In almost all of Spain, a housing for tourist use is discharged by Responsible statement, no por licencia: se puede empezar el mismo día que se presenta. Pero desde el 3 de abril de 2025 hace falta antes la expressed approval of the owners community, con mayoría de tres quintos (artículos 7.3 y 17.12 de la Ley de Propiedad Horizontal). El bloqueo real casi nunca es autonómico: es municipal —planeamiento, informe de compatibilidad urbanística o suspensión de altas— y varía de un pueblo al de al lado. El registro único estatal fue anulado por el Tribunal Supremo en mayo de 2026 (STS 620/2026, de 19 de mayo, ECLI:ES:TS:2026:2148): el código que habilita y hay que publicar es el autonomous tourist registration.
Before looking at your community: the filter applying throughout Spain
Since 3's April 2025, no new tourist housing can be put into place in a horizontal-owned building without prior permission from its neighbours. That's not a recommendation or good practice: it's in law.
The Section 7.3 of the Horizontal Property Act says literally that the owner who wants to conduct the activity of article 5.e) of the Urban Leases Act "shall have prior approval from the owners' community". And the 17.12 lays down most: tres quintas partes of the total number of owners representing three fifths of participation quotas.
That same article 17.12 today allows the community "approve, restrict, condition or prohibit" activity with the same majority of 3 / 5. A few years ago's discussion about whether to restrict includes banning no longer exists: the text currently in force appoints all four things.
Practical conclusion: if the building is of horizontal property, the right order is first the board, after the administration. To put forward the responsible statement without the agreement of the community is to start with the roof, and in communities such as Madrid cannot even be, because the file itself requires to provide a certificate of the agreement.
What we call a "license" is barely a license.
In most autonomous communities the release of a VUT isn't an authorization that someone grants you. That's a Responsible statement: a document in which you declare under your responsibility that you meet the requirements, that you have the roles that will prove them and that you will put them at the disposal of the management at your request.
That's got a good face and a bad face, and they're both at the artículo 69 de la Ley 39/2015:
- The good: the responsible statement allows to start activity "from the day of his presentation". We don't have to wait for anyone to answer.
- The badThe same Section adds: "without prejudice to the powers of checks, checks and inspections conferred by public administrations". And it doesn't put an end to these powers. The check can come first or eighth year.
Section 4 will cover: if an inaccuracy, malaise or omission of an essential characteror the required documentation is not provided, the result is "Impossibility to continue with the exercise of the right or activity concerned from the date of registration". It may also require that the earlier situation be restored and that it be unable to try again for a while.
That's why the right question isn't "have I been given a license?" but "Do I have anything I have and can be found?". Inhabitability or first employment license, plans, community certificate, urban report if your community requires it.
Community by Community
That table covers the eight communities where Bliss Homes manages housing today. Each mentioned rule is verified in his official newsletter and we have been unable to verify them.
| Community | Filling track | Reference standard | What the case decides |
|---|---|---|---|
| Madrid | Responsible statement by electronic means only | Decreto 79/2014, en la redacción del Decreto 27/2026 (BOCM 6-abr-2026) | The file requires an attestation that the title or statutes have no explicit prohibition activity and attestation of the community's agreement. In Madrid capital also commands the town's planning: at the historic centre the introduction is actually closed for housing scattered in residential building. Check with town office at town hall before buying anything. |
| C Valencia | Responsible statement + town report of favourable urban compatibility | Decreto 10/2021, modificado por el Decreto-ley 9/2024 (DOGV) | It's the community with the toughest and most clear rules. VUT is only an assignment by tiempo igual o inferior a 10 días continued with the same tenant. Room leave is expressly prohibited. The registration's valid. five years and it has to be renewed with a new responsible statement submitted in the month prior to its expiry. |
| Andalucía | Responsible statement to the Tourist Register of Andalucía | Decreto 28/2016, en la redacción del Decreto 31/2024 (BOJA 2-feb-2024) | The autonomous track remains open but the municipality can have activity suspended or limited in some areas. Málaga capital is best known. To consult with the town and with the local administration before signing: we have not checked the exact scope of each local suspension. |
| Canary Islands | Responsible statement to the island lobby | Act 6 / 2025 on Sustainable Housing Management | The article 8 allows to start activity on the day of presentation but also says that registration "shall under no circumstances require validation of performance" and doesn't restrict check power. Among the information that the law considers core are those related to Horizontal ownership regime. The currently authorized holiday homes have five years of transitionality, extendable for once up to a maximum of ten. |
| Galicia | Responsible statement to the provincial area of the Galicia Tourism Agency | Decreto 12/2017 (DOG) | The article 42 is explicit: the declaration allows for tourist activity but "does not exempt from the obligation to obtain authorisations, permits, licences and / or reports" and Municipal. The bottle necks at Galicia are municipal, non-autonomous. |
| Castile and León | Responsible statement prior to initiation with an ex officio registration | Decree 3 / 2017 (BOCyL) | Of eight, the most predictable path. The peripheral body officially enters the Tourism Register after the declaration has been submitted. I have been listening to the local ordinances of capitals. |
| Castle | Responsible declaration of initiation | Decreto 36/2018, modificado por el Decreto 253/2023 (DOCM) | Open use. The standard details technical requirements and the required distinctive plate at the entrance door. |
| Asturias | Responsible statement | Decreto 48/2016, en la redacción del Decreto 4/2026 (BOPA 11-feb-2026) | The 2026 Decree tightens technical requirements for holiday housing and expressly refers the check regime to Section 69 of Act 39 / 2015. That's the best place to check if your housing, already discharged, keeps up with what's currently required. |
Without these eight, there are communities with clearly more closed regimes - Catalonia requires local urban enabling title, and Cantabria introduced an urban compatibility report - but We haven't checked them in his official newsletter. For this article and we will not give you article numbers that we have not read. If your place is there, check with the local administration.
