Rental Regulations in the Valencian Community
Before offering, advertising or renting a property in the Valencian Community, define the type of rental and the rules that apply. Rules below follow Decreto-ley 9/2024 and later national updates, including STS 620/2026. This is general information, not legal advice. Updated September 2026.
1. Types of Rentals in the Valencian Community
A. Tourist Rental (vivienda de uso turístico, VUT)
- Duration: Maximum 10 consecutive days to the same tenant (the law says días, counted continuously). The stay must be for a tourist purpose.
- Licence: A tourist inscription / licence from the Generalitat Valenciana is required. The regional registration number must appear in advertising.
- Important:
- If the stay lasts 11 consecutive days or more, it is no longer a VUT under Valencian tourism rules. Other rules (e.g. LAU seasonal rental) may still apply.
- Room-by-room tourist rental is prohibited (very serious infringement).
- If the dwelling is marketed through tourist channels (OTAs, websites, tourist managers, etc.), tourist purpose is generally presumed.
B. Seasonal Rental (Temporary Rental)
- Duration: Typically from 11 days up to a temporary stay that is not the tenant’s main residence. “Less than 1 year” is a practical guide, not a strict legal ceiling.
- Licence: No tourist (VUT) licence is required, although other rules (contract, tax, community) may apply.
- Important:
- What matters is the purpose of the stay and how the property is marketed, not only the number of days.
- A stay of 10 days or fewer may still be seasonal (non-tourist) only if the purpose is clearly not tourism and the dwelling is not marketed as tourist accommodation. That is a high bar in practice.
- Example: A person from Madrid rents a property for 7 days to sit a professional exam, and the property is not advertised as tourist accommodation. That contract can be seasonal and not a VUT. If the same stay is sold via Booking/Airbnb as a holiday home, tourist rules will usually apply.
C. Long-Term Rental (Residential Rental)
- Duration: The tenant uses the dwelling as a home. For natural-person landlords, LAU residential leases typically run for several years; “minimum 1 year” is only a practical shorthand.
- Licence: No tourist licence is needed.
D. Housing as Primary Residence
- When the tenant uses the property as their primary residence and lives there permanently.
2. Homeowners’ association (comunidad de propietarios)
Two layers apply. Do not mix them up:
- Valencian tourist inscription (Decreto-ley 9/2024): you generally need a certificate that the title, statutes or opposable community agreements do not prohibit non-habitual / tourist use — i.e. absence of a prohibition, not always a positive “permission”.
- National Horizontal Property Law (from 3 April 2025): for new tourist use in a building with a homeowners’ association, express approval by a 3/5 majority of owners and quotas is required (Ley Orgánica 1/2025). Renewals of older inscriptions follow transitional rules; seek advice for your case.
3. Applying for a tourist housing inscription
Submit a declaración responsable on the Generalitat Valenciana platform. Core documents include:
- Urban / tourist compatibility certificate: issued by your local council.
- Declaración responsable: a signed statement that the accommodation meets legal and technical requirements (safety, accessibility, minimum facilities, insurance, energy certificate, guest-registration duties, activity periods, etc.).
- Cadastral data of the property and exact address.
Note: Inscriptions are valid for 5 years and must be renewed in the month before they expire, with an updated municipal report. A change of ownership requires a new filing; the inscription is not transferable.
4. Legal requirements for the accommodation
- Accessibility: Properties from ground floor + 4 (in practice, fifth floor and above) must have a lift.
- Minimum facilities:
- Internet connection (unless there is no coverage in the area).
- Air conditioning and heating (heating at least in the living/dining room).
- Washing machine, refrigerator, iron, oven or microwave, extractor hood, and television.
Safety:
- Emergency evacuation plan, visible at the entrance.
- 24-hour emergency phone number for guests.
- Key delivery via a key box on the public highway (vía pública) is prohibited. A reception service is required. The regional text does not by itself ban every box in a private common area or require a “personal greeting” at every arrival; municipal or community rules may go further.
Other:
- Fully furnished, with kitchen utensils and bedding.
- First aid kit and information on the nearest medical centre.
- Clearly indicate the electrical voltage throughout the property.
- Sockets in all rooms; hot water supply.
5. Civil liability insurance
In addition to building and contents insurance, civil-liability insurance is mandatory.
6. Additional obligations
- Regional registration number: for VUTs, the Valencian Tourism Registry number remains mandatory in advertising.
- National unique rental number (NRA/NRUA): this extra national number, introduced from 2 January 2025 via the Spanish one-stop shop, was annulled by the Spanish Supreme Court (STS 620/2026 of 19 May 2026). Hosts should not treat a second national listing number, or a €27 annual “Ventanilla Única” fee, as a current obligation. Platform data-exchange (VUDA / EU rules) may still apply — see the Ventanilla Única page.
- Taxes: declare rental income correctly (e.g. Modelo 210 for most non-residents without a permanent establishment).
- Municipal regulations: check the specific local rules of your municipality (e.g. Jávea/Xàbia planning or compatibility).
7. Penalties for non-compliance
Tourism infringements in the Valencian Community are classified as minor, serious and very serious. Serious and very serious fines can reach from about €10,000 up to €600,000, depending on the case. Not every breach starts at €10,000. The inscription can also be suspended or withdrawn.
For updated information: contact the Generalitat Valenciana or a specialised legal advisor. Official text: Decreto-ley 9/2024 (BOE/DOGV).
Summary
To offer tourist holiday accommodation (VUT), you must:
- Define the rental type (tourist, seasonal or long-term).
- Check comunidad / LPH rules (no prohibition, and for new VUTs possible 3/5 express approval).
- Apply for a tourist inscription from the Generalitat Valenciana and show the regional tourism number in ads.
- Do not rely on a second national “unique registration number” after STS 620/2026.
- Ensure the accommodation meets legal requirements (accessibility, facilities and safety).
- Take out liability insurance.
- Register guests via SES.Hospedajes and declare rental income correctly.