Valencian Community Short-Term Rental Laws & Hotel Tax (2026)

State licence required

Yes

Next rule change

Dec 1, 2026

The laws in brief

Who needs it

Any holder (owner or manager) who lets a whole home to tourists for 10 days or less. An individual or co-ownership managing up to 4 homes registers as holder; managing 5 or more makes the business a management company (empresa gestora).^1,4,5,22

Issued by

Dirección General de Turismo, Generalitat Valenciana, through its territorial tourism services in Alicante, Castellón and Valencia

Valid for

Five years from the declaration. Homes registered before 8 August 2024 keep their registration for five years from that date, and renewals start in August 2029 with a new declaration and an updated compatibility report.

On listings

The number must appear on every listing

Platform checks

Airbnb asks for the regional registration number in the listing details. The Generalitat requires the number and the home's exact location in every advert, and treats a missing number as a serious infringement.

Fees

Who qualifies

• A favourable municipal compatibility report for tourist use (informe municipal de compatibilidad urbanística) from the council where the home stands, or an equivalent certificate from an accredited urban-planning body (ECUV)
• The home's unique individual cadastral reference (referencia catastral)
• A first or second occupancy licence, civil liability insurance and an energy certificate
• A registry certificate, or one from the building administrator, that the owners' community statutes do not rule out non-residential use; for registrations since April 2025, the community's express approval
• Compliance with the Annex III minimum requirements and the guest-reporting duties of Royal Decree 933/2021
• Homes on non-developable land also need a declaration of community interest (declaración de interés comunitario) or an exemption

How to apply

1. 1 Ask the council where the home stands for the favourable compatibility report, and check that the building statutes and the owners' community allow tourist use
2. 2 Gather the home's cadastral reference, occupancy licence, insurance policy and energy certificate
3. 3 File the sworn declaration online on the Generalitat's electronic office (trámite 19207) with a digital certificate, entering the report's secure verification code (CSV) and the months the home will operate
4. 4 Receive the registration number from the territorial tourism service and show it, with the home's exact location, in every advert
5. 5 Register as an accommodation provider and report each guest to the Ministry of Interior

Permit rules

Register before you let

A tourist home must be entered in the Registro de Turismo de la Comunitat Valenciana before it starts operating. The holder files a sworn declaration (declaración responsable) online with a digital certificate and receives a registration number.^4,5

Homes without a favourable report are being removed from the register

The Generalitat is reviewing homes registered since Law 15/2018 took effect that have no favourable compatibility report on file. The holder has ten working days to supply it, and otherwise the home is removed from the register.⁵ Applies to: homes registered since Law 15/2018 took effect

Unique cadastral reference required

The declaration and every rental contract must state the home's unique individual cadastral reference. Homes that did not report it by 31 December 2024 were removed from the register.^1,21 In force since December 31, 2024

Registration lasts five years

The registration is valid for five years from the declaration. Homes already registered keep it for five years from 8 August 2024, and renewals begin in August 2029 with a new declaration and an updated compatibility report.^1,4 In force since August 8, 2024

Show the registration number and exact location

Every advert must show the registration number and the home's exact location, including on Airbnb. Leaving them out is a serious infringement.^1,22

Official plaque next to the entrance

A plaque issued by the tourism authorities must be displayed in a visible place next to the main entrance of the home.²²

No national registration number

The Supreme Court annulled the national registration number (NRUA) on 19 May 2026, and Airbnb no longer requires it to publish a listing. The Valencian registration number is still required.^19,24 In force since May 19, 2026

Whole homes only: no room rentals

Tourist homes are let whole. Renting rooms to tourists is expressly prohibited, and advertising rooms in a registered tourist home is a very serious infringement.^1,22 In force since August 8, 2024

Up to 4 homes as holder; 5 or more as a management company

A person, company or co-ownership managing up to 4 tourist homes registers as holder (titular). Managing 5 or more homes makes the business a management company (empresa gestora) with its own filing.⁴ Applies to: owners and managers

A favourable council compatibility report comes first

Every tourist home needs a favourable municipal report that tourist use is compatible with the local plan. The report does not replace other licences the council may require.^1,4 In force since August 8, 2024

Councils can cap tourist homes by building, area or zone

Through their planning powers, councils may set proportionate limits on the number of tourist homes per building, sector, area or zone, on clear, objective criteria published before they apply.¹ In force since August 8, 2024

Owners' community must approve new tourist flats

Since 3 April 2025, a new tourist home in a flat building needs the favourable vote of three fifths of the owners, who must also hold three fifths of the ownership shares. The rule is not retroactive.^20,22 Applies to: flats in buildings under horizontal property · In force since April 3, 2025

Building statutes must not rule out tourist use

The sworn declaration must state that the building's statutes or any community resolution do not rule out non-residential use, backed by a registry certificate or one from the community administrator.^1,4 Applies to: homes in buildings under horizontal property · In force since August 8, 2024

