudes, the road to recover off-plan deposits is long; it is by no means a cakewalk. First of all, banks are not going to roll over handing payouts left, right and centre to Britons. Anyone expecting that is naïve and simply deluding themselves.

Knowing lenders, they are going to put up one heck of a fight, Supreme Court rulings or not. Anyone expecting a payout as in the UK with the PPI scandal is in for a sore disappointment. I am certain it hasn’t even crossed Spanish banks´ minds to set aside billions of pounds, unlike their UK counterparts, for these payouts.  And there are multiple reasons for it which I go on to explain.

Banks will make use of the legal defence developers had to counter claims as they are in fact in the same legal position. In my 2.008 litigation article I gave a list of ten reasons why your case could be thrown out of court. I will list some of them below:

  1. You can only litigate if you legally terminated (or cancelled) the off-plan purchase contract before a developer attained what is known as a Licence of First Occupation. The reasons to excercise a cancellation must have been a serious breach of contract not a whim i.e. the property was being delivered significantly after the contractually binding date for completion. If you did not cancel your contract legally before a LFO was attained your case is doomed, period. It is almost guaranteed the judge will rule against you. It doesn´t matter if the property was completed properly at a later date (with LFO issued) so long as the off-plan buyer terminated the contract legally before the developer attained a LFO.
  2. Only consumers or buyers of good faith qualify for a payout. Investors are expressly ruled out. Hence why I give so much importance above to the terms that are used. This is explained because in Spain Consumer law is very protective. The European Court of Justice (ECJ) has done a sterling job as well over the last years protecting consumers at large from abusive contract terms (i.e. mortgage-related claims on abusive mortgage clauses). On the other hand, the law takes for granted that investors are financially savvy and need no protection so they are excluded from the benefits offered by Law 57/68 (bank guarantees law). So who qualifies as an investor in the eyes of a Spanish judge? An off-plan buyer that buys several properties with the intention of reselling them at a higher price will be seen as an investor (i.e. also known as ´flipping´ properties which was very popular and lucrative at the height of the property bubble). E-mails sent to your estate agent claiming you are looking for an attractive investment with high potential (rental) yields can also be construed as that of an investor. Bottom line, the language, the number of properties bought and the use you are going to give the properties is relevant to be qualified as an investor or not.
  3. Lenders must have been ‘aware’ the funds deposited with them were destined to buy an off-plan property in compliance with terms of law 57/68.
  4. To claim successfully a refund, an off-plan buyer must be able to supply to a law court prove of having made ALL stage payments (including the initial reservation deposit that strikes the property off the market). Any money that cannot be proved to have been deposited with the bank can simply not be claimed back. In the past there have been serious issues on wiring funds overseas using intermediary companies (i.e. currency forwarding companies or even real estate agents’ accounts) grouped transfers for economies of scale (to get better exchange rates) and it is nigh impossible to prove part of those funds belong to a given client. Many cases have been dismissed at court because lawyers were unable to prove that part of those bulk transfers belonged to their client. Obviously this is not an issue when Mr. Smith, for example, wired his funds from his account at Barclays UK over to Cajasur Spain. Also it may prove challenging for some buyers to retrieve bank records of transfers that were made well over a decade ago.
  5. The statutory limitation is 15 years as from the time the first payment was made. Some cases will now be time-barred i.e. those who bought in 2.001 or before.
  6. Losing a court case in Spain means the case cannot be considered again.
  7. Losing may also mean that you are liable to pay the lawyer’s fees, procedural costs and legal interests of the OTHER party (besides your own set of legal fees). So when someone cold-calls you offering you litigation on a ‘no-win, no-fee’ basis that sounds too-good-to-be-true make sure you are not getting a raw deal. Because even if you do not end up paying the legal fees of your own lawyer as plaintiff, you may be forced by the court to pay the legal fees, procedural costs and legal interests of the defendant (the bank). And banks have a notorious penchant for hiring expensive lawyers.
  8. As mentioned above, lenders are not just going to roll over allowing buyers to walk all over them demanding huge payouts. In all likelihood they will follow an attrition war that in their eyes will hopefully prove too expensive and time-consuming for a plaintiff leading them to throw the towel eventually. You can expect protracted litigation that will drag on for several years. Do not expect a swift out-of-court settlement on this matter – won’t happen.

Practical example on who qualifies for litigation now; what has changed

As a case in point, and to avoid esoterics, I put forward a practical example:

Mr and Mrs Fatebringer set down a deposit to buy off-plan property in Spain in 2003. They wire over funds from a UK account under their own names over to a (Spanish) bank designated by the developer in their Private Purchase Contract. No bank guarantees were handed over to the couple safeguarding their deposits as would be mandatory under the provisions of law 57/68. For whatever reason the development is never completed (i.e. Building Licence is not forthcoming). The developer eventually goes under and files for creditor protection (insolvency).

