Tourist Licence — Professional Holiday Rental Licensing
Every Spanish region has its own holiday rental regulations, and since July 2025 the NRU national registration number is mandatory across Spain. NORA handles the regulatory diagnosis, complete file preparation and tracking so you can operate with legal certainty.
A tourist licence (also called a holiday rental registration or VUT) is the administrative authorisation required to legally rent out a property for short-term or holiday stays in Spain. Without it, you cannot list your property on Airbnb, Booking or Vrbo without risk of fines and listing removal.
Spain has no single national law regulating holiday rentals. Regulation falls to the autonomous communities (regions), and many municipalities add further restrictions such as moratoriums, zoning limits and density caps. Requirements differ significantly between Málaga, Madrid, Barcelona and Valencia.
Since 1 July 2025, the NRU (Número de Registro Único) — a national registration number — has been mandatory under Royal Decree 1312/2024, implementing EU Regulation 2024/1028. Without an NRU, platforms must block your listing. The NRU is obtained through the Ventanilla Única Digital managed by the College of Property Registrars, and it is independent of the regional tourist licence — you need both to operate legally.
Each region has its own procedure, timelines and restrictions.
Legislation: Decree 28/2016 and amendments.
Procedure: Responsible declaration filed with the Andalusian Tourism Registry. Almost immediate registration.
Key requirements: 14 m² per guest, minimum 25 m² total, air conditioning in every bedroom, mandatory signage, 2 bathrooms if capacity exceeds 5.
Restrictions: Moratoriums in saturated zones of Málaga and Seville.
Legislation: Decree 79/2014 + Plan RESIDE (2025).
Procedure: Municipal urban planning licence + responsible declaration to the Regional Tourism Directorate.
Key requirements: CIVUT certificate, fire extinguisher, evacuation plan, emergency signage, WiFi.
Restrictions: Plan RESIDE restricts new holiday rentals in residential buildings.
Legislation: Decree 10/2021 + Decree-Law 9/2024.
Procedure: Responsible declaration with a prior municipal urban compatibility report.
Key requirements: Occupancy licence, unique cadastral reference, civil liability insurance.
Restrictions: Mandatory renewal every 5 years. Moratorium in Ciutat Vella (Valencia). Zoning in Alicante.
Legislation: Decree 159/2012 + Barcelona municipal regulations.
Procedure: Prior communication to municipality + Tourism Registry registration.
Key requirements: Habitability certificate, energy certificate, civil liability insurance, guest registration with Mossos d'Esquadra.
Restrictions: Barcelona: total ban on new licences. Non-renewal announced for 2028.
| Document | Details | Mandatory in |
|---|---|---|
| Responsible declaration | Statement that the property meets tourist use requirements. | All regions |
| Habitability certificate / Occupancy licence | Certifies minimum habitability conditions. | All regions |
| Energy performance certificate | Current energy rating label. | Most regions |
| Civil liability insurance | Coverage for third-party damages. | Andalusia, Valencia, Catalonia |
| Cadastral reference | Unique cadastral identification. | All regions + NRU |
| Urban compatibility report | Municipal confirmation of permitted tourist use. | Valencia (mandatory), Madrid |
| Title deed or contract | Proof of ownership or authorised use. | All regions |
Serious offences: €2,000-30,000 in most regions. Very serious: up to €150,000 (Andalusia) and €600,000 (Barcelona).
No NRU = Airbnb, Booking and Vrbo block your listing. No licence = no NRU. Cascade: no licence → no NRU → no listing.
The property cannot be marketed during reactive regularisation. Lost income easily exceeds the licence cost.
Regularising after enforcement costs more (lawyer, urgent corrections, possible works) than doing it properly from the start.
The NRU is a national identifier created by Royal Decree 1312/2024 implementing EU Regulation 2024/1028. Since 1 July 2025, every tourist accommodation listed on online platforms needs this number.
How to get it: Through the Digital One-Stop Shop for Rentals, managed by the College of Property Registrars. You need the cadastral reference, address, capacity and confirmation of regional compliance.
Independent of the tourist licence: Having the NRU does not replace the regional licence. You need both. NORA coordinates both processes.
Without NRU: Platforms block listings without a valid NRU. Properties listed before July 2025 had transitional deadlines to comply.
We analyse location, cadastral status and documentation. We identify applicable regional and municipal regulations.
We check technical requirements, urban compatibility and any moratoriums or restrictions.
We complete the responsible declaration, gather documentation and prepare everything for submission.
We manage submission and respond to correction requests within the agreed scope.
We deliver your registration number, guide you on the NRU, and inform you of ongoing obligations (guest registration, SES.HOSPEDAJES, taxation).
Official fees vary by region (€0-100). NORA's service costs €450 + VAT, including diagnosis, file preparation and tracking. In Madrid, the total may be higher due to the urban planning licence.
No. Each region has its own regulations. Andalusia uses a responsible declaration, Madrid requires a dual process, Barcelona has a moratorium, and Valencia requires an urban compatibility report.
The NRU is a national registration number mandatory since July 2025. Without it, platforms block your listing. It is obtained from the College of Property Registrars and is independent of the regional licence — you need both.
Fines of €2,000-30,000 for serious offences. Up to €150,000 (Andalusia) or €600,000 (Barcelona) for very serious offences. Plus platform blocking and income loss.
With a responsible declaration (Andalusia, Valencia), almost immediate. In Madrid, 1-3 months. Correct file preparation is key.
Yes. We coordinate the regional licence and national registry where applicable. More about the short-term rental registry.
Yes, with no restrictions. You need a NIE and must own the property or have authorisation. Rental income is taxed under IRPF (residents) or IRNR form 210 (non-residents). NORA also handles NIE applications.
Want to rent your property as a holiday let with legal certainty?
Regulatory diagnosis, complete file and tracking from €450 + VAT. Official fees separate.
