Tourist housing leave at Community of Madrid (guide 2026)

Critical difference: Madrid capital vs. rest of the Community

The first mistake that nearly any owner makes is to assume that "the VUT license in Madrid" That's a unique procedure. It's not.. The Community of Madrid and the town hall from Madrid (capital) have different skills:

• The Community of Madrid regula la VUT desde el punto de vista turístico (Decreto 79/2014, modificado por Decreto 27/2026). Define qué es una VUT, qué requisitos materiales debe cumplir, cómo se inscribe en el Registro de Empresas Turísticas y qué sanciones acarrea el incumplimiento.
• The town of Madrid (capital) regulates VUT from the viewpoint urban. Adopted in March of 2019 Special Plan for Regulation of Use of Tertiary Services at the Hosting Class (PEH)and that greatly restricts introduction of new VUT in most of the town. In practice, in many areas of Madrid capital residential VUT is directly impossible today.
• The municipalities of the rest of the MSC (Sierra West, Sierra North, corridor) of Henares) apply their own urban ordinances, in general far more permissive. The vast majority have been granted VUT licences normally, subject to requirements of Decree 79 / 2014 and some specific local conditioning.

That guide covers both scenarios but is intended mainly for those who wish to get out VUT license at municipalities other than Madrid capitalwhere and predictable.

capital Madrid: why PEH blocks most new VUT

The Special Hosting Plan (PEH) of the City of Madrid, definitively approved the 27 March of 2019, divide the town into three concentric rings according to tourist saturation:

• 1 ring: Center District complete. The HRP here requires independent access from public track for tertiary lodging uses. In practice, no conventional flat in residential block meets that requirement. The new VUT are unbeatable.
• 2 ring: complete Chamberí and areas of Chamartin, Salamanca, Retiro, Arganzuela and Moncloa-Aravaca. The same requirement of independent access with nuances. Almost Unfeasible.
• 3 ring: additional neighborhoods from previous districts more Tetuan, Usera, Carabanchel and Latina. A more laxous but with urban conditions.

En 2026 el Ayuntamiento aprobó un Special supplementary plan enabling residential uses at 240 concrete plots, located at 16 areas of eight districts (Arganzuela, Chamartin, Fuencarral- Pardo, Usera, Lineal City, Hortaleza, San Blazo and Barajas), mainly on industrial ground outside the centre. It's a real window but it's cut. to specific plots.

If your house is in Madrid capital, before we start anythingand requested a previous urban note to town hall (area of government of Urbanismo) for confirm if the plot supports the use of accommodation. Without that positive note, submit a statement That means that we have to put an end to them.

Policy framework of the Madrid Community

For all MSC municipalities, the autonomous framework lays down three standards:

• Ley 1/1999, de 12 de marzo, de Ordenación del Turismo de la Comunidad de Madrid. The framework rule defining tourist accommodation, the system of responsible declaration, Registration of Tourist Companies and sanctions.
• 79 / 2014 Decree of July 10 of the Governing Council the tourist apartments and the tourist houses of the Community of Madrid (BCMO). It's the specific rule that defines what a VUT is, how it's registered and what requirements it meets.
• 27 / 2026 Decree, 25 March del Consejo de Gobierno, que modifica el Decreto 79/2014. Publicado en BOCM el 6 de abril de 2026, entrada en vigor 20 días después. Introduce cambios sustanciales que detallamos a continuación.

To this are added two state layers that affect any owner at MSC:

• 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 poder destinarse a uso turístico.
• A single state registry (NRA / NRUA): cancelled. El Real Decreto 1312/2024 creó un registro único estatal operativo desde el 1 de julio de 2025, pero la Sentencia del Tribunal Supremo 620/2026, de 19 de mayo de 2026and nullifying them for lack of competition from Status: No longer enforceable. The valid identifier is an autonomous registration in the Register of Tourist Companies of the Community of Madrid, that the platforms (Airbnb, Booking, VRBO) they are required to require as required by EU Regulation 2024 / 1028, by withdrawing the notices as an ex officio Don't show them.