  • Situation pre-Supreme Court rulings

 

 Lawyers would have advised the couple that no legal action could be taken against the bank as lenders are not responsible for handing over bank guarantees (that is the developer´s duty). Such cases were quickly dismissed by judges at the time. Lawyers will have also advised them not to take action against a developer teetering on the brink of bankruptcy as in all likelihood all its assets are frozen or legally seized (lawyers would have verified this point). Bottom line, this couple will have lost all the savings (stage payments) they paid into the Spanish bank. Litigation was pointless as it was a case of throwing good money after bad. Normally off-plan deposits equated to approximately 40% of the value of a new-build property; a substantial amount.

  • Situation post-Supreme Court rulings

 

 Following new jurisprudence from the highest court in the land, Mr and Mrs Fatebringer may now take legal action, despite never been handed a bank guarantee, directly against the bank that held their funds. They have a window of 15 years as from the first payment (which was in 2.003). It is likely the bank will fight them off in court but will lose eventually. To qualify for a payout the couple must comply with the points I lay above under the heading ‘The Damper’.

Conclusion

Litigation is a serious matter and should not be taken light-heartedly. Reckless litigation offered by ambulance chasers often leads to expensive legal bills.

Shop around, look for a reputable litigation law firm that has experience and request a preliminary assessment on your matter to determine success odds (fees may apply). A case-by-case approach ought to be taken, there are no one-size-fits-all solutions. Be wary of law firms claiming to guarantee 100% litigation success rate – no such thing exists. The outcome on legal procedures is always uncertain and caution is key.

All things said, the litigation prospects for thousands of off-plan buyers, who were previously barred from litigation, is looking brighter than ever. The success odds have dramatically improved through the recent actions taken by Spain’s Supreme Court. Thousands of property buyers now, for the first time, stand a good chance at court to recover all their monies plus legal interests if they are resolute and committed to success.

The gates of reckoning stand open, for now.

“Trust, like reputation, is hard to earn, but easy to lose.”

 

Larraín Nesbitt Lawyers, small on fees, big on service.

Larraín Nesbitt Lawyers is a law firm specialized in conveyancing, inheritance, taxation, and litigation. We will be very pleased to discuss your matter with you. You can contact us by e-mail at info@larrainnesbitt.com, by telephone on (+34) 952 19 22 88 or by completing our contact form.

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Urban Rental Law in Spain – Spain's Tenancy Act (Ley de Arrendamientos Urbanos, LAU)

Raymundo Larraín Nesbitt, May, 8. 2016

Regular legal-contributor Raymundo Larraín Nesbitt gives us an overview of the urban rental law in Spain (or LAU as it is known in Spanish) which is applied nationwide. This law rules on long term tenancy agreements, amongst other rental types.

Marbella-based Larrain Nesbitt Lawyers has over 16 year’s taxation & conveyancing experience at your service. Our team of native English-speaking lawyers and economists have a long track record successfully assisting expats all over Spain. You can review here our client’s testimonials.

Article copyrighted © 2016. Plagiarism will be criminally prosecuted.

 

By Raymundo Larraín Nesbitt
Director of Larraín Nesbitt Lawyers
8th of May 2016

Introduction

The importance of the LAU (Spain’s Tenancy Act) cannot be understated as it constitutes the backbone of most tenancy agreements in Spain.

It should be noted I have greatly simplified the LAU for ease of comprehension but in truth its intricacies and nuances are far more complex than I care to explain. It is highly advisable that readers interested on the matter browse the section below on ‘related articles’ (at the end of this article) which are focus-specific and deal with tenant evictions for example.

To better understand its latest incarnation from 1994 it becomes necessary that I digress with a brief historic recap that helps to explain how we got here in the first place.

EDIT: 4th March 2019. Following new rental laws, some aspects of this article have changed significantly. i.e. the duration periods for long-term rentals.

Historic recap

Post-civil war Spain suffered from a chronic housing shortage. At the time families were large and needed all the protection they could muster from Authorities. This strong bias towards the protection of tenant rights became so deeply embedded in the psyche of lawmakers that it pervades all rental laws even to this very day.

As a general rule a tenancy agreement is ruled by the rental law that was in effect at the time of its signing. We can broadly distinguish the following rental laws:

•    Rental law of 1.964 (texto refundido).
•    Decreto Boyer of 1.985.
•    Rental law 29/1994 of 29th of November – Spain´s Tenancy Act (often abbreviated to LAU in Spanish).
•    Law 4/2013, of 4th of June which significantly amends the LAU of 1.994. More on these changes in my in-depth article New Measures to Bolster Spain’s Ailing Rental Market.

