Spain’s new short-term rental registry explained

Raymundo Larraín Nesbitt, June, 21. 2025

Marbella-based Larraín Nesbitt Lawyers has over 22 years' taxation & conveyancing experience at your service. We offer a wide range of over 60 legal and corporate services. 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.

By Raymundo Larraín Nesbitt
21st of June 2025

Introduction

As published in several articles, the number one problem in Spain has become housing, specifically the affordability of new housing and rentals. The ongoing supply crunch has triggered an affordability crisis, which is gravely affecting the ability of native households to access new homes or affordable rentals in large Spanish cities.

To that end, the Spanish government pursues a lofty goal of trying to bring down rental prices across the board. In line with EU Regulation 2024/1028, it has passed a new law which requires all landlords that offer property as holiday homes, or seasonal lets, to register in a new short-term rental registry system devised to keep tabs on them. In Spanish we know it as Ventanilla Única Digital de Arrendamientos.

To cut to the chase, and in plain English, as of the 1^st of July you will be slapped a fine of up to €500,000 if you do not apply for this new rental code. This new rental code, unique to each property, should not be confused with a Tourism Licence (which you should already have attained by the way).

New rental code explained

Spain approved on the 23^rd of December Royal Decree 13212/2024, which came into force on the 2^nd of January 2025. This decree rules on the procedure to register holiday home properties. This new law will be in force as of the 1^st of July 2025.

It creates a new procedure of Ventanilla Única Digital de Arrendamientos or holiday home registration.

Who needs to register?

Tourist rentals (holiday homes)
Seasonal lets

If you offer a property in Spain using property platforms which enable online bookings and payments (such as AirBnb, Booking, Vrbo, etc), you must register. And before you ask, no Idealista is not one of them.

It does not matter if you offer a whole property or single rooms; you need to register either way.

Notwithstanding the above, if you do not use property online platforms, we still advise landlords to register, as currently it is a bit of a grey area, and you stand to avoid large fines. It’s best to err on the safe side of caution rather than face humongous fines.

Excluded properties

Long-term rentals (defined as 12 months plus)
Properties offered through Idealista or similar sites (which do not accept online bookings and payments)

By what date do I need to have this unique rental code?

By the 1^st of July 2025.

Legal consequences of not registering your property

If you publish ads offering a holiday home, or a seasonal let, without using this new rental code, you will be subject to one, or more, of the following:

Fines and sanctions. Depending on the regulation of each autonomous community, you can be slapped with a fine of up to €500,000.
Your listings will be removed by platforms
Suspension of your ability to legally rent online going forward

How can LNA help you?

Our law firm offers a hassle-free registration service; we can apply for this unique rental code on your behalf whilst you sit back and relax using your Spanish digital certificate, or a specific power of attorney to act before the administration for a very competitive flat fee.

Avoid the infamous Spanish red tape! Within 8 to 10 working days, you will be awarded your new code eluding pesky fines and sanctions. You must use this code in all ads.

AT LNA we also offer tax services, which bring down your landlord tax bill by 70%, or more, if you are a EU non-resident landlord.

Conclusion

We strongly advise all landlords to refrain from offering properties as holiday homes or seasonal lets, unless you have first attained this new rental code. Some of the regional fines are truly eye-watering, and the government has made it clear it has an axe to grind with any landlord who dares flaunt its new star regulation - you have been warned!

Housing and rentals have become the Spanish government’s number one priority.

Drop us an email, or even better, give us a call, and one of our friendly staff will get the ball rolling, ensuring you are law-compliant.

At Larrain Nesbitt Abogados (LNA) we have over 22 years of experience specializing in taxation, and property conveyance. We also assist clients with immigration & residency visas, and inheritance procedures (probate). You can contact us by e-mail at info@larrainnesbitt.com, by telephone on our UK line (+44) 0754 3838 218 or Spanish line (+34) 952 19 22 88, or by completing our contact form.

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. Ní neart go cur le chéile. VOV.