Short-term rental registration in Spain: regulations and requirements

Short-term rental registration: legal and regulatory framework

Royal Decree 1312/2024, which came into force on July 1, 2025, establishes this new regulation. It applies nationwide and requires all properties intended for short-term rental to be properly registered on a digital platform provided by the Ministry of Housing.

When registering a property on the platform, the owner receives a Unique Registration Number (URN) — the official identifier assigned to the property.

The regulation also provides for collaboration with regional and local authorities to ensure effective implementation. This involves:

• Harmonizing with existing regional registers to avoid administrative duplication.

• Creating complementary regulations to address regional specificities.

• Allowing each autonomous community to establish its own sanctions and control mechanisms.

Which properties and accommodations must be registered

The regulatory framework sets out a series of guidelines for the types of properties and accommodations that need to be registered, differentiating between several categories of rental:

Types of short-term rentals subject to registration

Short-term rentals are defined as those offered by the day, week, or even for a few months, as long as they are not habitual or permanent. The following must be registered:

• Entire homes rented for tourist purposes.

• Rooms within a home where the owner also resides.

• Seasonal rentals for students, displaced workers, or similar tenants.

Tourist accommodations and other specific categories

Within the tourist market, various types of accommodation must be registered:

• Tourist apartments managed professionally or by individuals.

• Shared homes offering rooms for short stays.

• Properties used exclusively for short-term rental in urban or coastal areas.

Exceptions for certain accommodations and properties

Some properties are exempt from registration, including:

• Hotels, hostels, and other establishments regulated by specific tourism laws.

• Rural houses and campsites already listed in regional registers.

• Properties not promoted on digital platforms or already included in official records.

Obligations for landlords and involved parties

Landlords and other figures involved in short-term rentals have a set of obligations they must fulfill to ensure legality and transparency in the real estate market.

Who must register

Any individual or legal entity renting a property for short periods must register it. This includes:

• Private owners.

• Tenants legally authorized to sublet.

• Usufructuaries with the right to use the property.

Rights and responsibilities of landlords

Owners renting temporarily are entitled to:

• Receive rental payments.

• Set rules of use for their tenants.

• Recover the property in good condition after the rental period.

They must also meet certain obligations:

• Ensure compliance with housing, safety, and tax regulations.

• Clearly inform tenants about rental conditions.

• Address issues related to the stay promptly.

Role of the host and authorization for subletting

The host — the person directly managing the rental — must have legal ownership of the property or express permission from the titleholder. In other words, if a tenant wishes to sublet, they must obtain written authorization from the owner.

At Engel & Völkers, we always recommend formalizing such agreements in writing and with professional advice to avoid legal issues. The support of a reliable real estate agency is key to preventing errors.

Procedure for obtaining the Unique Registration Number (URN)

The process of obtaining the Unique Registration Number is essential to ensure the legality of short-term rentals. This process is carried out digitally:

Online registration through the digital one-stop portal

The registration is completed entirely online via the platform provided by the Ministry of Housing. To access the system, the landlord must have a digital certificate verifying their identity.

Required documentation and information

During the registration process, the following will be requested:

• Property’s cadastral reference number.

• Exact address of the property.

• Type of rental (entire home, room, or seasonal rental).

• Maximum occupancy capacity.

This information is essential to ensure that the property meets the established requirements for temporary rental.

Issuance and use of the identification code on digital platforms

Once the process is completed, a Unique Registration Number (URN) will be assigned. This number must be clearly displayed on all listings published on digital platforms.

This code facilitates supervision by authorities and provides additional trust to tenants seeking secure rentals.

Impact of registration on the short-term rental market

This mechanism is expected to transform how short-term rentals are managed, affecting owners, tenants, and authorities alike. Below are some of its key benefits:

Control and prevention of illegal rentals

One of the main achievements of this system will be the reduction of illegal practices. Platforms will be required to verify that each listed property includes its URN.

Effects on market transparency and safety

A clear, regulated system benefits everyone. Landlords will be able to operate within the legal framework, while tenants will have access to safe accommodations with guarantees and reduced risk of fraud.

Influence on price stabilization

By eliminating illegal listings, greater regulation of prices is expected. A more controlled market will lead to fairer, more competitive pricing — benefiting both tenants seeking accommodation and owners aiming to maximize returns lawfully.

Penalties and consequences for non-compliance

Failure to comply with the short-term rental registration law can result in serious legal and financial consequences for landlords:

Financial penalties and administrative measures

Failure to register a property may lead to:

• Fines ranging from €2,000 to €60,000, depending on the type and severity of the infraction.

• Temporary or permanent suspension of the right to rent.

• Additional penalties imposed by the corresponding regional authority.

Removal of listings from digital platforms

If a property does not have its URN, platforms are obliged to remove the listing. In addition:

• They may block accounts of repeat offenders.

• The violation will be reported to the authorities.

Supervision and monitoring procedures by authorities

Inspections may be carried out periodically or initiated following citizen complaints. Coordination among public administrations will be key to detecting and sanctioning irregularities.

Frequently asked questions about short-term rental registration

When does short-term rental registration take effect?

The registration requirement becomes mandatory on July 1, 2025. From that date onward, any temporary rental must be registered to operate legally.

Can I rent without registering if I don’t use platforms to advertise?

No. Registration is mandatory even if you promote your property through private or traditional channels, as long as it qualifies as a short-term rental.

How much does it cost to obtain the Unique Registration Number (URN)?

The registration process is free of charge. However, you should consider possible associated costs such as obtaining a digital certificate or adapting the property to meet legal requirements.

What happens if I don’t include the URN in my listings?

Digital platforms are required to remove any listing that does not include the URN. Additionally, you may face financial penalties for non-compliance.

Do I need to register if I rent seasonally to students or professionals?

Yes. If the rental is not permanent and has a limited duration (even for a few months), it is considered short-term and subject to registration.

Is registration required if I rent only a few weeks per year?

Yes, if the rental is for tourist or short-term purposes, compliance with the regulation is mandatory.

Can I register multiple rental types under a single URN?

No. Each rental type must have its own registration — whether for rooms, entire homes, or seasonal rentals.

What if I change the rental type?

You must update the registration and obtain a new URN corresponding to the new rental category.

Renting safely and within the law is possible

The implementation of short-term rental registration is an opportunity to professionalize the sector, ensure the quality of the offer, and protect both owners and tenants. Complying with the regulation is not only a legal obligation but also a way to offer a better service and gain credibility in the market.

Do you have questions about how to register your property? At Engel & Völkers, we guide you step by step so you can rent with peace of mind, full legality, and the support of an expert team.