The law from 1.964 created some obscene anomalies called ‘alquileres de renta antigua’ which basically forced landlords to keep renting out to tenants during their whole lifetime at a mandatory fee which in some cases was shockingly ten times below the market price (sic) in prime locations in Madrid, Barcelona and elsewhere. Even worse, the widow and/or children could ‘inherit’ the tenant’s position and also be entitled to a ridiculously low-priced rental for the remainder of their lives. This created perverse surreal situations that would even make Kafka blush. Needless to say this was hugely detrimental to the interests of landlords which were afraid to rent out.

As newer rental laws were passed this tenant bias has been gradually watered down to within ‘reasonable’ limits more in line with the today´s market reality.

The law which is currently in force is the LAU from 1.994 with the amendments brought about in 2.013. It is this law that I will be analysing point by point going forward. This law still holds a pro-tenant whiff albeit to a much lesser extent than its predecessors.

Legal Framework

Urban rental laws are ruled by both the Civil Code (articles 1.542 et seq.) and by the LAU of 1.994.

The Civil Code acts only in a subsidiary manner on what is not expressly ruled by the LAU which has pre-eminence.

Scope of the law

The LAU deals with both long term and short-term rentals, among other rental types (i.e. commercial lets as well).

As a general rule, long term rentals are very regulated and tenants are very protected having a number of rights and entitlements. There is a clearly a pro-tenant bias as outlined in the historic recap section above. Lawmakers are drawn to protect the weak party, the tenant.

Arrendamientos para uso distinto del de vivienda (which includes the subclass known as 'seasonal lets') on the other hand have a much greater degree of flexibility and freedom to negotiate the tenancy´s clauses without being constrained by rules. This is because lawmakers regard both parties as equals and therefor leave to them to rule on their contractual relation exercising a minimum degree of intervention.

The afor goes on to explain why some landlords try to pass off long term rentals as if they were short-term rentals to circumvent all long term tenant´s rights. This seldom works out in practice and when the tenancy agreement is challenged at court it is labelled as a long term rental. More on this in a section below on the eleven-month contract myth.

Excluded lets

There are several excluded property types from the LAU. The only one I'm going to mention are luxury rentals. Luxury rentals are excluded from being ruled by the LAU and are not subject to all I write below. Luxury rentals are governed by their own clauses. A luxury rental is defined as a property over 300 m² or which monthly rental exceeds 5.5 times Spain’s minimum wage.

                 

Ley de Arrendamientos Urbanos (LAU)

 

Rental deposit

We have to distinguish whether a dwelling is used, or not, as permanent abode.

a.    As a permanent abode

E.g. standard tenancy agreement to live in a property for several months

By law, the deposit is one-month´s rental and paid in cash. The parties are NOT free to negotiate a higher deposit. Demanding a two-month deposit, for example, is null and void. Normally in Spain´s 17 regions this deposit is paid into an escrow account that is safeguarded by the Administration to ensure tenants recover their deposit (less any damages).

For example, in the region of Andalusia you need to comply and submit model 806. Additionally, the Administration is legally compelled to refund a tenant his rental deposit (less damages) within one month after the tenancy agreement is terminated. If it takes longer delay interests accrue which currently are significantly higher than what you can expect from a high street lender.

In practice, largely due to ignorance, rental deposits are paid by tenants to landlords (not to third parties such as public Administrations) which may create serious issues down the line when the tenancy agreement is terminated and the tenant exercises his right to recover his deposit as some landlords are notoriously reluctant to refund them unless legal action is taken against them.

b.    Use other than a permanent abode

E.g. commercial premises, or a dwelling which purpose is not to be used as a permanent abode i.e. seasonal contract.

The law states it will be a minimum of a two-month deposit. The parties are free however to increase the amount.

                                         

I. Use of a Property as Permanent Place of Abode

 

Rental

As stated in the article´s introduction even today´s most recent rental law incarnation is somewhat pro-tenant. Specifically article 6 states that any agreement made contrary to Title II of the LAU will be null and void.

A tenant does not lose his legal position even if he stops living in the property, as long as he is not legally separated or divorced, and his spouse and or his underage children still continue living in it, he will still be regarded for all intents and purpose as a tenant.

•    Lease

This takes place when the tenant cedes his legal position in the contract to a third party who becomes the new tenant. It is only possible with the written authorisation of the landlord. Landlords can word a tenancy agreement to forbid leases.

•    Sublet

This takes place when the tenant in turn sublets rooms or section of the house to third parties. Only partial sublets are allowed, not whole. The landlord must give his prior consent in writing. The sublet must always be for a rental inferior to the main one. Subletters are not entitled to the mandatory or tacit contract renewals explained below, only tenants. A landlord can however word into the tenancy agreement to forbid sublets.

