How to get the tourist housing license out of Andalucía (guide 2026)

Current policy framework in Andalucía

The activity of housing for tourist use in Andalucía sits on three layers that have to while handling at 2026:

• Act 13 / 2011 of 23 of December, of Tourism of Andalucía. Framework defines tourism services and establishments and the system of responsible declaration, and Tourist register of Andalucía (RTA) and the punitive figure.
• Decree 28 / 2016 of 2 of February, por el que se regulan las viviendas con fines turísticos y de modificación del Decreto 194/2010 de apartamentos turísticos (BOJA No 28, from 9 February 2016). That's the specific rule that defines what a VUT is, what requirements it meets and how it's registered.
• 31 / 2024 Decree of 29 of January, amending several provisions matter of tourist housing, tourist apartments and hotel establishments (BOJA nº 24, de 2 de febrero de 2024, effective from 22 February 2024). He changed his name to VUT and tightened his requirements.

A esto se suman, en 2025-2026, dos novedades capitales: una autonómica que abre la puerta a las moratorias municipales y otra estatal —un registro único que intentó crearse y acabó anulado por el Tribunal Supremo:

• 1 / 2025 Act of February 24 of urgent housing measures (BOJA No 41 from 2025). It enables municipalities to suspend licencias y declaraciones responsables de VUT —en todo el término o por zonas— mientras tramitan su planeamiento urbanístico, por un plazo máximo de tres años. Es la base legal de las moratorias que ya están en marcha en Málaga y Sevilla.
• A single state registry (NRA / NRUA): cancelled. El Real Decreto 1312/2024 creó un registro único estatal que estuvo operativo desde el 1 de julio de 2025, pero la Sentencia del Tribunal Supremo 620/2026, de 19 de mayo de 2026That's his name. lack of State authority. It's no longer enforceable. What the platforms continue to demand is and RTA autonomous code (The obligation of the platforms remains through EU Regulation 2024 / 1028). We have been told about this in detail in our guide to tourist rental registration number (NRUA).

And, cross-secting to all of the above, Ley Orgánica 1/2025, de 2 de enero, que reformó el artículo 17.12 de la Ley de Propiedad Horizontal: desde el 3 de abril de 2025, los pisos en propiedad horizontal necesitan acuerdo expreso de la comunidad de propietarios por mayoría de 3/5 para destinarse a uso turístico.

What changed the 31 / 2024 Decree: The Five Key News

The 31 / 2024 Decree was the first phase reform of the Andalusian regime from 2016. It affects so much To new VUT as they were currently operating, they had a year to adapt. Those are the substantial changes:

1. VFT to VUT. The official name went from "housing for tourist purposes" (VFT) a "housing for tourist use" (VUT), and with the other and the Supreme Court. The registration code keeps the VUT prefix.
2. Minimum useful area above 25 m ². Housing should exceed 25 m ² useful with a computation of up to 14 m ² per square and a maximum of 15 seating by housing. Housing under these thresholds remains Except for tourism.
3. Mandatory air conditioning. It is necessary to have system cooling in summer months (from May to September) and heating in winter (October to April) for regular use. In the Andalusian climate, this demand for cold and hot is one of the most adapted.
4. More noise and equipment. The demand for acoustic isolation to avoid nuisance to the neighborhood as well as furniture and equipment suitable for tourism activity and the number of toilets required is updated According to the squares.
5. Operating company and end of density limit. The figure of an operator registered with the RTA as a liability to the management of the VUT that manages. And suppress the old limit of two VUT for each 1.000 meters, that It existed in some regulations and density became controlled through municipal planning.

Important: Decree 31 / 2024 also forced existing VUT to communicate their Operating periods after entry into force. If your place and did not report information and did not adapt to new requirements for Grace, his status at RTA should be reviewed before continuing operations.