What changes with Decree 27 / 2026: The Five Key News

Those are the substantial changes introduced by Decree 27 / 2026 to Decree 79 / 2014. They concern both new and currently operating VUT (with an adaptation time):

1. Minimum area of 25 m ². No housing less than 25 m ² can intended for tourist use with no exceptions or grace period. Those that were registered with less area are directly excluded from tourist use.
2. A total blackout system. Mandatory to install in all bedrooms and living rooms systems that completely block light: blinds, mats or curtains completely opaque. That's a requirement to be inspected.
3. Loading by category. The Decree increases the material demand category function (standard, upper, etc.): equipment, toilets ratio by spaces and accessibility as appropriate.
4. Extent demonstration about the owners community. En la propia declaración responsable, el titular debe manifestar que la actividad no está prohibida en los estatutos de la comunidad y que cuenta con autorización expresa de los vecinos cuando sea exigible (LPH 17.12). Si la manifestación es falsa, la inscripción se bloquea y se abre expediente sancionador.
5. Disposición transitoria única: tres años para adaptarse. The VUT already were operating before the entry into force of Decree 27 / 2026 (April 2026) have up to April of 2029 to adapt to new requirements. They may also apply Except for some of them, which will be assessed on a case-by-case basis by the Administration.

The last point was important: the Decree did not require a day-to-day closure but did. mark a clear road map. Any VUT with less than 25 m ² is currently out of play. The have to plan adaptation in the coming years.

MSC municipalities with VUT license normally

These are municipalities and comarcas where, according to actual operation of Bliss Homes and Municipal ordinances at 2026, the VUT will be treated without serious challenges. Always with Except that any town council can review his ordenance and that his conditions urban area (protected ground plot, housing in singular building) have to check them case by case.

Sierra Oeste (Southwest MSC, border with Ávila and Toledo)

• St. Martin of ValdeIglesias. A regular drill. From 2025 town hall developed a specific ordenance that allows the introduction of VUT in single family housing, complete multifamily buildings or housing with direct public access, always with explicit authorization from the community. The town hall can clear protection zones Residential (ZPR) but as of May of 2026, they have not been activated in the town centre.
• Chain of the glass, Cinderella, Pelayas de la Dra. No significant challenges. Standard town orders.
• Robledo de Chavez, Valdemaqueda, Santa María de la Alameda. Natural area with stable tourist demand. Hardly jamming.
• San Lorenzo de El Escorial, El Escorial. Historical helmets with aesthetic conditioning. Rest of town, unimpeded.

Sierra Norte

• Lozoya's vulture. historic town with an interest in property: review special plan. Rest of term, smooth processing.
• Lozo, Rascafría, Pinilla del Valle. A sustained tourist demand (Valle Alto del Lozoya). Normal drill.
• La Cabrera, Miraflores de la Sierra, Bustarold, Apple El Real. A high demand weekend area. No significant challenges.
• Torrella, Potons, Uceda. Small villages with smooth processing.

Henares Corridor and Eastern Zone

• Alcala de Henares, Torrejón de Ardoz, San Fernando de Henares. Normal drill. Cultural tourism demand (Alcala) and corporate demand (Henares). Review urban and urban protected areas in historic town of Alcala.
• Chinchon, Aranjuez, Oreja's hive. historic town with urban criteria. Rest of term, unimpeded.

South-west metropolitan

• Móstees, Fuenlabrada, Leganes, Getafe. Normal drill. A more residential market rather than a tourist market, to check viability before investing.
• Rozas, Boadilla del Monte. Normal but market processing more oriented to corporate temporary rental than to pure tourism.

Each town hall can modify its order. Before investing in housing, We recommend applying for prior urban consultation to the town hall.