•    Duration

For tenancy agreements signed after the 5th of June 2.013 the following rules apply. Tenancy agreements signed before said date have a different set of rules which can be very convoluted.

If no period is specified it is over understood the rental will be for one year. A long term rental is not defined by renting to the same individual for a period of time equal or greater than12 months. This is a common blunder. A two-month rental can be for example regarded as long term by a judge. What matters is not the duration of a rental but the purpose which is given to a property. If the property is used as a permanent abode then it is regarded as a long term rental irrespective of whether a rental lasts 3 years, one year or six months.

a.    Mandatory renewal: Landlords are legally compelled to renew the rental for annual periods up to three years (before 2.013 it was five years). Tenants, at their own discretion, may opt on whether they choose to renew or not for a further year (up to a total of three years). In other words, landlords are at the expense of a tenant´s whim on whether he wants to stay in the property for a total of 3 years, landlords have no say.

•    Renewal notification period

Tenants must notify their landlords with at least 30 (natural) days of their intention to renew their contracts for a further 12 months.

•    Exception to mandatory rental renewal

After one year, landlords are given the opportunity to opt out of it providing one of the following cases is met:

Landlord notifies his tenant with two months’ notice he needs the property for himself or else for a first degree relative as a result of separation, divorce or marriage nullity declared by a legal ruling. If a landlord does not occupy the property himself or else a relative of his, the now ex-tenant is entitled at his choice to either compensation or else to return to his former home (costs of moving will be borne by the landlord).

b.    Tacit renewal (silent renewal): if after three years of rental none of the parties notifies the other giving at least 30 days’ notice then the rental is renewed for a further year (totalling four years).

•    Tenant wishes to terminate the rental agreement ahead of expiry date

A tenant can legally opt out of the tenancy providing more than six months have elapsed since the contract came into force giving his landlord at least 30 days’ notice. The parties are free to negotiate a compensation to the landlord in such a case on the lost rental.

Notwithstanding the spouse or partner of the tenant may opt to remain in the property in which case they must notify the landlord up to 30 days after the tenant leaves the property. The wife will continue to pay the rental in exactly the same conditions as before.

Rental fee

There is freedom to negotiate on its terms. If nothing is agreed, it will be monthly (a landlord cannot request more than one month´s payment ahead) during the first seven days of every month.

A landlord must give his tenant an invoice for every month´s rental – this is mandatory – unless payment is agreed, for example, by bank transfer in which case there is more than enough prove of payment.

The rental will be updated yearly according to a mutually accepted financial benchmark such as the IPC (Spanish Consumer Price Index) which offsets the effects of inflation bringing it in line with today´s values. This indicator is currently negative.

•    Improvements

If a landlord carries out refurbishment works that constitute an objective improvement of the property, i.e. installs a Jacuzzi, then he is entitled to increase the rental.

•    Utility expenses

As a general rule, all expenses subject of an individualised consumption meter reading (gas, water, electricity etc.) are borne by a tenant.

•    Taxes and Community fees

Normally a landlord is responsible for paying IBI tax (akin to the UKs Council tax) and the community fees. But it can be agreed otherwise if both parties accept.

•    Refurbishment & maintenance expenses

It is the landlord´s responsibility to pay for these. If these extend more than 20 days the tenant is entitled to a reduction in the rental in proportion to the surface he can no longer use as a re-sult of the ongoing works.

•    Damages

If a damage is due to normal wear and tear, i.e. leaking faucet or faulty washing machine, then it is the tenant who must pay for it. It is presumed that all household goods and kitchen appliances are handed over in perfect working order at the start of a rental. The onus to prove otherwise falls on a tenant. Articles 1.562 – 1.564 SCC. Which is why it is highly advisable a tenant carries out a thorough check of all the house (snagging list pointing out any flaws or deficiencies) prior to taking possession of the property. A tenant can categorically not withhold rental money as a result of, for example, a faulty household appliance or defective pool lights or engine. More on this in my article Renting in Spain: Top Ten Mistakes.

Pre-emption and Buyout rights

Tenants have a series of rights that landlords must respect when it comes to selling the property. These rights can be enforced at a law court (and frequently are).

i)    Tanteo (pre-emption right): the landlord who wishes to sell on a property is legally bound to notify his tenant of the sales price and other key sales conditions. The tenant has up to thirty days to notify his landlord on whether he wants to exercise his right of buying the property with these same conditions. If he is interested in buying it outright, a tenant is first in line and has priority to jump over any other buyer.

ii)    Retracto (buyout right): if the landlord failed to notify the tenant of his intention to sell on the property the tenant can file a law suit once the new buyer notifies him of the sale. The tenant will have thirty days as from the time the new owner notifies him to exercise his right to occupy the property. The tenant will need to come up with the money to buy the property in that period and lodge it before a law court.

