Es un arrendamiento para uso distinto del de vivienda (artículo 3 de la Ley 29/1994 de Arrendamientos Urbanos, LAU), que se rige sobre todo por lo que pacten las partes y no por las reglas protectoras del alquiler de vivienda habitual. El contrato debe fijar duración y preaviso, fianza —legalmente dos mensualidades en este tipo de arrendamiento, artículo 36 LAU—, quién tramita y sostiene la licencia turística, quién paga obras y mobiliario, y en qué estado se devuelve la casa al terminar. Todo lo que no se pacte expresamente se remite al Código Civil, así que cuanto más detallado esté el contrato, menos margen de duda queda.
What type of contract (other than housing) and why
When you rent your villa or rural house to a company that's going to exploit it as a tourist accommodation, you're not signing a regular rental. It's a rental for non-housing use, definido en el artículo 3 de la Ley 29/1994 de Arrendamientos Urbanos (LAU), que incluye expresamente los arrendamientos de fincas urbanas celebrados para ejercer en ellas una actividad, sea comercial, industrial o recreativa. La diferencia práctica es enorme: mientras el arrendamiento de vivienda habitual está lleno de reglas protectoras para el inquilino (duración mínima, prórrogas obligatorias), el de uso distinto se rige, según el artículo 4.3 LAU, ante todo por lo que pacten las partes, y solo en su defecto por el título III de la ley y, después, por el Código Civil. En la práctica: si algo no está en el contrato, no hay una red de seguridad legal que lo resuelva por ti en el sentido que esperas.
Duration, extensions and notice
No hay una duración mínima obligatoria para este tipo de arrendamiento: la fijan las partes. Lo habitual en renta fija sobre vivienda turística es un contrato de un año con renovación tácita o expresa, y un plazo de preaviso pactado —normalmente entre uno y tres meses— para que ninguna de las dos partes se quede sin margen de maniobra: el propietario para recuperar la vivienda, la empresa para no perder la temporada que ya tenía comprometida con huéspedes. Todo esto debe quedar en cláusulas concretas, con fechas y plazos exactos, no en expresiones genéricas como "duración indefinida" o "según acuerdo verbal".
Additional collateral and guarantees: collateral, deposit, insurance
Article 36.1 LAU lays down the required security at Two monthly income for rental for use other than housing, twice as high as for rental of habitual housing. It's a legal minimum, and not a maximum: parties can afford additional guarantees, such as a bank guarantee, an extra deposit or an assignment policy, without the limitation of two monthly terms that do exist for additional guarantees for rental of housing. The more investment you make by relying on that monthly income, the more sensible it has to demand a guarantee above the statutory minimum.
Authorisation to exploit and who processes the license
If the company is to operate the housing as a tourist accommodation, the contract should expressly select authorisation of the owner for that use and to make clear who deals with the tourist licence or responsible statement with the autonomous community and who remains for the duration of the contract. In many cases, it's the rental company itself that deals with it, precisely because it's her that's going to exploit the house, but that's got to be written down, and that's been put into practice. It should also be established what happens to the licence if the contract expires earlier than intended: if cancelled, transmitted or suspended.
Construction, furniture and status of return
Before signing, we have to make clear who pays what: if the company will have to afford the housing for tourist use or conduct a minor reform, the contract will have to set if that investment will be deducted from the income, recouped within a given time or remains at the house at the end of the contract without compensation. And at the end of the lease, the housing should be returned to the same condition as its delivery, with the exception of normal wear and wear and wear - the usual standard at any lease - and that in practice can only be required if there is a inventory and an initial status photo report signed by both parties at first.
What if the company stops paying
The contract should set the period of non-payment that activates the decision (normally one or two months of unpaid income) and the procedure to be followed: clear demand, period of correction and, if not resolved, housing recovery. It is also useful to agree what happens with the guest reservations already confirmed if the contract is settled during the high season, so that the court does not leave the housing with commitments that they can no longer fulfill. The more detailed this item is before signing, the less room for discussion remains if one day we have to use them.
FAQ
Is that the same as renting an individual to live at home?
No. To rent someone to live at home is a regular rental of housing with the protection regime of the LAU (minimum duration, extensions of the tenant). To rent a company that will exploit it turistically is a rental for different use from that of housing (article 3 LAU), and especially so that the parties agree.
What's the statutory bail for this type of contract?
Two monthly rental, as opposed to a single rental of habitual housing (article 36.1 LAU). It's a statutory minimum required and parties can afford additional guarantees, such as an collateral or an extra deposit, without a statutory limit for different housing.
Who should conduct the tourist license, the owner or the company?
It depends on what's been agreed but it's best to have an explicit contract with a person who's handling and with his name and name as long as his lease takes place with an explicit authorization from his or her owner to have his or her place as a tourist accommodation. To leave it unpitted is the most common cause of conflict when something fails with the license.
Can I demand that the company return the house exactly as well?
You can demand that she be returned to the same status with the exception of normal wear and wear, which is the standard for any lease. To be enforceable in practice, it is necessary to document the status of housing as they come and leave with inventory and photos and not just to leave them as a generic clause.
Do I need a lawyer to sign this contract?
It isn't required by law, but it's strongly recommended: this type of lease is mainly regulated by what was agreed and not by automatic protective rules, so an ill-drafted or absent clause weighs more than a standard rental of housing. A review before signing usually costs far less than resolving a conflict after.
Can I negotiate contract terms or is this a closed model that the company puts to me?
Cualquier cláusula de un contrato de arrendamiento para uso distinto de vivienda es negociable, precisamente porque el artículo 4.3 LAU remite ante todo a lo que pacten las partes. Que una empresa te presente un modelo estándar no significa que no puedas pedir cambios en duración, fianza, reparto de obras o cualquier otro punto antes de firmar.
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