1. 1. Valencia

   Valencia province

   On 31 March 2026 the council gave final approval to rules that cap tourist homes at 2% of the homes in each neighbourhood and district and allow them only on ground and first floors with their own street access. They replace the moratorium on new licences agreed on 28 May 2024. Ciutat Vella keeps its own special plan, and the council accepted the Generalitat's delegation to fine illegal tourist homes.^6,7,8,9

   • Cap of 2% of homes per neighbourhood and district, with all tourist places at most 8% of registered residents
   • Ground or first floors only, never on a landing shared with homes, with independent access from the street and the owners' community's authorisation
   • No more than 15% of the premises of a block may be tourist accommodation on residential ground floors
   • Moratorium of 28 May 2024, extended 28 January 2025 and 30 April 2025, replaced by the new rules

2. 2. Alicante

   Alicante province

   Alicante has suspended new licences for tourist homes since 13 January 2025, extended in July 2025 to apartment blocks, guesthouses and hostels, for two years at most. In December 2025 the Pleno gave initial approval to rules limiting tourist places per resident and requiring independent access, and since February 2026 the council fines illegal tourist homes itself.^6,10,11,12

   • Suspension across the whole municipality, to January 2027 at most
   • Proposed limit of 0.187 tourist places per resident, checked by census section each year, with exceptions for 3- to 5-star hotels
   • No tourist use on ground floors of the main commercial streets and independent access for tourist homes in residential buildings
   • The council opens and decides penalty cases on tourist homes since 10 February 2026

3. 3. Torrevieja

   Alicante province

   Torrevieja issues the municipal compatibility certificate for tourist homes through its electronic office. The applicant pays the municipal fee and attaches a photograph of the facade and a location plan before registering with the Generalitat.^6,15

   • Apply for the compatibility certificate for tourist housing before the Generalitat declaration
   • Documents: proof of payment of the municipal fee, a photograph of the facade and a location plan
   • 10,225 tourist homes registered on 17 October 2026, the most of any Valencian town

4. 4. Benidorm

   Alicante province

   Benidorm's general plan admits tourist use of homes, and the council has issued more than a thousand compatibility certificates. It issues unfavourable reports for homes in low-density residential zones.^6,16

   • Favourable compatibility report from the council needed before registering
   • Unfavourable reports in low-density residential zones under the general plan
   • More than 1,000 compatibility certificates processed
   • 5,640 tourist homes registered on 17 October 2026

5. 5. Dénia

   Alicante province

   Dénia suspended new compatibility certificates for tourist homes in its urban core from August 2024 and extended the suspension for a year from 12 September 2025. In June 2026 the Pleno gave initial approval to a municipal ordinance on tourist homes, open to public comment for 30 working days.^6,13,14

   • Suspension of new certificates, licences and declarations in the urban core, leaving out Les Marines, Les Rotes and the Montgó
   • Suspension extended for one year from 12 September 2025
   • Municipal ordinance on tourist homes approved in principle in June 2026
   • 5,209 tourist homes registered on 17 October 2026

6. 6. Xàbia / Jávea

   Alicante province

   In September 2025 Xàbia's planning commission proposed a further six-month suspension of compatibility reports for tourist homes in multi-family buildings across the municipality, citing housing access and neighbour problems in blocks, especially in the port and town centre.^6,17

   • Suspension of compatibility reports for tourist homes in multi-family buildings, proposed for six more months in September 2025
   • Concern focused on the Port and the town centre
   • 4,303 tourist homes registered on 17 October 2026

What the host still handles

• Tourism Register of the Valencian Community, by sworn declaration (free), after the council's compatibility report (the council may charge a fee for the report)
• Guest registration with the Ministry of Interior (Registro de Viajeros)
• VAT filings with the Agencia Tributaria for lets that carry VAT, including lets of up to 30 nights from 1 December 2026^2,3,23

Tourist lets are limited to 10 days per guest

A tourist home is a whole property let for a price, with immediate availability and for tourist purposes, for 10 days or less to the same guest. The limit has applied since 8 August 2024.¹ In force since August 8, 2024

Stays of 11 days or more are not tourist lets

A home let for 11 consecutive days or more to the same guest is not a tourist home, so it is outside the tourist register and falls under national tenancy law (Ley 29/1994).¹ Applies to: mid-term and seasonal lets · In force since August 8, 2024

Advertising on a booking platform counts as tourist use

A home is presumed to be let for tourist purposes when a management company runs it, when it is made available to tourist users, or when it is marketed through a tourist sales channel, including the internet.¹ In force since August 8, 2024

Only market the home in the periods you declared

The declaration states the months or days the home operates, and the home may be marketed to tourists only in those periods.¹ In force since August 8, 2024