Waiving pre-emption and buyout rights

Both landlord and tenant may agree that a tenant relinquishes his two rights. This is frequently agreed and built into tenancy agreements. Needless to say, this only benefits the landlord, not the tenant.

This can also take place when a single buyer buys all the properties in one building or when a landlord sells multiple properties within the same building. In these two cases a tenant’s preferential acquisition rights are waived as they could jeopardize a larger transaction

Lodging a Long Term Rental at the Land Registry – Advantages

Long term tenants are advised to lodge their long term tenancy agreements at the Land Registry for their own protection against third parties i.e. landlord defaults his mortgage and falls into arrears. His lender executes the contract and attempts to repossess the property. A tenant´s position is stronger if his tenancy agreement was already lodged at the Land Registry. He can in fact negotiate with the lender to leave ahead of the rental´s expiry date in exchange of a suita-ble compensation for his aggravation.

Contractual termination

Either party can denounce the tenancy agreement for breach of contract based on art. 1.124 of the SCC.

Reasons which allow a landlord to terminate the tenancy agreement ahead of the expiry date:

•    Lack of payment
•    No deposit fee paid
•    Non-consensual subletting or leasing
•    Damages caused to the property ex profeso or non-consensual works carried out.
•    Activities which are deemed bothersome, unhealthy, hazardous or illegal.
•    The dwelling ceases to be a permanent abode and is used for other purposes.

Reasons which entitle a tenant to terminate the tenancy agreement ahead of the expiry date:

•    The landlord fails to carry out the necessary maintenance or repair work to which he is obliged.
•    The disruption in the use of the dwelling caused by a landlord by way law or fact.

 

II. Use of a Property other than as Permanent Place of Abode

  

Broadly these refer to renting out a property to someone who is not going to use it as his permanent abode or residence.

Properties and uses include, but are not limited to, the following ad exemplum:

•    Arrendamientos por temporada (i.e. seasonal contract which can be either short or long term)
•    Commercial lets
•    Professional lets
•    Teaching outlets
•    Industrial outlets

Freedom of Negotiation

Lawmakers understand that both parties are in equal rights. For this reason, they do not believe that one of them is in need to be ‘tutored’ by way of laws; think of a businessman who rents out a commercial premise. The law doesn´t think that a tenant, who is a professional, is in a weak position and therefor is in no need of protection.

This translates into almost total freedom between the parties to adopt the clauses they think are best to rule on their contractual obligations so long as they do not oppose the laws, the morality or public order. Whilst the general practice is a two-month deposit for commercial premises (as per law) I stress there is leeway to negotiate, particularly on high-end commercial lets. For example, a beachfront pad located in a prime location such as Puerto Banus (Marbella) could set you back 12 months. Particularly if you are a non-resident tenant with no ties to Spain, a landlord will ask for more cast-iron financial guarantees (to hedge himself) as you may be perceived as a risky option.

In such cases the parties will be subject in first place to what they have contractually agreed, to the LAU in what they have not expressly ruled and finally and in last instance to the Spanish Civil Code.

The Eleven-Month Contract Myth

Early on in my career I heard of this ‘magic’ contract that was meant to be the universal panacea to all landlords’ griefs; behold the power of the eleven-month contract (roll drum)! This was a contract devised to supposedly deviously circumvent the LAU and its mandatory stipulations that (overly) protect tenants at the cost of landlords.

Well I´m sorry to break it out but eleven-month contracts are just poppycock. They are regularly quashed in Spanish law courts every day. Anyone who signs such a tenancy agreement deluding themselves into thinking they can magically skip all the tenant rights I have meticulously laid above to pass off the contract as short-term let or as an arrendamiento de temporada instead of a long term rental is in for a rough (and costly) ride.

It doesn´t matter one iota what the parties to a rental contract want to label or call it. What ultimately matters to a judge, who wields the power, is the use that is given to a property. If the property is used by a family, the kids go to school on a daily basis, the wife and husband work, they have hired high-speed internet services and or cable tv you can call it an eleven-month contract all you want but the judge will rule the property is ultimately being used as a permanent abode and therefore merits the full protection of the LAU. In which case all the rights I have painstakingly collated in the first roman numeral above will apply i.e. mandatory three-year renewal at the sole choice of a tenant amongst many others.

Private Holiday Rentals

Spain is divided administratively into 17 regions. Since 2.013 many have passed their own laws on holiday lets which, by definition, are short-term rentals.