How much it costs to get the VUT license out of the Community of Madrid

The autonomous responsible statement does not have an important rate. The actual costs are and come from technical documentation, as necessary and The following information shall be available:

• Plane signed by competent technical: 150-400 €.
• Inhabitability or first-term leave: 50-150 € si hay que tramitarla.
• Energy certificate: 60-150 €.
• Total blackout systems: 200-600 € according to number of gaps and level of finish. Requirement introduced by Decree 27 / 2026.
• Minimum housing equipment: 0 € (si ya está equipada) a 5.000 € (equipamiento completo desde cero).
• Municipal fees (change of use, activity leave, etc): variable. The majority of MSC municipalities do not require a specific rate for VUT but some have.
• 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 reject registration

1. To assume that "Madrid capital and Community of Madrid is the same." Son regulaciones distintas. En Madrid capital, el PEH puede bloquear la VUT con independencia de lo que diga el Decreto 79/2014.
2. To submit a statement responsible for a floor less than 25 m ². Following Decree 27 / 2026, remains out without discussion. The registration is closed as an official.
3. Do not install complete darkening systems. That's a Decree requirement. 27 / 2026 to be inspected. A partial shutter isn't valid. It should be total (shuttle shutter) complete, empty stand, blackout curtains).
4. Do not have permission from the owners community. Desde abril de 2025 (LO 1/2025) y reforzado por el Decreto 27/2026, una vivienda en propiedad horizontal no puede operar como VUT sin acuerdo expreso de comunidad por mayoría de 3/5. La declaración responsable obliga a manifestar expresamente que se cuenta con esa autorización.
5. Fusing VUT with tourist apartment. Decree 79 / 2014 regulates both but with different regimes. A whole building professionally dedicated to accommodation is a tourist apartment, not VUT.
6. Do not consult a local order. Each town can have requirements additional (ZPR, change of use, prior authorisation). In municipalities such as San Martín de Valdechurches have a specific command from 2025 and can activate them at any time. time.
7. Announce before you have an autophone registration. Following the cancellation of A single state registration, that's the number that platforms have to demand (Regulation) EU 2024 / 1028) and leave them without them.
8. Do not include registration number in advertising. Es infracción tipificada en la Ley 1/1999 y en el propio Decreto 79/2014.

Penalty regime in the Community of Madrid

La Ley 1/1999 articula sanciones por infracciones en materia de turismo. En 2026 los rangos actualizados son aproximadamente:

• Minor fractions: up to 3.000 €. Replaceable damage, non-plate display, minor omission.
• Serious violations: 3.001 € to 30.000 €. To conduct operations without a statement of liability, over-recruitment, misleading advertising and non-compliance with material requirements.
• Serious violations: 30.001 € to 300.000 €. Reincidence, advertising as a tourist an unsuitable housing, obstruction of inspection, fraud of declared data.

The Community of Madrid's tourist inspection also crosses data with online platforms (Airbnb, Booking, VRBO) and with the Property Registry. The detection of noncompliance is Ripple. Decree 27 / 2026 strengthens monitoring authority and co-ordination with municipalities.

If you don't want to get into the procedure: Bliss gets them free with R2R contract

El régimen VUT en la CAM se ha endurecido significativamente con el Decreto 27/2026. Sigue siendo viable en la mayoría de municipios, pero exige más cuidado: superficie mínima, oscurecimiento total, autorización de comunidad, ordenanza municipal. Muchos propietarios prefieren externalizarlo entero.

The Bliss Homes model 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 charged with processing the VUT license and managing the Community authorisation if applicable and the registration at its cost.
• Bliss equipa la vivienda (incluido el oscurecimiento total exigido por el Decreto 27/2026), 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 sign R2R in urban neighborhoods of Madrid capital with corporate demand, health and and tourism (areas such as Sol, Chamberí, Salamanca, Retiro, while local regulations ), in municipalities of the Sierra Oeste (San Martín de Valdeconzo, Cadalso de los Glass, Pelayos, Cinderella), Sierra Norte (Buicaga, Lozoya, Rascafría) and corridor Henares when the numbers come in.

If you want to get to know the model in detail, read the complete rental guide guaranteed or details of how rental works to rent step by step. If your housing is in a particular area, look at the specific guide:

• Proprietary rent in San Martín de Valdeconzo
• Granted rental in Sierra Norte de Madrid
• Retirement rental in Escalona (Toledo)

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 →