New Vacation Rental Laws in Spain from April 3, 2025
Spain has long been a magnet for real estate investors seeking strong returns through short-term vacation rentals. With platforms like Airbnb and Booking.com booming, thousands have purchased second homes and investment properties in prime locations along the Costa Blanca, Costa del Sol, and Balearic Islands.
But starting April 3, 2025, the rules are changing.
If you plan to rent your property to tourists, it’s essential to understand the new legal framework. Failing to do so could lead to unexpected fines—or a blocked business model.
New Rules: What’s Changing and Why It Matters
More Power for Homeowner Associations (VME) Up until now, homeowners could often rent out their property without formal permission from the Homeowners Association (VME). This will no longer be the case.
From April 3, explicit, written approval from the VME is required before you can register a property for short-term rental. No approval? No rental.
This significantly increases the importance of choosing the right building or urbanisation. Even if a region or town allows tourist rentals, the internal rules of the building or community can still block you.
Updated Voting Rules Previously, a VME could block rentals with a 3/5 majority vote. Under the new law, that same 3/5 majority must now actively vote in favor of allowing short-term rentals.
In other words:
- If vacation rental approval hasn’t been granted yet, it’s not automatically allowed.
- Investors must either prove that approval exists or lobby for a majority vote.
Expanded Authority for VME Presidents The president of the Homeowners Association will now have legal power to:
- Halt unauthorised rentals immediately.
- Take legal action against owners who rent without permission.
Good News: Current Rentals Are Protected
Worried about your existing holiday rental license? Here’s the relief:
- No retroactive effect: Properties registered for vacation rental before April 3, 2025 are protected.
- Communities cannot overturn pre-existing licenses.
- You can continue renting under current conditions, provided you meet all local rules.
Caution: This protection only applies if the property was fully registered and compliant. Keep all documentation up-to-date to avoid issues.
The Impact: What This Means for Different Buyers
New Buyers & Investors If you’re buying a property with the intent to rent:
- Check the VME’s statutes before signing anything.
- Confirm if vacation rental is permitted or if approval is needed.
- Understand voting thresholds in the community.
- Consider locations where short-term rental is already integrated into the legal structure.
Current Vacation Rental Owners
- Maintain strong communication with your community.
- Attend VME meetings and defend your position.
- Prepare for tighter enforcement—have documentation, permits, and taxes in order.
Developers & New Builds New developments can proactively allow short-term rentals by stating it in the master deed. This can:
- Protect future buyers from uncertainty.
- Attract investors with predictable rental rights.
Strategic Tips to Navigate the Changes
- Always Review the VME Statutes Ask your real estate agent or lawyer to provide the latest building statutes. These outline the rights and restrictions.
- Choose Rental-Friendly Urbanisations Look for communities where short-term rentals are either common practice or legally protected.
- Consider Long-Term Rental Alternatives In areas with strict rental policies, consider long-term rental strategies for better stability.
- Work With Specialists A real estate lawyer who understands local law is now a necessity—not a luxury.
Comparison: The Netherlands vs. Spain
| Aspect | The Netherlands | Spain |
|---|---|---|
| Realtor | Buyers and sellers typically use separate agents | Agents can work for both sides |
| Notary | Conducts due diligence and legal checks | Merely registers the transaction |
| Property Registry | Fully public and online | Often fragmented, physical offices |
| Lawyer Required? | Rare, unless in dispute | Absolutely necessary for legal due diligence |
| Reservation Contract | Uncommon | Standard, with non-refundable deposit |
| Buyer Protections | Cooling-off period, finance contingencies | Rarely included unless negotiated |
| Legality Verification | Notary-managed | Buyer/attorney must investigate |
Conclusion: Be Informed Before You Invest
The new legislation is a game-changer. It shifts power to communities and requires buyers to think strategically—especially those seeking rental income.
If you’re planning to buy or invest in Spain:
- Check building statutes and community attitudes.
- Choose your location wisely.
- Don’t rely on assumptions—get everything verified.
With the right strategy, Spain remains a highly attractive real estate market. But today’s investors need to be smarter than ever.
Want expert help navigating Spain’s real estate and rental rules? Verhome Real Estate Group is here to guide you—from legal screening to property selection.
📩 Contact us today to start your safe and successful journey in Spanish real estate.