The great change of 2026: moratoriums and saturated zones

If you just read a section of this guide, let's have this. The most expensive mistake today in Andalucía To assume that by complying with 28 / 2016 Decree, you can already register your VUT anywhere. That's not true. The Decreto- law 1 / 2025 enabled municipalities to stop new VUT, and several have done so strongly:

• Málaga capital. En 2025 aprobó una suspensión de nuevas VUT en todo el término municipal por hasta tres años, mientras revisa su Plan General de Ordenación Urbana (PGOU). Antes incluso de esa medida general, ya tenía bloqueadas 43 saturated zones that exceeded the threshold of the 8% of tourist housing above the total residential. At practice, to release a new VUT in Málaga capital is today very difficult.
• Seville capital. 2024 passed an ordinance that restricts new VUT in tensioned areas with a focus on Old and Trian Helmetswhere considers that there is tourist saturation. The new entries in these areas are very limited or suspended.
• Other municipalities. Many Andalusian municipalities are currently studying or with similar measures. Photography changes monthly: what today is feasible, tomorrow may be suspended if the town hall starts to modify its planning.

The operational conclusion is clear: before investing a euro in housing, verifies the state of the municipality and, within it, of the specific area. A consultation town planning prior to town hall is cheap and discover that your plot is in suspended area No.

Material housing requirements

Before submitting a declaration of liability, the housing has to meet a minimum ground of habitability and equipment, updated by Decree 31 / 2024:

• Employment leave (or equivalent municipal document attesting to housing suitability for residential use).
• Useful area above 25 m ²with computation of up to 14 m ² per square and a up to 15 spaces per housing.
• Refrigeration and heating en las estancias de uso habitual (frío de mayo a septiembre, calor de octubre a abril). Requisito reforzado por el Decreto 31/2024.
• Sufficient baths depending on the number of spaces, with the ratio updated by Reforms of 2024.
• Equipment and furniture under conditions of immediate use: bathroom, kitchenette, kit, local tourist information.
• Acoustic isolation Suitable to avoid disturbing the neighborhood.
• Fact sheet and claims sheets at the disposal of users with the RTA code visible.

Important: unlike other housing figures, the Andalusian VUT does not require an display plaque or physical characteristic standardised with façade but should show your RTA code throughout advertising and offer.

A peculiarity of the Andalusian regime: the presentation of the responsible declaration enabling activity from the same day and registration at RTA's automatic. No clear resolution to wait for. But the Administration keeps after inspection power: if a visit detects non-compliance or false data, may revoke registration and punish. In fact, the Board has been cancelled in the last few thousands of VUT registrations that did not meet the requirements.

The single state registry (NRA / NRUA): annulled by the Supreme Court

A great deal has been said about the single state registry but at 2026 we have to count them well: Real Decreto 1312/2024 established an NRA (NRUA) that was from 1's July 2025 but Sentencia del Tribunal Supremo 620/2026, de 19 de mayo de 2026and Commission decision (invades autonomous competition). It's no longer enforceable. We explain this deeply in the guide to tourist rental registration number (NRUA).

What an owner in Andalucía should have clear about at 2026:

• The valid identifier is an autonomous RTA code. Following the cancellation, it's the code that recognizes and requires the platforms. Housing currently registered with RTA they do not require an additional state number to be announced.
• The platforms continue to require a registration number. The Reglamento (UE) 2024/1028 short term rental remains valid: Airbnb, Booking and VRBO have to check that an announcement shows a valid registration number - RTA - and To withdraw those who do not show them.
• Passenger registration (SES.HOSPEDAJES). The Real Decreto 933/2021 requires to communicate the information of the guests to the SES.HOSPEDAJES platform of the Indoor. It's an obligation of public security independent of the tourist high, we haven't seen have been affected by the cancellation and its non-compliance entails its own sanctions.

To sum up: A VUT fully legal information about 2026 needs RTA code visible at advertising + high at SES.HOSPEDAJESas well as community authorization if Ground. The single and overlapping state registry has been lost and remains an autonomous registry that was always crucial.

How much it costs to get the VUT license out of Andalucía

The autonomous responsible statement does not have an important rate. The actual costs are and come from documentation, as required by Decree 31 / 2024 and Government fees:

• Loan or equivalent document: 50-150 € si hay que tramitarla.
• Energy certificate: 60-150 €.
• Air conditioning (cold and hot) systems: variable según la vivienda; es el coste que más sube tras el Decreto 31/2024 en viviendas sin aire acondicionado.
• Retirement improvements: variable only if the housing does not meet the required acoustic isolation.
• Minimum housing equipment: de 0 € (si ya está equipada) a 5.000 € (equipamiento completo desde cero).
• State single register: ninguno; el NRA/NRUA fue anulado por el Tribunal Supremo en mayo de 2026 y ya no se tramita ni devenga tasa.
• Management fees (if supported): 250-600 € only once.