Private holiday lets are ruled by these regional decrees and are expressly excluded from the LAU that I have described thoroughout this article. More on this can be gleaned from my in-depth article on the matter: Holiday Rental Laws in Spain. This article contains a full list, region-by-region, of all the holiday rental laws currently in force. Residential holiday lets and rural rentals are ruled by different regional laws.

As an example in the region of Andalusia:

•    Rural rentals are ruled by: Decree 20/2002: Andalusia’s Holiday Rural Rental Decree.
•    Residential property (private holiday rentals) are ruled by: Holiday Rental Laws in Andalusia (Decree 28/2016).

Each region in Spain has similar laws in place. It is advisable landlords acquaint themselves with them as some regions are fairly restrictive (i.e. Balears) and require a licence to rent out and impose hefty fines on landlords for non-compliance.

Energy Performance Certificate

Following new regulation, if you rent out in Spain you will need to hand over to your tenant what is known as an Energy Performance Certificate (or EPC). This includes both short-term (i.e. holiday rentals) and long term lets. Non-compliance may result in a landlord paying fines to the Autonomous Community where the property is located. Just follow this link to my blog post which explains in detail what an EPC is and how to get one.

Conclusion

You should hire a lawyer from the onset before you commit yourself signing on the dotted line of a tenancy agreement. All agreements should be put in writing and worded into the rental contract. Quite often these contracts are flawed or have clauses which are null and void as templates are frequently used which tend to perpetuate errors.

Unfortunately, practice tells me that most clients only come to us after they have signed and have landed themselves in hot water. The legal fees they wanted to save themselves will now be threefold at least.

Bottom line, for your own good, hire a competent lawyer from the outstart before you sign a tenancy agreement or any other legal document for that matter. You will save yourself money and aggravation on the long run.

In memoriam Andreea Tulin

Le dedico este artículo a nuestra querida compañera del máster Andreea Tulin. La mejor de entre todos y mejor persona aún. Tus compañeros no te olvidamos. D.E.P.

Verde que te quiero verde.
Verde viento. Verdes ramas.
El barco sobre la mar
y el caballo en la montaña.
Con la sombra en la cintura
ella sueña en su baranda,
verde carne, pelo verde,
con ojos de fría plata.
Verde que te quiero verde.
Bajo la luna gitana,
las cosas le están mirando
y ella no puede mirarlas

– Federico García Lorca. Romancero Gitano, Romance Sonámbulo.

Child prodigy, exquisite Spanish poet, playwright, and theatre director. Outstanding member of the Generation of 27. Assassinated at a young age by Nationalist forces shortly before the outbreak of the Spanish Civil War. His body was never found, his legend grows on.

 

Larraín Nesbitt Lawyers, small on fees, big on service.

Larraín Nesbitt Lawyers is a law firm specialized in taxation, inheritance, conveyancing, and litigation. We will be very pleased to discuss your matter with you. You can contact us by e-mail at info@larrainnesbitt.com, by telephone on (+34) 952 19 22 88 or by completing our contact form.

 

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Please note the information provided in this article is of general interest only and is not to be construed or intended as substitute for professional legal advice. This article may be posted freely in websites or other social media so long as the author is duly credited. Plagiarizing, whether in whole or in part, this article without crediting the author may result in criminal prosecution. VOV.

2.016 © Raymundo Larraín Nesbitt. All rights reserved.

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Decree 20/2002: Andalusia’s Holiday Rural Rental Decree

Raymundo Larraín Nesbitt, April, 8. 2016

As foreign buyers return to Spain in increasing numbers, some will be tempted by the dream of a rural idyll in the Spanish countryside, where some of the most beautiful scenery in Europe can be found. However, the risks of buying in a rural environment are significantly higher than in consolidated urban areas. Regular legal-contributor Raymundo Larraín Nesbitt explains.

Photo credit: Spanish Property Insight

By Raymundo Larraín Nesbitt
Director of Larraín Nesbitt Lawyers
8th of April 2016

 

Introduction

As a result of publishing last month’s article on Holiday Rentals Laws in Andalusia (Decree 28/2016), which applies only to residential properties, I got asked to write up something on rural holiday rentals in Andalusia.

Decree 20/2002 is in fact a fourteen-year-old law so rural landlords should not be going overboard over it regarding fines for non-compliance. I stress I am not advocating for non-compliance, merely observing that this law was passed well over a decade now.

Due to the sheer length of this decree, this article is by no means exhaustive. In fact I have greatly abridged the decree focusing only on the points that will interest the vast majority of rural landlords. It is advisable landlords get hold of their own translated copies of this long decree as I will not be analyzing all the minutiae as it interests only a minority of people (specifically Annex III dealing with rural houses which goes into a wild level of detail on the requirements one must comply with i.e. size of toilets).

