Holiday leave Galicia (guide 2026)

What's the VUT license at Galicia and how it works

One housing for tourist use (VUT) in Galicia is a furnished and have been equipped and have been given to third parties repeatedly for prices and for short stays, through platforms such as Airbnb or Booking or through own channels. To be operated legally No prior authorisation requested: a declaration activity to the Tourist Administration of the Xunta of Galicia, that housing at Registration of Galicia Tourist Activities and Companies (REAT).

The arrangements are established by 12 / 2017 Decree of January 26and lays down the planning of tourist apartments, tourist housing and housing for use and tourism in the Autonomous Community of Galicia, dictated Act 7 / 2011 of Galicia. That Decree also lays down a distinction between housing tourism (complete housing given by an individual or an undertaking) and housing Tourist (an isolated or pampered family). To the owner she wants rent your flat or house for seasons, the usual figure is VUT.

If you have a single idea: Decree 12 / 2017 continues to mark procedure, but the real viability of your VUT increasingly depends on Two new layers: an agreement with the community of owners (state, since April of 2025) and the order of municipality (especially restrictive). Check them before investing That's necessary.

Normative framework: autonomous, municipal and state

Any owner at Galicia plays with three layers of regulations that overlap:

Loan (Galicia)

• Ley 7/2011, de 27 de octubre, del turismo de Galicia. Autonomous framework rule defining tourist establishments, the system of responsible declaration, the REAT and the punitive regime.
• 12 / 2017 Decree of 26 of January, establishing the management of Tourist apartments, tourist houses and tourist houses in Galicia. That's the current specific rule: defines what a VUT is, the habitability and equipment, responsible declaration and registration with REAT.

Municipal cape (increasingly decisive)

• Ordenanza de A Coruña (2025). The Concello adopted an ordinance that limits location of housing for tourist use - restricting them to specific plants and Building with exclusive use - to control real estate supply and pressure. It affects A new and partially operated VUT.
• Urban planning of each municipality. The use of tourism cannot be is prohibited by the management of uses of the housing sector. Before To be equipped, we have to confirm that the municipality and the specific area allow them.

State cape (common throughout Spain)

• 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, las viviendas en régimen de propiedad horizontal necesitan acuerdo expreso de la comunidad de propietarios por mayoría de 3/5 para destinarse a uso turístico.
• Real Decreto 1312/2024, de 23 de diciembre: registro único estatal anulado. He created a unique state register (NRA / NRUA) and the Unite Digital Leasing Window, from 1's July 2025 but Sentencia del Tribunal Supremo 620/2026, de 19 de mayo de 2026He put an end to this as a result of his lack of public authority: it's no longer enforceable. The valid identifier is the registration number in the REAT, that the platforms follow have to require (EU Regulation 2024 / 1028) by withdrawing notices that do not show them.
• Royal Decree 933 / 2021, regulating the information and documentary registration of passengers (SES.HOSPEDAJES). It challenges information about guests of each stay. It's an obligation different from the tourist license, but it's unaffected. for the cancellation of state registration.

What 12 / 2017 Decree requires: VUT requirements

To have a housing sign up as VUT at Galicia you have to fulfill, in essence:

1. Urban legality and habitability. Issuance by first place of employment, housing paper or equivalent documentation. Housing should meet the technical and security conditions required for a housing.
2. Equipment for immediate use. Amueblada y equipada de modo que un huésped pueda alojarse desde el primer día sin necesidad de aportar nada: mobiliario, menaje, ropa de cama, agua caliente, calefacción y los suministros básicos en funcionamiento.
3. Title enabling production. Ownership or a right that enabling them to be used for tourism (e.g. a rental contract enabling them to do so) as with the model rent to rent).
4. Expand of complete housing. The VUT is fully ceded and cession by rooms have a different lace in the norm.
5. Identification plate and correct advertising. Once registered, we have to display The name and registration number of the REAT throughout the market.