Occupancy licence and energy certificate

The holder declares a first or second occupancy licence (or the equivalent title) and the home's energy certificate. Homes in converted commercial premises declare that they meet the design and safety standards instead.⁴

Annex III minimums: evacuation plan, 24-hour phone, first-aid kit

Tourist homes post an evacuation plan on the door (or multilingual emergency instructions), keep a 24-hour contact phone, a list of emergency numbers, a first-aid kit and the details of the nearest medical centre, and have a lift in buildings taller than ground floor plus four floors.¹ In force since August 8, 2024

No key lockboxes on the public street

Tourist homes need a reception service, and handing keys over through lockboxes placed on the public street is prohibited.¹ In force since August 8, 2024

Civil liability insurance

The holder declares a civil liability insurance policy, or equivalent cover, for damage arising from the activity.⁴

Register as a host and report guests to the Ministry of Interior

Every host, including one renting a room in their own home, must register the accommodation with the Ministry of Interior and report guest details for each booking (Royal Decree 933/2021). The Valencian declaration includes this duty.^4,25 In force since December 2, 2024

Councils can take over the fines

The Generalitat can delegate to councils that ask for it the power to open, investigate and decide penalty cases on tourist homes in their area. València and Alicante have accepted it.^1,7,12 In force since August 8, 2024

Owners answer for unlicensed lets in their homes

An owner who is asked to name the person running a tourist home and does not do so within the deadline is subsidiarily liable for illegal offers and clandestine activity.¹ Applies to: owners who let through a manager or tenant · In force since August 8, 2024

Seasonal and room contracts tightened

A seasonal or room contract with no documented temporary need becomes a main-residence lease. In force from 8 October 2026 under Royal Decree-law 29/2026; Congress must still validate it, and the Valencian rules remain.^3,18 Applies to: seasonal and room rentals longer than a tourist stay · In force since October 8, 2026

• Fines on illegal tourist homes range from €10,000 to €600,000 depending on severity, and the council can run the cases where it has accepted the Generalitat's delegation.⁷
• Renting rooms in a registered tourist home, or advertising them, is classed as a very serious infringement.¹
• Advertising a tourist home without the exact location and the registration number is a serious infringement.¹
• A home without a favourable compatibility report on file is removed from the Registro de Turismo and can no longer be let legally as a tourist home.⁵
• Not registering as an accommodation provider or not reporting guests to the authorities is a serious infringement, with fines from €601 to €30,000.²⁵

1. August 2029 Upcoming
   Renewal declarations begin

   Registrations made before Decree-law 9/2024 were kept for five years from 8 August 2024; renewals with a new declaration and updated compatibility report start in August 2029.^1,4

2. January 2027 Upcoming
   Alicante moratorium ends at the latest

   Alicante's suspension of licences for tourist homes, blocks, guesthouses and hostels runs for two years from 13 January 2025 at most, to January 2027, while the new rules are finally approved.¹⁰

3. December 1, 2026 Upcoming
   VAT of 10% on furnished lets of up to 30 nights

   If Royal Decree-law 29/2026 is validated, furnished lets of up to 30 nights (other than the host's main home) are subject to VAT at the reduced rate of 10% from 1 December 2026.³

4. October 8, 2026
   Royal Decree-law 29/2026 takes effect, pending validation

   The decree-law covers seasonal and room rentals, a council surcharge on property tax for tourist homes and VAT on short lets. The standing committee of Congress must still validate it.^3,18

5. June 2026
   Dénia approves a tourist-home ordinance in principle

   Dénia's Pleno gave initial approval to a municipal ordinance on tourist homes, which went to public exhibition for 30 working days.¹⁴

6. May 19, 2026
   Supreme Court annuls the national registration procedure

   Ruling 620/2026 annulled the national registration procedure of Royal Decree 1312/2024, so the national registration number is no longer required to publish a listing on Airbnb.^19,24

7. March 31, 2026
   València approves its tourist-home rules

   The Pleno gave final approval to rules capping tourist homes at 2% of the homes in each neighbourhood and district, replacing the moratorium on new licences.^8,9

8. February 10, 2026
   Alicante takes over the fines on tourist homes

   Alicante assumed the power to open, process and decide penalty cases for tourist homes after the Generalitat approved its request.¹²

9. December 2025
   Alicante approves tourist-use rules in principle

   The Pleno gave initial approval to Plan Modification No. 52, with a limit of 0.187 tourist places per resident, a ban on new places in saturated census sections and independent access for tourist homes in residential buildings.¹¹

10. July 22, 2025
    Alicante extends its moratorium to tourist blocks

    Alicante's Pleno extended the suspension to apartment blocks, guesthouses and hostels, for a maximum of two years from 13 January 2025.¹⁰

11. April 3, 2025
    Owners' communities decide on new tourist flats

    Organic Law 1/2025 requires the approval of three fifths of the owners, holding three fifths of the shares, to install a new tourist home in a flat building.²⁰

