In short
Spain's tourist rental framework on the mainland is called VUT (Vivienda de Uso Turístico) and is regulated at regional level — meaning the rules in Madrid differ significantly from those in Catalonia, Andalusia, or Valencia. All mainland rentals are now also subject to the national NRA registry requirement introduced in 2025.
VUT vs. ETV: The Key Difference
In the Balearic Islands, tourist rentals are licenced under the ETV framework. On the Spanish mainland and in most other autonomous communities, the equivalent is the VUT (Vivienda de Uso Turístico) — though the name varies slightly by region (some call it Vivienda con Fines Turísticos or Apartamento Turístico).
The common thread across all regions: a private dwelling rented to tourists for short stays (typically defined as under 31 days) requires some form of regional registration or licence. The substantive requirements, restrictions, and enforcement philosophy differ dramatically from region to region.
Spain has no single national tourist rental law
Unlike France or Germany, Spain delegates tourist rental regulation to its 17 autonomous communities, which in turn sometimes delegate to municipalities. Before buying a property to let, check the specific rules for the region and municipality — not just the general national framework.
Region-by-Region Overview
Madrid: Strict Zoning, Whole-Apartment Requirement
The Comunidad de Madrid's 2019 VUT decree introduced one of the more notable restrictions: tourist rentals must be of the entire dwelling (no room-by-room rentals) and the property must have a separate entrance from the street, not shared with residential neighbours. This effectively excludes most apartments in standard Madrid buildings from VUT use.
Registration is with the Madrid tourism registry (Registro de Empresas y Actividades Turísticas, REAT). The registration number must appear in all advertising. The municipality of Madrid itself may impose additional conditions through its urban planning regulations.
Catalonia: Barcelona vs. the Rest
Barcelona is the most restrictive major city in Spain. The city council capped the total number of HUT licences at approximately 10,000 in 2015 and has not issued new ones since. Existing licences trade on the secondary market at significant premiums. The city has announced further plans to reduce the total number as licences expire.
Outside Barcelona, other Catalan municipalities operate their own policies. Some have introduced moratoriums (Girona, parts of the Costa Brava); others remain open. Registration is with the Catalan Tourism Agency (Agència Catalana de Turisme).
The Catalan system uses a declaració responsable (responsible declaration) — you self-declare compliance and receive a registration number almost immediately. However, municipal restrictions can override regional rules, and non-compliance carries fines of up to €30,000.
Andalusia: The Most Open Framework
Andalusia operates on a declaración responsable model for viviendas con fines turísticos (whole-apartment tourist lets). You submit a self-declaration to the Registro de Turismo de Andalucía, receive a registration number, and can begin advertising immediately — there is no prior approval process for standard residential properties.
Key requirements in Andalusia:
- The property must be furnished and equipped to the minimum standards set by the 2016 decree
- An RTA number (Registro de Turismo de Andalucía) must appear in all advertising
- The property must have a complaints book (libro de reclamaciones) available
- Air conditioning is required if the rental season includes summer months
Rural properties in Andalusia fall under a separate category (casas rurales) with slightly different rules.
Valencia: Emerging Municipal Controls
The Valencia Community (Comunitat Valenciana) enacted its VUT regulations under the 2018 Tourism Act. Basic registration is managed at regional level, but the city of Valencia has been progressively introducing zoning-based restrictions, particularly in the historic centre.
As of 2026, registration in Valencia requires the standard responsible declaration plus registration with the Registro de Empresas, Establecimientos y Profesiones Turísticas de la Comunitat Valenciana.
The National NRA Registry: Mandatory Since 2025
From July 2025, all tourist rental properties throughout Spain — mainland and islands — must also be registered with the Registro Nacional de Arrendamientos (NRA) in addition to any regional registration. See our dedicated NRA guide for full details.
Major platforms (Airbnb, Booking.com, Vrbo) are required to verify that listings carry a valid NRA registration number. Non-compliant listings face removal from platforms and fines for operators.
Regional licence + NRA: you need both
Having only a regional VUT/HUT/ETV registration is no longer sufficient. You must also register with the NRA and include the NRA number in your listing. Your regional licence number and NRA number are separate identifiers.
Practical Steps for Mainland Tourist Rentals
- Check municipal rules first — contact the local town hall or check the regional tourism agency's website before purchasing with tourist rental income in mind
- Obtain a cédula de habitabilidad and energy performance certificate — both are required for registration in all regions
- Complete the regional registration (declaración responsable or formal licence application depending on the region)
- Register with the NRA at the national level
- Update all platform listings with both registration numbers
- Comply with guest registration obligations — all guests must be registered with the police using the parte de viajeros system
Professional help
Need help with this?
Spanish tax filings and bureaucracy can be complex. A local gestoría can handle Modelo 210, NIE applications, and other filings on your behalf.
Find a gestoría →Reading tools
Simplify this article