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ES The tourist rental market in Spain has changed significantly in recent years. New legal requirements, regional special regulations, and stricter controls mean that landlords today must comply with far more obligations than they did just a few years ago. Anyone wishing to rent out their property to holiday guests in a legally compliant manner should therefore inform themselves thoroughly about the current regulations.
With this article, we aim to provide a clear and understandable overview of all relevant legal requirements. We summarize the most important information and explain what landlords should pay particular attention to at present. Only those who are well informed can avoid fines and rent out their holiday property successfully and in full legal compliance in the long term.
License and registration requirement
For tourist rentals in Spain, a regional tourist rental license is required first. The property must be entered in the respective tourism register of the autonomous community.
In addition, following the recent legal reform, a national registration number, the so-called Número de Registro de Alquiler (NRUA), must be obtained via the central digital platform “Ventanilla Única Digital.” This national registration number does not replace the regional license but complements it.
The NRUA must be stated in all advertisements, particularly on online platforms.
Reporting obligations for tourist rentals
Anyone who holds a valid regional rental license as well as the Número de Registro de Alquiler (NRUA) may begin tourist rental activity.
In addition to tax obligations, there are further legal reporting requirements. Below, we explain the relevant legal foundations as well as the applicable deadlines and responsible authorities in detail.
These requirements should be taken very seriously. Spanish authorities have significantly intensified inspections in recent years, and violations may result in substantial fines. Careful and timely compliance with all reporting obligations is therefore essential.
Real Decreto 1312/2024 – Registration requirement for short-term rentals
What is Real Decreto 1312/2024?
Real Decreto 1312/2024 sets out the procedure for applying for a unique registration number (Número de Registro de Alquiler), which will be assigned to each property or part thereof that is offered for short-term rental. Since 1 July 2025, properties may only be listed on online platforms such as Airbnb, Booking.com, VBRO, etc., if they have a valid registration number.
Who is affected by Real Decreto 1312/2024?
The decree applies to both hosts and online platforms that offer or advertise short-term rentals. A host, as defined by this decree, is a natural or legal person who offers a short-term rental via an online platform in return for payment, whether on a professional or non-professional basis.
Definition of short-term rental
Short-term rentals include all regular or occasional rentals of units for tourist or similar purposes that receive financial compensation, including so-called "seasonal rentals". Private rooms are also covered by this definition and must be assigned a national registration number.
Obligations of the host under Real Decreto 1312/2024
Applying for a registration number: Hosts must obtain a registration number in order to advertise their accommodation on online platforms.
Updating accommodation information: Changes must be regularly updated to ensure compliance with regulations.
Cooperation requirement: Hosts must provide the necessary information upon request by the relevant authorities.
What information is required to apply for the registration number?
The registration number is issued upon submission of the following information:
The exact address of the accommodation and the cadastral number
Type of accommodation and maximum number of guests
Documents proving compliance with regional and local regulations
Details of the host (natural or legal person)
For further details, please refer to Article 9.2 of Real Decreto 1312/2024.
How do I obtain the registration number?
Registration can be completed via the following online form.
What happens if incorrect information is provided in the application?
If deficiencies are identified in the application or the submitted documents and they are not corrected within seven working days, the registration number will be suspended. In such cases, platforms are required to remove or deactivate listings associated with this number.
Do I need to apply for a registration number if I do not reside in Spain?
Yes, even if you are not a resident of Spain, you must apply for a registration number to advertise your short-term rental on the platforms.
What happens if I do not obtain a registration number?
If you have not received a registration number, your accommodation may no longer be advertised on online platforms. The platforms are obliged to remove or deactivate listings without a valid registration number.
If you have not received a registration number within six weeks from the date of application, the application is generally considered rejected. A separate notification is often not issued. Therefore, make sure to contact your competent registry in good time to inquire about the current status of your application. In many cases, it turns out that documents were submitted incompletely or that errors were made when entering the data.
Cost of the registration number
Applying for a registration number is subject to a fee. The fee is 27 euros (plus tax).
Annual reporting obligation for holders of an NRUA
Holders of a Número de Registro de Alquiler (NRUA) issued by the competent Land Registry are required to comply with the applicable regulations for short-term rentals.
Once a year – depending on the category and type of rental – the corresponding information form for short-term rentals must be submitted. This is done electronically by submitting the form using the N2 program. The form contains details of the rental activity carried out during the previous financial year.
For online submission, the following are required:
a valid electronic signature
registration for the online submission service
All information as well as the N2 program can be found on the website of the Colegio de Registradores de España.
Submission can also be made in person at the competent registry office. The prerequisite is that the form has been completed in advance via the Electronic Office using the “N2” program.