In guaranteed rental model with Bliss Homes, all these costs are assumed by Bliss. The Owner doesn't advance anything.

Common errors that delay or prevent release

1. Do not check the town moratorium. That's number one bug at 2026. To high a VUT in Málaga capital or at the Old Town of Seville without verifying the suspension Drop money from equipment.
2. Asumir que el Decreto 28/2016 está vigente sin más. He is but modified as a result of 31 / 2024 Decree. Those who are guided by old guides are found with their housing does not meet surface, air conditioning or ratio of toilets.
3. Do not install cold and hot air conditioning. In the Andorsian climate looks less but is required by Decree 31 / 2024 to be inspected. Filling air conditioning in summer It blocks compliance.
4. Do not have permission from the owners community. Since April 2025 (LO 1 / 2025), a flat with a horizontal property cannot operate as a VUT without expressed agreement by most of 3 / 5. The inspections cross data with the Register and with the administrators of Farms.
5. Do not include RTA code in the ads. Following cancellation of the single registration state, RTA code is the identifier that the platforms still have to demand (EU Regulation 2024 / 1028) and leave them without notice.
6. Forget about you. El registro de viajeros (RD 933/2021) es obligación independiente y con sanción propia. Muchos propietarios lo descubren tarde.
7. Do not include RTA code in advertising. The registration number should appear in Airbnb, Booking, own web and any support. His omission's an infringement.
8. Do not declare the spaces correctly. Overhire above computation of 14 m ² / square is an infringement that the inspection detects while visiting.

Retirement regime in Andalucía

The Act 13 / 2011 of Tourism of Andalucía sets up a three-tiered punitive figure. Minor violations are punished with minor warnings or fines and serious and serious violations and very serious can reach high and result in cancellation of registration RTA. To conduct operations without registration, to outplace jobs and to distort information in the responsible declaration or to announce without registration code are established conduct.

The Andalusian tourist inspection systematically crosses public spots at Airbnb, Booking and VRBO with RTA and with local and local searches. The detection of noncompliance is agile: the Board has officially cancelled thousands of VUT registrations that have been they did not meet the requirements of amended 28 / 2016 Decree.

The concrete amounts for each type of infringement are set out in Act 13 / 2011 and can be To be updated and to consult the official source before making decisions based on amounts.

If you don't want to get into the procedure: Bliss takes it out with R2R contract

El régimen VUT en Andalucía se ha vuelto exigente: nueva normativa material (Decreto 31/2024), moratorias municipales (Decreto-ley 1/2025), doble registro (RTA + SES.HOSPEDAJES) y autorización de comunidad. Muchos propietarios prefieren externalizarlo entero. Es el modelo que Bliss Homes ofrece en su línea de guaranteed rental (rent to rent):

• We signed a rental contract with you with monthly fixed income from 1 year, with an automatic year extension.
• Bliss is responsible for monitoring the viability of the town, processing the VUT, monitoring the RTA and managing SES.HOSPEDAJES, all at its cost.
• Bliss equipa la vivienda (incluida la climatización exigida por el Decreto 31/2024), opera el alquiler turístico, paga suministros, limpieza y mantenimiento.
• You get a fixed rent on the day 1 of every month, be it occupied or empty.

We operate on the Costa del Sol with solid tourist demand for most of the year. If you wish get to know the model in detail, read the complete rental guide guaranteed or details how the rent to rent works step by step. Can also consult our Summary of VUT policies by communities and, if your housing are in a specific area of Andalucía, the specific pages:

• Tourist housing management in Málaga
• Tourist housing management in Marbella
• Management of VUT at Málaga's historic centre
• guaranteed rental in Málaga
• Proprietary rental in Marbella

And if you want to compare the Andalusian regime with that of other communities, we have sister guides from VUT license in the Community of Madrid and VUT license in Castile and León.

If your home is in Jaén Province, check out the provincial guide: tourist license in Jaén.

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 →