What licenses I need for vacational rental in Comunidad Valenciana?

Vacation Rentals in the Comunidad Valenciana: Legal Framework and Licensing (2024–2025)

In this post, we explain the current legal framework for vacation rentals in Spain, with a specific focus on the Comunidad Valenciana. We cover the different types of vacation rentals, the licenses that may be required, and how the new national regulations affect property owners depending on how they rent out their property.

If you own a property in Alicante, Valencia, or Castellón, this article will help you understand what you can and cannot do, depending on the type of rental activity you plan to carry out and the licenses you hold.

This analysis is based on:

• Our interpretation of Real Decreto 1312/2024, which introduced the National Rental Registration Number (NRA)
• Discussions with multiple professionals in the legal and real estate sectors

⚠️ Important disclaimer: Legislation in this area is evolving rapidly. What is accurate today may change in the near future. If you notice anything incorrect or have additional insights, feel free to leave a comment below.

Touristic vs. Non-Touristic Vacation Rentals in the Comunidad Valenciana

The first key concept to understand in the Comunidad Valenciana is the distinction between:

• Touristic Vacation Rentals
• Non-Touristic Vacation Rentals

In both cases, the property is rented for vacation purposes. The distinction is not based on the use, but strictly on the length of stay.

According to the current regional regulations (see official source from Turisme CV):

https://www.turismecv.com/2024/09/03/10-cambios-del-nuevo-decreto-de-viviendas-turisticas/

Touristic Vacation Rental

A rental is considered touristic when:

• The property is rented to the same guest for a maximum of 10 nights
• An autonomic touristic license from the Generalitat Valenciana is mandatory
• A security deposit is not mandatory
• The rental is not governed by the LAU (Ley de Arrendamientos Urbanos)

This is the typical model used for short stays via platforms such as Airbnb or Booking.

Non-Touristic Vacation Rental

A rental is considered non-touristic when:

• The property is rented to the same guest for 11 nights or more
• Even if the stay is still for vacation purposes, it is not classified as touristic
• The rental falls under the LAU (Ley de Arrendamientos Urbanos)
• A standard rental contract is mandatory
• A security deposit is mandatory and must be deposited with the Generalitat Valenciana

Official procedure for the deposit:

https://www.gva.es/es/inicio/procedimientos?id_proc=3023

The National Rental Registration Number (NRA): When Is It Required?

Real Decreto 1312/2024 introduced the National Rental Registration Number (NRA). This number is mandatory only in specific cases, and its applicability depends on how and where the property is advertised.

Key criterion: the booking and payment process

The NRA is required when a property is advertised on online platforms that allow:

• Direct booking and
• Online payment through the platform

From article 2.g of Real Decreto 1312/2024:
https://www.boe.es/buscar/doc.php?id=BOE-A-2024-26931

““Online short-term rental platform: an online platform (…) that allows guests to enter into remote contracts with hosts for the provision of short-term accommodation rental services.”

Also, according to legal interpretations and clarifications found at this site:

“It will not be mandatory the NRUA if at the website is not possible to make reservations, if you are only advertising”

“In other words, it is only mandatory when you are publishing on online platforms such as AirBnB or Booking, where the contract and payment is completed through the platform”

“For instance, if the platform where you are publishing the apartment only has a subscription model for your publications (if you pay an anual fee and you manage directly the payment with the guest), then you are not forced to have the NRUA.”

Practical interpretation

• The NRA is NOT required if the website:
  • Only advertises the property
  • Does not allow online booking or payment
• The NRA IS required if the platform:
  • Allows guests to book
  • Processes the payment on your behalf

Examples

• NRA required
  • Airbnb
  • Booking
  • Rentalia
  • These platforms allow online booking and payment directly on the platform.
• NRA not required
  • Idealista
  • Fotocasa
  • TideStay
  • Your own website (if it only shows contact information)

In these cases:

• You are only advertising the property
• The guest contacts you directly
• You manage the contract (if required) and payment yourself

For rentals of 11 nights or more in the Comunidad Valenciana, a formal contract under the LAU is mandatory, regardless of the platform used.

What Can I Do — and What Can’t I Do?

To make this clearer, the following table summarizes:

• The type of rental
• Required licenses
• Whether the NRA is needed
• Which platforms can be used