Andalusia’s Holiday Rural Rental Decree

 

Andalusia approved on the 29th of January 2002 this decree (sic). Andalusia’s Holiday Rental Law was officially published in the BOJA on the 2nd of February of the same year. This decree has been amended several times over the last decade by numerous laws. The most up-to-date version is this one which reflects all the legal changes:

Decreto 20/2002

The official name is Decree 20/2002, de Turismo en el Medio Rural y Turismo Activo.

This includes the following types of rural property:

• viviendas turísticas de alojamiento rural (better known by its acronym VTAR).
• casas rurales.
• complejos turísticos rurales.

The best way to go about it is simply analysing point by point what it establishes.

Obligation to Register your Rural Property for Rental Purposes

In compliance with this Decree, and with Law 13/2011, of Tourism in Andalusia, landlords need to register before Andalusia’s Tourist Registry (or ATR going forward).

You can download and fill in the form supplied by the ATR called ‘Declaración Responsable‘ and hand it over at one of the ‘Delegaciones Territoriales de Turismo’ once completed. Registration is free unlike in other regions of Spain. More details on registration in a section further below titled ‘How to Register your Holiday Rental in Andalusia’.

If your command of Spanish is low, you can hire a lawyer to do this on your behalf in exchange of a reasonable fee.

Excluded Properties

The following properties are excluded from being regulated by Decree 20/2002:

• Properties which are lent to friends or family without an exchange of money (free).
• Properties that are let to the same individual for a continuous period of time exceeding two months. In which case it will be regarded as a standard rental agreement subject to Spain’s Tenancy Act. More details in my in-depth article: Spain’s Tenancy Act (LAU).
• Residential properties, located in what is legally classified as urban land, are expressly excluded as they are subject to their own legislation: Decree 28/2016. You can find more details in my in-depth article: Holiday Rental Laws in Andalusia (Decree 28/2016).
• Apartamentos Turísticos which are ruled by Decree 194/2010.
• Villages with a population census over 20,000 will not be considered rural for the purpose of this decree.

Holiday Rural Rentals: Definition

Article 9 defines them. They will comply with the following three points:

• To have the appropriate architectonic rural characteristics of the region they are located in.
• To be integrated with the natural surroundings.
• To meet the minimum requirements set out in this Decree for each rural type available.

Types of Rural Lodgements

• Rural houses (casas rurales).
• Rural hotel lodgments and rural tourist rentals (establecimientos hoteleros y apartamentos turísticos rurales).
• Rural tourist resorts (complejos turísticos rurales).
• Other.

ANNEX I: Specialization of Rural Properties

 

Rural properties can be classified in different groups depending on their specialization:

• Agro tourism. Exploitation of agricultural and livestock resort which lodgers can participate in its activities.
• Rural hostel. Devised for short-term to explore and enjoy the rural surroundings and nature. It will have kitchens for the use of lodgers besides being able to offer its own food catering. Rooms for up to three people will be allowed in bunk beds. A ratio of one toilet for every 7 lodgers.
• Nature classes. Thought to educate tourists on Nature’s ways. Group orientated.
• Forest housing. Linked to the exploitation of forests, mountains, lakes and water related natural resources.
• Mill.
• Cave house.
• Huts. Wood or straw thatched dwellings.
• Cortijo house. Used to exploit the surrounding fields i.e. plantation.
• Farm school.
• Hacienda. A more complex and larger structure than a cortijo i.e. olive plantation
• Refugio. Structure devised for mountain hikers to dwell in a few nights in hard to reach locations in the wilderness.
• Other. This includes all rural property that do not qualify for one of the previous categories.

 

ANNEX II: Mandatory Minimum Structural Requirements of Rural Lodgings

 

• Access to wheeled vehicles must be enabled with visible signposts. Brochures with directions on how to get there must be supplied to tourists. If the landlord cannot do this he must provide himself the means of transport to and from the lodging premises.
• Drinkable water. Not inferior to 200 litres per lodger if not connected to the mains grid.
• Electric energy.
• Fully stocked first aid kit.

Rental Types

 

As mentioned in the article’s introduction I will skip whole sections of the Decree and focus only on the two typical rural properties rented out by expat landlords.

1. Rural Houses (casas rurales)

• Independent structures.
• No more than three dwellings within the same building as a limit.
• No more than 20 lodgers allowed at any time.
• They will be classified in two categories: basic and superior. Superior has obviously more stringent requirements to meet.

Annex III holds a full list of requirements rural houses must meet to be rented out legally. For reasons of space I will not be including it. It is strongly advised that landlords download Annex III and have it fully translated. Annex III can be found in pages 21 to 24 of this PDF link: Decreto 20/2002.