The state registry isn't the one that's enabling you.
Conviene aclarar esto porque genera confusión constante. El Real Decreto 1312/2024 creó un registro único estatal de arrendamientos de corta duración. La 19 decision of May 2026 of the Third Chamber of the Supreme Courtpublished at BOE, nullifying the precepts that created that single registrywhile believing that the State lacks a competent title to regulate a national register that overlap the autoponics.
The same judgment maintenance The digital single window and online platform obligations to transmit data. Operating translation: the number that enables and the number that you have to publish in your ads is the Tourist registration code of your autonomous community.
When the direct track's closed
If your town has suspended high or planning does not admit use, there are three roads that are regularly explored. None are shortcuts, and all three have small words:
- Seasonal rental. To leave the tourist system by lengthening his stay. The Valencia C have formalised it in the most clear way: above 10 continuous days to the same tenant, the housing ceases to be VUT. In other communities, the threshold isn't written with that clarity. Risk to be mindful: there's a bill currently under way at Congress that wants to regulate season rental, and a proposal isn't validIt cannot be assumed that it will be adopted.
- Full building or tertiary use. The place where the house scattered into residential building is blocked sometimes remains open the path of the complete building intended for accommodation. It requires complete asset and a project, isn't an alternative for a loose floor.
- A shift from local to housing. A different pallanca with its own urban file and its own taxation. A relative place where the blockade lies with existing residential housing and not with local housing.
The risk that barely anyone warns about: retroactivity
There are two different retroactivities and they should not be mixed.
Civil matters, the law protects you: Section 17.12 of the Horizontal Property Act ends by saying that community agreements about this activity "have no retroactive effect". If you were already an operative while the board voted, you have an argument.
At administrative levelThe protection's far weaker. The new autonomous standards usually give an adaptation time frame and not an exemption. The Canary Islands give five years to the already authorized holiday homes and then extinguish the impact of the responsible declaration. The Valencia C gives five years to adapt to the technical requirements of the Annex. Asturias tightened technical requirements with 2026's decree. To be high for years Don't freeze the rules.
What to order before you get first step
- Simple note and title from the building, not just the recent minutes of the community.
- Registrar's certificate as to whether an association or an association's title prohibits activity and an agreement with the board.
- First-term housing or leaveOriginal. That's the document that's most often missing and that's most often called for years later.
- Municipal report of urban compatibility where your community requires, and check with the urban figure where they don't.
- exact date of original release if housing was already high: most transitional regimes are counted from there.
At Bliss Homes we have been accompanying this procedure in communities where we have been operating - currently active housing in eight autonomous communities - and we have been undergoing complete housing for seven days. Our complete management is the 17 % plus VAT (20,57 % with VAT) as far as the owner enters, without permanency.
That article was informative and did not replace legal advice. We are not lawyers: we accompany the licensing procedure in the communities where we operate, but the local and local regulations often change and we should check your particular case with the competent administration or with a professional before deciding.
If you prefer a stable income while transferring the operation, check our model as well. Fixed price for owners.
FAQ
Do I need permission from the neighbor community to release a VUT?
Sí, si el edificio está en régimen de propiedad horizontal. El artículo 7.3 de la Ley de Propiedad Horizontal, vigente desde el 3 de abril de 2025, exige obtener previously la aprobación expresa de la comunidad. La mayoría necesaria es de tres quintas partes de propietarios y de cuotas (artículo 17.12).
That's the same as a license?
No. A license is an act by which the administration authorized you. The responsible statement is a document of yours: it allows to start on the same day as the presentation, but the administration retains its powers of monitoring, monitoring and inspection, and the law does not put them with a term (article 69.3 of Act 39 / 2015).
How long till his release?
The activity with a responsible statement may be initiated on the date of submission. What takes is to gather the previous: community agreement, report of urban compatibility where required and documentation. We have been talking about weeks and months in an unsurprising house and with statutes or urban planning against them, we can never get there.
What if my town has activity suspended?
The direct track closed while the suspension lasted, although the autonomous community had no moratorium. The suspensions are municipal and change and have to be consulted at the concrete town hall before they are committed to a purchase or lease.
Do we still have to have a single state register?
No. The 19 decision of May 2026 of the Third Chamber of the Supreme Court, published at BOE, nullifies the provisions of Royal Decree 1312 / 2024 that created the single lease register. The digital single window and platform obligations are maintained. The identifier to be published is an autonomous tourist registration code.
Can I rent by room?
It's up to the community. At Communitat Valenciana it's expressly prohibited: the rule says that housing for tourist use is given to complete and that no room cession is allowed. In other communities, treatment is different, so we have to look at the concrete autonomous norm.
I have been high for years. Do I have an impact on new standards?
At civil level, the arrangements of the owners' community about this activity have no retroactive effect. At an administrative level, they do concern you: the new rule usually gives you an adaptation time frame and not an exemption. Canarias and the Valencia Community work with five-year deadlines and Asturias tightened technical requirements at 2026.
Do we talk about your place?
We give you an estimate with information about real housing that we already manage, not an invented number. Free and free.