Effective from July 1st, 2025, Spain will implement a sweeping reform of its holiday rental laws. These new regulations introduce significant changes that will affect property owners, investors, and rental platforms across the country. The Costa del Sol, and particularly Marbella, will be among the areas most impacted.
The reform is designed to create a more transparent, controlled, and professional holiday rental sector. For owners and investors, understanding the new legal requirements, and acting swiftly to comply, is essential to avoid penalties and ensure continued income from tourist rentals.
National Rental Registration (NRUA) Becomes Mandatory
One of the central pillars of the reform is the introduction of the Número de Registro Único de Arrendamientos (NRUA) system. Every property that is offered for short-term rental – whether an apartment, villa, townhouse, or even a room – must be officially registered and issued a unique NRUA code.
This code must be clearly displayed in all forms of advertising and marketing, including listings on platforms such as Airbnb, Booking.com, Vrbo, Idealista, Vibrantissimo, and even on social media, email marketing, and printed brochures. Any listing that lacks a visible NRUA may be considered illegal and subject to immediate fines or removal from platforms.
A Centralised Digital Portal for Compliance
To streamline the process, Spain will launch a unified digital platform known as the “Ventanilla Única Digital de Arrendamientos” (One-Stop Digital Portal). Through this portal, property owners can submit all necessary documentation, including licenses, certificates of habitability, liability insurance, energy efficiency ratings, and proof of community approval (where applicable).
The digital portal is intended to reduce bureaucracy and increase transparency, providing a single point of interaction between landlords and public authorities.
Community Approval Requirements in Apartment Buildings
Perhaps one of the most controversial aspects of the law is the requirement for prior approval from a building’s homeowners’ association (Comunidad de Propietarios) when the property is located within a shared residential building.
To legally operate a short-term rental in such properties, the owner must obtain the consent of at least 60% of the building’s co-owners. If this threshold is not met, a second vote may be held in which a simple majority will suffice. Without this approval, no rental license can be issued, and any attempt to rent the property may be challenged in court or blocked by the building’s president.
This measure grants communities greater authority to regulate tourist activity, set time limits, or even prohibit holiday rentals altogether within their building.
Grandfathering Clause for Existing Rentals
Owners who already possess a valid short-term rental license before April 3rd, 2025, will not be subject to the new community consent requirement. Their status will be preserved under a “grandfather clause,” ensuring that properly registered rentals can continue to operate regardless of subsequent changes to community rules.
Penalties for Non-Compliance
The consequences of failing to comply with the new regulations are severe. Advertising a property without an NRUA will result in fines ranging from €600 to €60,000, depending on the severity and duration of the infraction. Online platforms will be required to verify the existence of a valid registration number before allowing a listing to be published.
In addition, communities can request court orders to prevent unlicensed holiday lets from operating within their premises, and enforcement measures may include the temporary closure of the property.
Marbella’s Specific Interpretation of the Law
The Municipality of Marbella is expected to adopt the national legislation in full, while also applying additional local restrictions. For example, the city may impose special conditions for properties located on ground floors or in high-density commercial areas. These decisions will be based on ongoing studies from institutions such as the University of Málaga, which aim to assess the local impact of short-term rentals on housing access and urban sustainability.
Strategic Advice for Property Owners and Investors
Now is the time for action. Owners and prospective investors should prioritise the registration of their rental properties before the July 2025 deadline. Doing so not only ensures compliance but may also help avoid future restrictions, particularly in buildings where community approval could be difficult to obtain.
Owners should also begin preparing the necessary documentation for submission through the digital portal. This includes certificates of occupancy, energy performance certificates, proof of liability insurance, and any required architectural or safety reports.
If your property is part of a residential community, we recommend initiating the process of seeking approval as soon as possible. Including the subject in the next homeowners’ meeting agenda and securing a vote will be key to moving forward without delay.
From a marketing standpoint, it is now essential to integrate your NRUA code into your website content, listing titles, meta descriptions, and schema markup to ensure your property ranks well across search engines and AI-driven search environments. Optimised content will be critical for remaining competitive in a more tightly regulated rental landscape.
Long-Term Implications and Market Opportunities
While the new law may initially seem restrictive, it presents a clear opportunity for compliant owners and professional operators. As the number of legal short-term rentals is expected to drop, demand will concentrate on licensed properties, potentially increasing occupancy rates and average nightly prices.
Investors may also consider focusing on villas and detached homes, which are less affected by community restrictions and often offer better flexibility under the new legal framework.
In addition, the new regulations are likely to raise the overall standards of the short-term rental sector, encouraging better service, higher safety standards, and more sustainable operations. This will strengthen Spain’s appeal to quality-conscious travellers while rewarding owners who take a professional and compliant approach.
Conclusion
Spain’s July 2025 short-term rental reform represents a decisive step toward regulating and elevating the holiday rental market. By ensuring proper registration, securing community consent where necessary, and aligning your rental with the national digital portal, you can position your property for long-term profitability and legal security.
Acting now is not just about avoiding fines, it is about future-proofing your investment and taking advantage of a more structured and professional marketplace. If you would like a tailored compliance checklist or consultation to help bring your property in line with the new legislation, we are available to assist.
This article was submitted by the rental department of Vibrantissimo Host Verdin Property on Saturday 21st June.