12. January 13, 2025
    Alicante moratorium on new tourist homes

    Alicante's two-year suspension of new tourist-home licences counts from 13 January 2025.¹⁰

13. December 31, 2024
    Deadline to report the cadastral reference

    Registered homes had to report their unique cadastral reference by 31 December 2024 or be removed from the register; the Generalitat then removed thousands of homes in 2025.^1,21

14. September 5, 2024
    Les Corts validate Decree-law 9/2024

    The Valencian parliament validated the decree-law by resolution 7/XI of 5 September 2024.¹

15. August 8, 2024
    Decree-law 9/2024 redefines tourist homes

    Tourist homes became whole properties let for 10 days or less, with a compatibility report required, a five-year registration, no room rentals and tougher penalties.¹

16. November 15, 2023
    Valencian tourist tax repealed

    Decree-law 12/2023 repealed Law 7/2022, which had created the Valencian tourist-stay tax (IVET) due to start on 19 December 2023.²

Estimate what a home could earn

1. 1. Decreto-ley 9/2024, de 2 de agosto, del Consell, de modificación de la normativa reguladora de las viviendas de uso turístico · Generalitat Valenciana (texto en el BOE)
2. 2. Decreto-ley 12/2023, de 10 de noviembre, del Consell, de derogación de la Ley 7/2022 de medidas fiscales para impulsar el turismo sostenible · Generalitat Valenciana (texto en el BOE)
3. 3. Real Decreto-ley 29/2026, de 6 de octubre, por el que se adoptan medidas urgentes para la protección de la función social de la vivienda y la ampliación de la oferta de vivienda asequible · Boletín Oficial del Estado
4. 4. Autoregistro de viviendas de uso turístico: declaración responsable de alta, modificación y baja (trámite 19207) · Generalitat Valenciana, Sede electrónica
5. 5. Viviendas de uso turístico · Generalitat Valenciana, Turisme
6. 6. Datos de turismo sobre viviendas de uso turístico en la Comunitat Valenciana (lista diaria del Registro de Turismo) · Generalitat Valenciana, Datos Abiertos
7. 7. El Ayuntamiento podrá imponer multas de 10.000 a 600.000 euros a las viviendas turísticas ilegales · Ajuntament de València
8. 8. María José Catalá: València se ha convertido en la primera ciudad que pone tope y ordena sus plazas turísticas (Pleno del 31 de marzo de 2026) · Ajuntament de València
9. 9. València blindará para uso residencial el 98 % de sus viviendas · Ajuntament de València
10. 10. El Pleno aprueba con amplio respaldo la extensión de la moratoria a los bloques turísticos · Ayuntamiento de Alicante
11. 11. Alicante respalda con su aprobación en Pleno la regulación de los alojamientos turísticos · Ayuntamiento de Alicante
12. 12. Alicante asume las competencias sancionadoras de las infracciones en viviendas turísticas · Ayuntamiento de Alicante
13. 13. Dénia prorroga un año más la suspensión de licencias para nuevas viviendas turísticas en el casco urbano · Ajuntament de Dénia
14. 14. Aprobación inicial de la ordenanza de viviendas de uso turístico y del Plan Director de Saneamiento modificado · Ajuntament de Dénia
15. 15. Application for Certificate of Compatibility for tourist housing · Ayuntamiento de Torrevieja
16. 16. Más de mil certificaciones de compatibilidad urbanística lleva tramitadas el Ayuntamiento de Benidorm desde que cambió la ley · Ayuntamiento de Benidorm
17. 17. La Comisión de Urbanismo propone prorrogar seis meses la suspensión de los informes de compatibilidad urbanística para viviendas de uso turístico en tipología plurifamiliar · Ayuntamiento de Xàbia
18. 18. Consejo de Ministros, 6 de octubre de 2026: referencia y resumen · La Moncloa
19. 19. Sentencia núm. 620/2026, Recurso 143/2025 (Real Decreto 1312/2024) · Tribunal Supremo, Sala Tercera (copy published by the Colegio de Registradores)
20. 20. Las comunidades de vecinos tendrán la última palabra sobre los pisos turísticos a partir del jueves · Ministerio de Vivienda y Agenda Urbana
21. 21. La Generalitat inicia la tramitación para dar de baja otras 7.000 viviendas turísticas del Registro por no tener referencia catastral · Generalitat Valenciana, Comunicación
22. 22. Community of Valencia (regional rules for hosts) · Airbnb Help Center
23. 23. Areas where tax collection and remittance by Airbnb is available · Airbnb Help Center
24. 24. Spanish Royal Decree 1312/2024: Frequently Asked Questions · Airbnb Help Center
25. 25. Spanish Royal Decree 933/2021: Frequently Asked Questions · Airbnb Help Center