Spain Launches Mandatory National Register for Short-Term Rentals
As of January 2, 2025, Spain has officially introduced a National Register for Short-Term Rentals, a significant measure aimed at regulating the country's holiday accommodation market. Registration in this new system will become mandatory for all property owners starting July 1, 2025.
The application for registration can be completed through the Spanish Land Registries Association's website (https://registradores.org). Upon successful application, the local Land Registry corresponding to the property's location will issue a unique national number and officially add it to the property's details in the "Nota Simple" (Land Registry report).
What the New National Register Means for Property Owners
1. A Unique National Identification Number
Every property intended for short-term rental—including entire homes, private rooms, and even boats used as holiday lodging—must obtain this new national registration number. This is in addition to any existing regional tourism license numbers.
2. Submission of Property and Personal Details
Owners are required to submit the following information via the College of Registrars' electronic platform:
- Personal identification details
- Property type and guest capacity
- The exact address and cadastral reference number
Property owners must ensure their registered details are always accurate. An annual declaration form must be submitted every twelve months for each rental property, which will include an anonymized list of the rentals that have taken place. Details on this annual requirement are still being finalized.
Consequences for Not Registering by July 1, 2025
Failure to register a rental property by the deadline could lead to penalties. However, there is currently uncertainty about enforcement. Regional governments, such as the Junta de Andalucía, have challenged the new national requirement, arguing it infringes on their authority over tourism.
- Low Initial Compliance: As of July 1, 2025, official data indicates that only 94,209 out of 368,295 eligible properties have completed the registration.
- Impact on Online Platforms: The most immediate and certain consequence for unregistered properties is the inability to advertise on major online platforms like Booking.com and Airbnb.
Recommendation: Owners should begin the registration process as soon as possible. If registration is not complete by the deadline, it is strongly advised to remove advertisements from online platforms and rely on estate agencies for bookings to minimize the risk of fines.
Potential Reasons for Application Rejection
The Land Registry may refuse an application for several reasons:
- Prohibition in Community Statutes: If the homeowner association's (Community of Property Owners) statutes explicitly forbid holiday rentals or general economic activities, the application can be denied. The Spanish Supreme Court has recognized holiday letting as an economic activity. Changing these statutes requires a unanimous vote from all owners.
- Discrepancies in Property Details: Mismatches between the number of rooms or guests declared to the regional authorities (e.g., Junta de Andalucía) and the details recorded in the Land Registry can lead to rejection.
- Property Listed as "Under Construction": Many properties, though completed years ago, may still be officially listed as "under construction" in the Land Registry. This often occurs if the original developer never filed the "declaración de fin de obra" (declaration of completion of works). The Land Registry can refuse the rental registration on these grounds.
- Failure to Provide the Official Resolution for a Transferred License: When a holiday rental license (VUT/VFT) is transferred to a new owner, the regional government may not issue a new formal resolution. Even if the transfer is verifiable online, some Land Registries are insisting on seeing the official resolution document, which can stall the application.
Key Takeaways for Property Owners
- Registration is Mandatory: The National Register is active, and compliance is compulsory from July 1, 2025.
- You Will Have Two Numbers: Your property will now have two registration numbers: the existing one from your autonomous community and the new national one from the Land Registry.
- Essential for Online Advertising: This new number is primarily required to list your property on platforms like Booking.com and Airbnb.
- Approval Is Not Guaranteed: Applications may be rejected, especially on the first attempt, due to the strict criteria being applied.
- Don't Panic, But Take Action: If you cannot obtain the number by the deadline, your regional license will not be automatically cancelled. However, you must remove your property from online advertising platforms until you are compliant.
How to Prepare Your Application
To successfully apply, property owners (or their legal representatives) will typically need the following:
- Copy of Title Deeds: This document must contain the property's C.R.U. (Unique Registry Code), also known as I.D.U.F.I.R. If it doesn't, a "Nota Simple" must be obtained. The property description in the deeds must match the details on your rental license.
- Regional Tourist Rental License: The official VFT or VUT license granted by your regional government.
- Digital Signature: The application must be digitally signed using a valid Digital Certificate or submitted by a legal representative with a Power of Attorney (POA).
Owners should anticipate a Land Registry fee of approximately €35, in addition to any fees for professional assistance.
Assistance with Your Application
For property owners seeking help with this new requirement, the team at Molino Villas is available to assist. With extensive experience in local property management and navigating administrative formalities, they can manage the application process on your behalf. This service is designed to help you secure your national registration number efficiently, handle potential complications with the Land Registry, and ensure your property remains compliant with the latest regulations so you can continue advertising on major online platforms without interruption.
