With the weather getting better, friends are starting to talk about real estate investment again. Many are wondering if buying a place for Airbnb short-term rentals to earn some passive income is a great idea. I’ve been thinking about it myself, especially in popular tourist cities where the return on investment seems promising. However, after a little research, I found out it’s not as simple as it sounds. The key hurdle is one thing: the tourist license.
This license is no joke. It’s the official permit from the government allowing you to rent out your property as tourist accommodation. Renting it out publicly without this license, especially on platforms like Booking.com or Airbnb, can lead to alarmingly high fines if you get caught—ranging from a few thousand to hundreds of thousands of euros. It’s just not worth the risk. Moreover, many major platforms now require hosts to upload their tourist license number to list a property. So, if you want to make money from short-term rentals (which has its own set of paperwork, distinct from things like proof of property for a Spanish visa), this license is the first and most crucial step.
How Difficult Is It to Get a Tourist License?
Honestly, the difficulty varies greatly by region. Each autonomous community in Spain has its own laws, and even within the same community, regulations can differ from city to city. For example, in places like Barcelona, downtown Madrid, or Palma, the policies are very strict, and new tourist licenses are virtually impossible to obtain. However, it might be much easier in smaller cities or rural areas. Therefore, before buying a property, it’s essential to thoroughly research the specific policies of the target location.
Basic Application Requirements by Autonomous Community
I’ve put together a simple table to give you a quick overview of the basic requirements in some popular regions. Note that this is just a general guide, and for detailed requirements on various documents like proof of property, always refer to official sources. For the actual application, be sure to consult the local municipal authorities or a professional lawyer.
| Autonomous Community | Basic Requirements | Application Difficulty |
|---|
| Catalonia | Requires a Certificate of Occupancy (Cédula de Habitabilidad) and must meet specific facility standards. New licenses are essentially frozen in Barcelona city. | Extremely high |
| Madrid | Requires a separate entrance; converting ground-floor residential units is prohibited. Very strict restrictions in the city center. | Very high |
| Andalusia | Rooms must have external ventilation, air conditioning/heating, a first-aid kit, etc. The requirements are relatively clear, but the process can be lengthy. | Medium |
| Valencia | Requires an urban planning compatibility report from the city council. | Medium-high |
The application process usually involves submitting a ‘Declaración Responsable’ (Affidavit of Responsibility) to the tourism department of your autonomous community, in which you declare that your property complies with all regulations. After submission, the government will issue you a license number, and with that number, you can legally start renting. But don’t celebrate too early; they can send inspectors at any time. If they find that your declaration doesn’t match the actual situation, the consequences can be severe, including revocation of the license and hefty fines. So, don’t take any chances. Make sure everything, from the first-aid kit and fire extinguisher to complaint forms, is in place as required. Before buying a property, it’s best to have a reliable ‘gestor’ (administrative agent) or ‘abogado’ (lawyer) assess whether the property is even eligible for a tourist license. This consultation fee is a necessary expense.