Zone restrictions: A Coruña, Santiago and las Rías

The big difference about a few years ago is that now your VUT's viability depends on A good part of your town. Here are the lights to watch:

• To Coruna. The town order of 2025 limits the location of VUT (concrete plants, dedicated buildings) to stop saturation. That's the town. with strict rules: before investing, confirms with the Concello that the area and the concrete building allow for tourist use.
• Santiago de Compostela. Capital of strong tourist demand (Way, town and with an open local debate about the monitoring of tourist flats. Check the planning status and potential limitations in the old town.
• Vigo, Pontevedra and Rias Baixas. Increasing and seasonal demand confirm area to area urban compatibility.
• Rias Alta, Costa da Morte and interiors (Lugo, Ourense). Overall, minor more predictable pressure and procedure, always subject to local planning.

Each town hall can modify its planning or approve specific ordinances. Before If your area has boundaries or restrictions, confirm with the Concello.

How much does it cost to get the VUT license out of Galicia?

The autonomous responsible statement itself does not give rise to a significant rate. The costs are especially indirect - technical documentation and adjustments - and are indicative estimates that depend on every housing:

• Inhabitability or first-term leave: 50-150 € si hay que tramitarla.
• Energy certificate: 60-150 €.
• Minimum housing equipment: from 0 € (if already equipped) to several thousand if equipped from scratch.
• VUT Identification plate: lower cost.
• 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.

Common errors that delay or block registration

1. To assume that your town permits VUT. At A Coruña the order of 2025 challenges and challenges and challenges. some areas. What was worth earlier may be bad today.
2. Do not have permission from the owners community. En propiedad horizontal hace falta acuerdo de 3/5 (LO 1/2025). Sin él, no se puede destinar el piso a uso turístico.
3. To submit the declaration without meeting habitability. No registration or occupation valid, housing cannot be registered as VUT.
4. Announce without REAT number. Following the cancellation of the single state registration, It's the code that the platforms are still required to demand (EU Regulation 2024 / 1028). He's been using commercials that don't show them. Operating without it's non-commercial.
5. Do not report passengers to SES.HOSPEDAJES. The RD 933 / 2021 requires registration of information about the guests and independent from the tourist license.

Penalty regime

La normativa turística de Galicia articula sanciones por infracciones leves, graves y muy graves. Operar sin haber presentado la declaración responsable, anunciarse sin el número del REAT, falsear datos o incumplir los requisitos del Decreto 12/2017 puede acarrear multas que, en los supuestos más graves, alcanzan decenas de miles de euros. La inspección turística cruza datos con las plataformas online y con el Registro de la Propiedad, por lo que la detección de incumplimientos es ágil. Mantener la inscripción al día es la mejor defensa.

If you don't want to deal with the procedure: Bliss helps you

The Galicia regime has become more picky by the town - A Coruña at the head - and by authorization from the community of neighbours. Many owners prefer not to fight with paper and delegate complete management.

At Bliss Homes we manage tourist homes from start to end. If you have a case we can offer you:

• Comprehensive management: we guide the procedure (urban planning, documentation, declaration ), we have been equipped with the housing and have been fully rental - prices, reserves, cleanliness, guest care, maintenance - in exchange for an income.
• 1: 1 if you prefer to manage automanage, we offer regular sessions with an expert (notice audit, training and conversion) with no commission or stay.
• guaranteed rental (rent to rent): in the areas where we operate this model, we sign a contract with monthly fixed income and we have assumed our license, equipment and management cost. Loan them every month, whether they're busy or empty.

Besides, our direct channel Tudesvío reduce la comisión al 10 % frente al 15-18 % habitual de las grandes OTAs, mejorando lo que recibe el propietario en cada reserva.

If you wish to better understand the general framework, read VUT policy guide in Spain and our details about how the rent to rent step a step. And if your thing's Galicia and the cordage, look at them as well:

• guaranteed rental in A Coruña and the Rias Altas
• Granted rental in Gijón (Asturias)
• Proprietary rental in Cudillero (Asturias)

Do you want to know how much your housing can rent and if it's feasible with today's regulations? Ask us a free valuation and we tell you without commitment.

If your house is in the province of Pontevedra, check out the provincial guide: tourist license in Pontevedra.

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 →