The guide to property renting regulations in Spain

If you own a property in Spain and you're thinking about renting it out, you'll need to read this article. The rules surrounding short-term and holiday lets have changed considerably in recent years, bringing more regulation, more oversight, and more confusion for many Spanish homeowners.

In Orihuela Costa and across the Costa Blanca, the legal framework is more complex and rigid. Whether you own an apartment, a townhouse, or a villa, understanding how your rental activity is classified is essential before advertising your property.

The most important point to understand is how "tourist use" is defined in the Alicante Province. In simple terms, a holiday rental is generally a property rented to the same tenant for up to ten consecutive days.

That ten-day threshold is crucial. Once a rental exceeds ten consecutive days, it is no longer considered a tourist rental. Instead, it falls into a different legal category, either seasonal rental or a long-term residential rental, and the obligations change accordingly.

Many owners still assume that anything described as "short-term" automatically qualifies as a holiday rental. That is no longer the case for properties located in the Valencian Community. The distinction is now very specific, and failing to understand it can lead to complications.

Holiday rental properties and the 10-day rule in Costa Blanca

If you intend to operate a holiday rental, several requirements must be met. First, the property must be registered in the official Tourism Registry of the Valencian Community. This registration is valid for five years and must then be renewed upon expiration.

Secondly, your local town hall must confirm that tourist use is permitted at your property’s address. In some municipalities, particularly in central or high-demand coastal areas, new licences are being restricted or more tightly controlled.

If your property forms part of a community of owners, you must also ensure that the community statutes do not prohibit tourist rentals. Communities now have greater authority to regulate or limit this activity.

Finally, once registered, your property will receive a valid registration number. This number must appear on all advertisements, whether on property portals, agency listings, social media, or platforms such as Airbnb and Booking.com.

Online platforms are now legally obliged to verify registration numbers. Listings without valid registration are increasingly being removed.

Regulations and registration for all tourist rental properties

In addition, Spain has introduced a national digital registration system, meaning platforms must share data with authorities, creating far greater transparency than in previous years.

In practical terms, the days of casually renting out a property without proper registration are effectively over. Compliance is no longer optional; it is essential.

However, holiday rentals can still be attractive for many owners. During peak season, income can exceed that of long-term lets, particularly in premium Costa Blanca locations. There is also the flexibility to use the property yourself when it is not occupied.

The Costa Blanca continues to draw significant numbers of tourists each year, and well-presented properties in desirable areas remain in demand. For organised owners who are comfortable with administration and active management, the model can still work well.

However, it is important to balance opportunity with realism. The administrative burden has increased. There are more rules to follow, more inspections and potential penalties if something is not compliant.

Long-term residential letting as an alternative in Spain

Income can also fluctuate depending on the season, and local regulations may continue to evolve. Compared with five or ten years ago, holiday rentals are less informal and considerably more structured.

For many property owners, this has led to renewed interest in long-term renting as an alternative. Long-term residential contracts provide greater legal clarity and a predictable monthly income.

There is far less everyday management involved, fewer changeovers and generally lower operational stress. In strong residential areas such as Villamartin, Cabo Roig, or La Zenia, demand for quality long-term housing remains high.

If you value stability and peace of mind over seasonal peaks, long-term rental can be a solid and dependable option in 2026.

Ultimately, every property (and every owner) is different. Some homes are ideally suited to tourism, while others are better aligned with stable residential tenants. Often, the right decision depends on your lifestyle, financial goals and long-term plans in Spain.

Renting your property in Orihuela Costa

The key message this year is simple: do not rely on outdated information or assumptions. The rules in the Costa Blanca region are clearer than before, but they are also more rigorously enforced.

Before renting out your property, take the time to understand exactly which category applies to you: holiday rental (up to ten consecutive days), seasonal rental, or long-term residential rental. Each carries its own obligations, risks and opportunities.

The good news is that renting out property in Spain remains entirely possible. It simply requires the correct structure, proper registration and realistic expectations in today's regulatory environment.

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