Tourist Licence Rules Explained (Costa Blanca, 2026)

Renting out a property on the Costa Blanca is possible, but it’s tightly regulated (especially for short-term tourist lets). This guide summarises the real legal framework you need to know before you buy or advertise a holiday rental.

Legal Status - What Counts as “Tourist Rental” in Spain?

In Spain, accommodation rented for short stays to tourists must be properly registered and licensed.

In the Comunidad Valenciana (which includes Torrevieja and Alicante province) this applies particularly to rentals of up to 10 nights for tourist purposes. Rentals of 11 nights or more are generally classified as seasonal (medium-term) leases and are not treated as tourist lets under current tourism regulations.

You Must Have a Valid Tourist Licence (VUT)

To rent your property legally for short-term stays, you need:

• A regional tourist licence (called a Vivienda de Uso Turístico - VUT) issued by the Valencian Tourism Registry
• A digital national registration number (NRA / VUD ID) that must be displayed on all listings if you advertise online on platforms such as Airbnb or Booking.com Both are mandatory for legally operating a short-term rental in Spain.

Key points:

• You cannot advertise or market the property online without these registrations.
• From 1 July 2025, all short-term rentals nationwide must be entered into the Digital Single Window system (Ventanilla Única Digital) and have a valid rental registration number.

Homeowners’ Association (HOA) Approval Matters

Under updated legislation that took effect in April 2025, short-term tourist rentals in apartment buildings require express approval from the community of owners (HOA) before a licence can be issued.

This typically means:

• At least 60% of owners (by number and ownership share) must vote to allow the activity
• HOAs can prohibit tourist rentals in their building via statute or vote If the HOA does not permit it, new licences in that building may be blocked.

This is particularly relevant for Orihuela Costa apartments in urbanisations where HOA rules differ widely.

What You Need to Register the Property

Before a licence can be granted and the rental registered, you typically must meet these basic requirements within the Valencian Community:

Urban planning compatibility - the local municipality must confirm the property can be used as tourist accommodation

Habitability or occupancy certificate (cédula de habitabilidad/licencia de ocupación)

Liability insurance for guests

Cadastral reference and correct property details

A local contact available for authorities - often required when the owner is non-resident

Declaration responsible signed by the owner confirming compliance with all requirements

Many municipalities also require evidence of technical safety measures (smoke detectors, equipment, etc.).

Time Limits & Stay Definitions

• Short-term tourist rentals: usually defined as stays of 1–10 nights for tourist purposes
• Seasonal rentals: stays of 11 nights or more where tourism is not the primary reason - these don’t require a tourist licence but different rental and tax rules may apply

This distinction is important: renting for longer stays without a licence is legal so long as it does not contravene other tenancy laws.

Compliance & Enforcement - What Happens if You Don’t Follow the Rules?

Spanish regulators have significantly tightened enforcement:

• The national registry means platforms must remove listings that don’t have a valid licence/registration number.
• Authorities in Spain have actively asked online platforms to remove tens of thousands of unregistered adverts.
• Non-compliance can lead to fines, listing removal, or being barred from online short-term rental marketplaces.

This reflects a wider crackdown aimed at improving traceability and transparency in the short-term rental market.

Important Local Considerations for Costa Blanca Owners

Apartments vs Detached Houses

• Apartments often face stricter HOA limitations - if the community doesn’t allow short-term rentals, it may be impossible to register a new licence.
• Detached villas or single properties without community involvement usually have fewer HOA barriers, but must still meet all licensing and municipal planning requirements.

Good Practices Before Buying

Before you complete a purchase with short-term rental in mind:

• Confirm whether the specific property type and urbanisation allow tourist rentals
• Check if there’s an existing valid licence and whether it’s transferable
• Ask for confirmation that the HOA allows tourist usage (if applicable)

Frequently Asked Questions

Can a non-resident owner apply for a tourist licence? Yes - both residents and non-residents can apply and register their property for short-term rentals, so long as all legal requirements are met.

Is a licence guaranteed if all documents are submitted? No - regional and local planning compatibility checks, HOA approvals, and compliance with all requirements are mandatory before a licence/registration is effective.

Can I rent for more than 10 days without a tourist licence? Yes - contracts of 11 nights or more typically fall under seasonal rental rather than tourist rental laws, but different tax and rental protections may apply.

What Every Buyer Should Know

Yes, you can rent out property on the Costa Blanca to tourists, but only if you meet the strict legal framework now in force in the Valencian Community:

• Valid regional tourist licence + national registration number
• HOA approval where applicable
• Compatibility with planning and safety rules
• Correct registration before advertising

Failing to comply means platforms can remove your listing and authorities can fine you or withdraw rights to rent. 

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