Holiday Let Licences in Spain — Why It Matters More Than You Think
You've found the perfect gem on the Costa del Sol. The terrace catches the evening sun, the beach is a ten-minute walk, and when you're not using it, you could rent it out. Extra income, easy.
Except it's not that simple. In Andalusia, renting out your home to tourists without a licence — a vivienda con fines turísticos (VFT) — is illegal. And the fines are real: up to €150,000 for repeat offenders.
This guide walks you through everything: what the licence is, how to get one, and the things most guides don't tell you.
What Is a VFT Licence?
A Vivienda con Fines Turísticos (VFT) is the Andalusian regional licence for short-term tourist rental. It's governed by Decree 28/2016 (updated regularly) and administered by the Junta de Andalucía.
The licence allows you to legally rent your property to tourists for stays of up to two months. Anything longer falls under standard residential tenancy law — which has its own rules.
What it covers
- Entire apartments or houses rented to tourists
- Short-term stays (typically under 2 months)
- Properties listed on platforms like Airbnb, Booking.com, Vrbo
- Both primary residences and second homes
What it doesn't cover
- Individual room rentals within your home (different regulation)
- Long-term rentals (6+ months, governed by LAU)
- Hotels, hostels, or B&Bs (separate hospitality licences)
Technical Requirements — What Your Property Needs
Your gem needs to meet specific standards before you can apply. These aren't suggestions — they're legal requirements, and inspectors do check.
Mandatory features
- Air conditioning in living areas and bedrooms (heating too, for winter months)
- Hot water supply
- First aid kit
- Tourist information: local emergency numbers, transport info, nearby medical centres
- Complaint forms (hojas de reclamaciones) — available from Junta de Andalucía website
- Clean linen and towels for each guest changeover
- Direct ventilation in all rooms (windows that open)
- Minimum furniture: bed, wardrobe, table and chairs in living area
Kitchen requirements
- Fridge
- Cooktop (hob)
- Basic cookware, cutlery, and crockery for the number of guests
- Cleaning supplies
Reality check: Most modern apartments on the Costa del Sol already meet these requirements. If your gem was built in the last 15 years, you're probably 90% there. Older townhouses may need to add air conditioning.
The Application Process — Step by Step
Here's where most guides get vague. We'll be specific.
Step 1: Prepare your declaration (declaración responsable)
Spain uses a responsible declaration system — you declare that your property meets all requirements, and the Junta issues your licence number. They can inspect later to verify. The form is available online through the Junta de Andalucía's tourism portal.
Step 2: Gather your documents
- Completed declaration form
- Copy of your NIE and passport
- Proof of property ownership (nota simple from the Land Registry, costs ~€9 online)
- Property reference number (referencia catastral)
- Certificate of occupancy (cédula de habitabilidad or licencia de primera ocupación)
- If in a community: proof that community statutes don't prohibit tourist rental
Step 3: Submit online
Submit through the Junta de Andalucía's electronic registry. You'll need a digital certificate or Cl@ve PIN to access the system. If you don't have one, a gestoría (administrative agent) can submit on your behalf for €200-400.
Step 4: Receive your registration number
If everything is in order, you'll receive your VFT registration number within days. This number must appear on every listing — Airbnb, Booking.com, your own website, everywhere. Platforms are increasingly requiring it before they'll publish your listing.
Step 5: Register guests with police
Once you start hosting, you're legally required to register every guest with the Spanish police through the Registro de Viajeros (SES.Hospedajes) system. This must be done within 24 hours of check-in. It's an online process — tedious but non-negotiable.
Community Approval and Zone Restrictions
This is where many applications hit a wall — and where the Costa del Sol's patchwork of rules becomes apparent.
Community statutes (estatutos de la comunidad)
If your gem is in a community of owners (comunidad de propietarios) — and most apartments are — the community can vote to restrict or ban tourist rentals. Since 2019, a three-fifths majority vote is enough to impose restrictions.
Before applying, check your community's statutes and recent meeting minutes. If there's an existing ban, your application will be rejected. If there's no mention, you're typically fine — but it's worth raising the topic at the next meeting to avoid surprises.
Zone restrictions — Marbella vs Estepona
Marbella introduced a zoning plan in 2024 that restricts new VFT licences in certain saturated areas, particularly in the old town and some beachfront zones. Existing licences are grandfathered in, but new applications may be rejected.
Estepona has been more permissive, though regulations are tightening. The town is increasingly popular and may introduce similar restrictions.
Benahavís, Manilva, Istán — smaller municipalities tend to have fewer restrictions, though this can change. Always check with the local ayuntamiento before investing based on rental assumptions.
The Alternatives — Long-Term Rental
If the VFT licence seems like too much hassle — or if your community blocks it — long-term rental is the alternative. Renting for periods of six months or more falls under Spain's Ley de Arrendamientos Urbanos (LAU) and requires no special licence.
The trade-off: lower per-night yields, but steady income, less management, and no guest registration headaches. Many owners on the Costa del Sol earn €800-1,500/month on long-term rentals depending on the area and gem quality. It's less glamorous than Airbnb, but it works.
What Most Guides Don't Tell You
- Tax obligations: rental income is taxable in Spain (19% for EU residents on net income, 24% for non-EU on gross). You'll need to file quarterly modelo 210 forms.
- Platforms report you: Airbnb and Booking.com share your data with Spanish tax authorities since 2024. There's no hiding.
- Insurance matters: standard home insurance doesn't cover tourist rental. You need specific short-term rental insurance (€200-500/year).
- Management costs: if you're not local, a property management company takes 15-25% of gross rental income. Budget for it.
- Seasonality: the Costa del Sol has a long season (March-October) but winter months can be slow outside Marbella centre.
The Bottom Line
A holiday let licence in Andalusia isn't difficult to get — it's just specific. Follow the steps, check your community statutes, and be honest with yourself about whether you'll manage the property or hire someone to do it.
The days of casual, unlicensed Airbnb income on the Costa del Sol are over. But for those who do it properly, short-term rental remains one of the most compelling reasons to invest here. The sun, the demand, and the lifestyle are all on your side.