Short-term rental regulations in Spain in 2026: what has changed and what you need to know

The regulatory framework for vacation rentals in Spain is in a state of constant change. Every year, autonomous regions and municipalities amend, tighten, or, in some cases, redirect their short-term rental regulations. Added to this is now the European dimension, with the Short-Term Rental Data Regulation requiring platforms to share host information with the authorities.

This article covers the most significant changes that took place or were consolidated in 2025-2026, and their practical implications for owners and managers of vacation rentals in Spain.

The EU Short-Term Rental Data Regulation (EU STR Regulation)

One of the most important developments on the regulatory horizon is Regulation (EU) 2024/1028 on short-term rental data, which came into force in 2024 and is being progressively rolled out in full. This regulation requires platforms such as Airbnb, Booking, and Vrbo to:

• Verify that listings include a valid registration or tourism license number before being published.
• Periodically transmit host activity data (number of nights booked, income, property location) to the national authorities designated by each Member State.
• Remove listings without a valid registration when required to do so by the competent authority.

For Spain, this means that regional and municipal authorities will have systematic, periodic access to data on who is operating and how much they earn. What until now required a manual inspection — locating unlicensed properties — will become a much more automated process.

Regional updates

Catalonia: the decree on traveler reporting

In Catalonia, the obligation to report traveler data to the Mossos d'Esquadra (regional police) within the first 24 hours of their stay has been the subject of multiple legal challenges. The High Court of Justice of Catalonia has issued precautionary suspensions on some aspects of this obligation, but the situation remains uncertain and continued to evolve throughout 2025. Owners should stay informed about the procedural status of these suspensions.

Madrid: review of the land-use regime

In 2024, the Community of Madrid began a review of short-term rental regulations that could amend the requirement for an independent street entrance for flats in multi-family buildings. This requirement, which effectively excludes most flats in the city of Madrid, has been criticized by owners and platforms for being overly restrictive. The regulatory process is still pending resolution.

Balearic Islands: the transferable tourist bed system

The Balearic model, which caps the total number of tourist accommodation beds in the archipelago and allows them to be transferred between owners (the eco-tax and bed pool system), has established a market for buying and selling tourist beds, with increasingly high prices on the islands with the highest demand (Ibiza, Mallorca). In 2025 the bed registry was updated, leading to numerous proceedings to revoke irregular licenses.

Canary Islands: the distinction between residential and tourist zones

In 2024, the High Court of Justice of the Canary Islands upheld the validity of the distinction between residential zones — where vacation rentals are banned or heavily restricted — and tourist zones — where they are permitted with a license. This has led to an increase in sanction proceedings in municipalities such as Santa Cruz de Tenerife, Las Palmas de Gran Canaria, and Arrecife, where owners in residential zones have continued operating.

Andalusia: strengthened inspections

The Andalusian regional government has strengthened the resources devoted to tourism inspections, particularly along the Costa del Sol and in the province of Granada. Cross-checking data with the Andalusian Tourism Registry and digital platforms has made it possible to detect hundreds of properties operating without the required declaration.

The regulation of short-term rental property managers

One aspect that gained relevance in 2025 is the legal status of short-term rental management companies (property managers). Several autonomous regions are considering requiring a specific registry for these companies and establishing joint liability between the owner and the manager in the event of an infraction.

Currently, administrative liability for tourism infractions falls mainly on the property owner, although it can extend to the manager when they act as the holder of the activity. The line between the two roles is not always clear in management contracts, which creates disputes in sanction proceedings.

The impact of the 2023 Housing Law on short-term rentals

Law 12/2023 on the Right to Housing introduced amendments to the Urban Leases Law and the Condominium Law that indirectly affect short-term rentals:

• The distinction between seasonal leases and short-term rentals was reinforced, creating more pressure for owners who rent for short periods to fall under the tourism framework and comply with sector-specific regulations.
• It was confirmed that homeowners' associations may limit or ban vacation rentals by a 3/5 majority resolution, which can be adopted retroactively and affect owners who were already operating.
• The designation of "stressed housing market areas" — areas with a particularly strained residential market — can have indirect effects on vacation rentals in municipalities with a high concentration of short-term rental properties.

What should owners do in 2026?

Given this shifting regulatory landscape, the practical recommendations for owners and managers of short-term rentals are:

1. Verify that your license or registration is up to date:Tourism licenses can be revoked or suspended if renewal obligations are not met or if the property has undergone significant changes.
2. Check that your listing on platforms includes a valid registration number:The EU regulation will make this data subject to automatic verification.
3. Review the homeowners' association bylaws:Check whether there is any resolution or bylaw provision restricting vacation rentals.
4. Get ahead of regularization:If there is any non-compliance, acting before an inspection arrives is always cheaper and less risky than acting afterward.
5. Seek specialized advice:The complexity and variability of the regulations make it difficult to stay up to date without professional support.