How to obtain a short-term rental license in Barcelona in 2026

Barcelona is, without a doubt, the Spanish city with the most restrictive short-term rental regulations. Since 2015, the City Council has maintained a moratorium preventing the granting of new HUTB licenses (Habitatge d'Ús Turístic de Barcelona) across the vast majority of the municipality. However, the moratorium is not absolute. There are specific cases in which it is still possible to operate legally and, in some cases, obtain a license.

This article looks at the regulatory framework in force in 2026, the exceptional cases available, and the mistakes to avoid so as not to end up with a sanction proceeding.

The regulatory framework for short-term rentals in Barcelona

Vacation rentals in Barcelona are mainly governed by three instruments:

1. TheCatalan Tourism Law 13/2002, which establishes the general regional framework for tourist accommodation.
2. TheDecree 75/2020of the Catalan regional government, which specifically regulates short-term rental properties (VUT) throughout Catalonia, including technical and registration requirements.
3. TheThe Special Urban Plan for Tourist Accommodation (PEUAT)of Barcelona City Council, in force since 2017 and revised in 2024, which determines in which parts of the city short-term residential use is compatible, and in which it is not.

The PEUAT divides the city into four zones with different levels of restriction. In the areas with the highest tourist concentration (Eixample, Gràcia, Sant Martí), the number of licenses is frozen. In other areas, there may be some room for growth, though always subject to strict compliance with requirements.

When is it possible to obtain a tourism license in Barcelona in 2026?

1. Transfer of an existing HUTB license

HUTB licenses in Barcelona are tied to the property, not the owner, and are transferable. When ownership of a property that already holds a valid license is transferred, the new owner can continue that activity by notifying the City Council.

This has created a secondary market for flats with tourism licenses, at significantly inflated prices. Before purchasing a property with this expectation, it is essential to verify that the license is genuinely valid and not subject to any revocation proceeding.

2. Ground-floor commercial units with independent access

In certain zones and under strict conditions, the PEUAT allows ground-floor (or lower ground-floor) commercial units to be converted into short-term rental properties, provided they have an independent entrance from the street and meet the technical requirements of Decree 75/2020.

This route requires applying for a change-of-use planning permit from the City Council and, in parallel, processing the tourism license with the Catalan government. The process is complex and requires a prior analysis of the zoning plan applicable to the specific property.

3. Judicial challenge of refusals

If the City Council refuses a license application, going to court is a real option. In several precedents, the Administrative Courts of Barcelona have overturned refusals that were insufficiently justified or that incorrectly applied the PEUAT criteria.

This route requires a thorough technical analysis of the administrative file and the license application, but can be particularly effective when the refusal is based on a questionable interpretation of the tourist-saturation thresholds set out in the PEUAT.

4. Renting out a room in your primary residence

Renting out rooms in the owner's own primary residence is subject to a different regime than short-term rental properties. In Catalonia, it is regulated as "habitació d'ús turístic" (tourist-use room) and is not affected by the general moratorium. The owner must be registered as living at the property and cannot rent out more than four rooms at the same time.

This is a very different category from a standard short-term rental and carries different requirements and obligations. Confusing the two is one of the mistakes that leads to the most sanctions.

Documentation required to apply for the HUTB license

• A valid habitability certificate (no more than 15 years old).
• The property deed or title proving ownership of the property.
• For non-resident owners: express authorization from the owner and the details of the person responsible for the activity.
• Floor plans of the property showing floor area and layout.
• A certificate of zoning compatibility for tourist use (in certain zones).
• Liability insurance with specific coverage for tourism activity.
• A responsible declaration confirming compliance with the minimum technical requirements of Decree 75/2020.

Obligations once the license has been obtained

Obtaining the license is not the end of the process. Maintaining regulatory compliance requires:

• Reporting the activity and the details of the person responsible to the Catalan Tourism Registry.
• Displaying the registration number on all listings published on platforms.
• Reporting guest check-ins to the Mossos d'Esquadra (regional police) within 24 hours (an obligation applicable in Catalonia since 2021, although currently suspended in certain respects by a court ruling).
• Keeping official complaint forms available for guests.
• Maintaining the minimum technical requirements at all times.