For this option, neither an electronic signature nor prior registration is required.
You can find which data must be provided in the form in the Annex of BOE-A-2025-27116.
Important note: Failure to submit the required filing may result in the withdrawal of the Número de Registro de Alquiler. Property owners should therefore take this obligation very seriously.
Registration law for the accommodation of persons: Real Decreto 933/2021
With the introduction of Real Decreto 933/2021, since December 2, 2024, not only property owners but also holiday accommodation providers are obliged to collect comprehensive information about their guests, the accommodations they use, the length of stay and financial transactions, and to provide this information to the Ministerio del Interior (Ministry of the Interior).
For this purpose, the Ministry of the Interior has launched an online platform called SES Hospedajes.
Before using the platform, owners must register and provide personal details as well as information about the properties they offer. For every booking, guest details must be submitted via the Ministry of the Interior’s online platform.
Real Decreto 933/2021
Article 25.1 of the decree states that any natural or legal person carrying out activities relevant to public security – such as the accommodation of individuals (in private holiday rentals, hotels, campsites, etc.) – is required to register documents and provide information in accordance with current regulations to the Ministerio del Interior (Ministry of the Interior).
In addition, the property owner must also report this data separately to the authorities. This obligation applies to all property hosts in Spain, including the Canary Islands and the Balearic Islands.
Where do I need to register my property to report personal data and guest stays?
The transmission of data takes place via the website of the Spanish Ministerio del Interior (Ministry of the Interior).
To register, you will need a digital certificate, known as cl@ve. You can find out how to apply for a cl@ve at the following link.
If you have not yet registered your holiday property or do not have the necessary access requirements, such as the digital certificate, we recommend that you contact your tax advisor.
Which data must be reported, and when?
If the booking/reservation is made directly with the owner of the holiday property, the owner must submit two reports to the Ministerio del Interior (Ministry of the Interior).
Data submission at the time of booking
If the booking/reservation is made directly with the owner of the holiday property and not through an external provider or intermediary, the owner is required to report the following data to the Ministerio del Interior (Ministry of the Interior) within 24 hours of the booking/reservation:
Property details
Address
Postcode
Name of the municipality
Country
Accommodation code (Código establecimiento)
Contract information
Reference (Reservation ID)
Contract date (Date of reservation confirmation)
Arrival and departure date
Number of guests
Payments
Method of payment (Cash, Card, Bank Transfer, Mobile Phone, Other)
Travellers (all persons)
Role (Owner or Traveller)
First name
First surname
Second surname (only for Spanish names)
Telephone number
Email address
Data submission upon arrival
Upon arrival, the owner of the holiday property must present a self-prepared form to the guests, containing the required data stipulated by the Ministerio del Interior (Ministry of the Interior). This form must be completed and signed by the guests. The data collected on this form must be submitted by the property owner to the Ministerio del Interior within 24 hours:
Property details
Accommodation code (Código establecimiento)
Contract information
Reference (Reservation ID)
Contract date (Date of reservation confirmation)
Arrival and departure date
Number of guests
Number of rooms
Internet access
Payments
Method of payment (Cash, Card, Bank Transfer, Mobile Phone, Other)
Payment date
Partial payment
Account holder
Card expiry date
Travellers (all persons)
First name
First surname
Second surname (only for Spanish names)
Type of document
Document number
Número de sporte (only for Spanish DNI)
Date of birth
Nationality
Gender
Address
City/Town
Postcode
Country
Telephone number
Secondary telephone number
Email address
Relationship between travellers (if one of them is a minor)
Sanctions for failure to comply with reporting obligations
Submitting incorrect guest information, failing to report required data, or reporting it late is considered a minor offence, for which fines ranging from 100 euros to 600 euro per unreported data entry may be imposed.
Anyone who fails to properly register as a provider of accommodation and/or does not forward guest data to the relevant authorities is committing a serious violation. In such cases, fines can range from 601 euros to 30.000 euros per unreported data entry.
It is important to note: Guests who do not provide the required identification data are not permitted to occupy the accommodation.
We hope that this article has provided you with comprehensive information about the legal regulations and that you are now fully prepared to get started with your holiday rental. With the right knowledge about licensing, registration (NRUA/NRA), and reporting obligations, nothing stands in the way of your successful launch.
Become a Host – Boost your success with us!
Would you like to rent out your holiday property in the Canary Islands or the Balearic Islands profitably? Then you’ve come to the right place! We support you in presenting your property in the best possible way, ensuring full compliance with legal requirements, and achieving maximum occupancy. With us, you can turn your accommodation into a successful holiday destination – stress-free, legally compliant, and profitable.
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Phone: +34 675 400 700