2. Rural Rentals (viviendas turísticas de alojamiento rural or better known by its acronym VTAR)

• Architectonically independent stuctures such as labour house, tool huts, barns, cowsheds, stables etc.
• Offered to the public in general to be rented one or more times a year on a short-term basis.
• To offer strictly only lodging services (not additional services such as restaurant facilities or daily change of laundry and bed linen)
• No more than three dwellings allowed in the same building.
• Maximum of twenty vacancies offered.
• To be adequately furnished.
• The lodging cannot exceed 3 months within a calendar year.

Registration Form

• All lodgers, not just the one making the reservation, will be fully identified in compliance with current Security laws (popularly dubbed as ‘Gag’ Law). Lodgers will supply a copy of their personal ID/passport. Like in hotels, all guests will be required to fill in and sign a registration form on entry. In compliance with art 7.2 this registration form must be then sent to the Police or Guardia Civil for every guest over the age of 16 years old within the next 24 hours of the accommodation following Security Laws from 2003 (Orden INT/1922/2003, de 3 de julio, sobre libros-registro) and from 2015. You can send a copy of the filled in and signed registration form personally, by fax or else by e-mail. Registration forms are standardized by law; click here for a sample copy.
• Online registration: follow this link to submit by e-mail to the Guardia Civil a copy of your completed Registration Form.
• Registration forms must be stored by landlords for a period of up to three years for the inspection of the Security Forces.

How to register your Rural Holiday Rental in Andalucía – Inscription before Andalusia’s Tourism Registry (ATR)

All landlords that wish to rent out their rural properties in Andalusia must register their property before the ATR prior to offering and advertising rentals or else face being fined for clandestine activity.

You can self-register here:

Enrolment at Andalusia’s Tourism Registry.

Download, print and fill in the form supplied by the ATR called ‘Declaración Responsable para el acceso o ejercicio de la actividad’; specifically the annex on page 7. Once done, hand it over physically at one of the ‘Delegaciones Territoriales de Turismo’ in the region where your property is located. It can also be completed online if you have a digital certificate enabled. Unlike in other regions of Spain registration is free in Andalusia. You can find a translated version of the form in English here.

• Complete the Declaración Responsable meeting the requirements outlined above in Annex II & III depending on your rural property type.
• Passport copy of landlord and/or NIE number will be required.
• Property details, cadastral reference, number of potential guests. Supply copy of last IBI receipt that mentions ten cadastral number. More on IBI tax in my article Non-Resident Taxes in Spain.
• Landlord’s personal details and an address for official notifications.
• Details of management agency or designated person if landlord appoints someone to act on his behalf. Any change in details must be communicated so the ATR remains accurate at all times.
• Dates on when the rural rental facility is set to open.
• Mandatory insurance policies (if applicable).
• Details of this inscription will be passed on to the local town hall.

Fines and Sanctions

They are divided into three categories:

a.- Light offence. Can be either a written warning or a sanction with fines up to €2,000.
b.- Serious offence. Sanctioned with fines ranging from €2,001 up to €18,000. The premises may be shut down temporarily at the authority’s discretion (for periods less than 6 months), the rental licence may be revoked temporarily.
c.- Very serious offence. Sanctioned with fines ranging from €18,001 up to €150,000. The premises may be shut down temporarily at the authority’s discretion (for periods spanning between 6 months to 3 years), the rental licence may be revoked indefinitely.

Clandestine Activity

If the Authorities (La Junta) catch you red-handed renting out a rural non-declared property (that is not registered at the ATR) this may be regarded as a serious offence.

Conclusion

If you own rural property in the region of Andalusia, and plan to rent it out as a tourist accommodation, make sure your property is first registered before the ATR. And to close, do not forget to declare and pay tax in Spain on your rural rental income (you can read my article Non-Resident Taxes in Spain for more information on your tax liabilities as landlord).

 

Larraín Nesbitt Lawyers, small on fees, big on service.

Larraín Nesbitt Lawyers is a law firm specialized in taxation, inheritance, conveyancing, and litigation. We will be very pleased to discuss your matter with you. You can contact us by e-mail at info@larrainnesbitt.com, by telephone on (+34) 952 19 22 88 or by completing our contact form.

 

Legal services Larraín Nesbitt Lawyers can offer you

 

Related articles

 

Please note the information provided in this article is of general interest only and is not to be construed or intended as substitute for professional legal advice. This article may be posted freely in websites or other social media so long as the author is duly credited. Plagiarizing, whether in whole or in part, this article without crediting the author may result in criminal prosecution. VOV.

2.016 © Raymundo Larraín Nesbitt. All rights reserved.

 

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