Can your community of neighbours prohibit your tourist housing? LPH 2026

Yes, your community can ban your tourist housing

The short answer is yes and for more than a year. The Section 17.12 of the Property Act Horizontal (Ley 49/1960, de 21 de julio), en su redacción vigente desde el 3 April 2025says literally the following - text directly found against the consolidated version BOE -:

"12. The explicit agreement approving, limiting, conditioning or Prohibition el ejercicio de la actividad a que se refiere la letra e) del artículo 5 de la Ley 29/1994, de 24 de noviembre, de Arrendamientos Urbanos, en los términos establecidos en la normativa sectorial turística, suponga o no modificación del título constitutivo o de los estatutos, requerirá el voto favorable de las tres quintas partes del total de los propietarios que, a su vez, representen las tres quintas partes de las cuotas de participación. Asimismo, esta misma mayoría se requerirá para el acuerdo por el que se establezcan cuotas especiales de gastos o un incremento en la participación de los gastos comunes de la vivienda donde se realice dicha actividad, siempre que estas modificaciones no supongan un incremento superior al 20 %. Estos acuerdos no tendrán efectos retroactivos.»

The letter (e) of Article 5 of the AU referred to by this paragraph is precisely rental activity housing for tourist purposes traded through tourist offer channels. That is: the rule He's talking about exactly your tourist housing, without anything.

What exactly can the board agree

The text uses four different verbs and should not be confused with: approve () The activity), limitation (allows with conditions, for example time or ), condition (as referred to above) specific insurance) or Prohibition (completely vetta). It's his own board, by majority of 3 / 5, which decides which of the four options apply to your building. No legal mean: if there isn't and the statutes say nothing about this, the situation prior to Reformation (presumption of activity permitted with the exception of an expressly prohibited status) remains the but any neighbor can jointly promote an agreement that approves, limits, conditions or with that majority.

La mayoría: doble quórum simultáneo de 3/5

It's not enough that three out of every five owners vote in favour. The law requires two conditions and: tres quintas partes del total de propietarios and, simultáneamente, tres quintas partes de las cuotas de participación (el coeficiente que cada piso tiene asignado en el edificio, normalmente proporcional a su superficie). Esto da un poder de bloqueo desproporcionado a los propietarios con cuotas grandes —por ejemplo, dueños de varios pisos o de locales de gran superficie—, que pueden por sí solos impedir alcanzar el quinto necesario aunque la mayoría numérica de vecinos esté a favor de permitir la actividad turística.

Recharged 20% with share of common expenses

with the same majority of 3 / 5, the community can agree, rather than ban, growing Special share of expenditure or increased share of common housing that's been exploited in tourism with a maximum 20%. That's an intermediate track. that many communities use when they prefer to avoid a root ban but to compensate for additional wear - cleaning of common areas, use of elevator, security - that generates guest rotation in front of a A regular neighbor. For the owner, this surcharge is a recurring operating cost that we have to put into the Operating account, not an individual expenditure.

It's not retroactive: what's protecting whoever's already been operating

The article itself ends with a sentence that challenges the most common doubt: "These agreements do not have retroactive effects ". To this we have added the transitional provision of Ley Orgánica 1/2025, de 2 de enero (BOE-A-2025-76), standard of which disposición final cuarta introduced this reform to 17.12 LpH article published in BOE 3 from January of 2025 and effective from 3 April 2025. That transitional provision to protect tourism rental activities that have been undertaken legally antes de esa fecha: si tu vivienda turística ya estaba operativa y en regla el 2 de abril de 2025, un acuerdo posterior de la comunidad no puede retirarte el derecho a seguir ejerciendo la actividad ya iniciada.

The real risk of reform is therefore to who wants to start today A new tourist activity at an apartment inside a community, not for those who have already been with it. That's important. and to say that "legally" means to have as a rule an appropriate licence or declaration and regional protection: transitional protection does not make an activity that was already irregular before April of 2025.

Why the complete building dodge this root risk

The 3 / 5 veto is by definition a mechanism of Horizontal property: exists because there are several owners voting together about using the property. A single person or That's right. The use of tourism: monitoring about the destination of the asset is complete and unilateral. It's not a legal grey area, but the natural result that there's no community of owners to regulate. We developed them at details whole building: advantage of nondependent on the community of neighbours.

How to shielded if you buy or rent a flat in a community

How Bliss helps you

Before we propose a management model, at Bliss Homes we have reviewed the statutes and historic minutes of The community to confirm that there's no risk of veto or surcharge about your housing. If your community has been and with you we appreciate the alternatives - including possibility to operate under the model guaranteed rental (rent to rent)and Bliss sign with you a rental contract with monthly fixed income and takes up policy management complete: autonomous leave, local compliance and, where applicable, negotiation or adaptation with the community of owners -who to the community, owner or manager—.

Sources: Section 17.12 of 49 / 1960 Act, July 21, on Horizontal Property, Consolidated Text currently verified against BOE's Consolidated Legislation API (BOE-A-1960-10906); 1 / 2025's January 2 Act of Measures for the Efficiency of the Public Justice Service, final arrangement fourth (BOE-A-2025-76). That content was informative and did not provide advice and, if necessary, consultation with a lawyer specialized in horizontal property.

Hector Clarke

Fundador de Bliss Homes. Operamos viviendas turísticas en 8 comunidades autónomas —pisos, casas rurales y un edificio completo en Toledo—, seis de ellos alquilados con nuestro propio dinero. Meet the team →