Tourist rental licence in Spain: the Costa Blanca rules for 2026

Anyone renting out a Costa Blanca property to tourists falls under the Valencia region's rental rules. They tightened sharply in August 2024, and in May 2026 the national rental registry was struck down by the Supreme Court on top of that. Much of what you read online is therefore out of date. Here is the current state of play: when you need a licence, how to get one and where the fines start.

When do you need a rental licence?

The dividing line is the length of the stay. If you rent per booking for fewer than 11 nights, the Valencia region treats it as tourist rental and you need a VT licence (vivienda turística). If you rent per contract for 11 nights up to a year, to winter guests for example, that is seasonal rental and no tourist licence is required. Beyond a year it becomes regular residential letting with tenant protection.

The licence applies per property and to whole properties only: renting out individual rooms to tourists is banned in the region.

The rules since August 2024

The Valencian decree that took effect on 2 August 2024 sharpened the key requirements:

• Valid for five years. A VT licence lasts five years and must then be renewed; submit the renewal request at least one month before it expires.
• Community approval required. Licences applied for after 2 August 2024 need written permission from the Comunidad de Propietarios. Older licences are exempt.
• Start within two months. Once granted, you must actually start renting within two months.
• Number in every advert. The VT number belongs in all your listings, including Airbnb and Booking.
• Transition period. Licences issued between 2018 and August 2024 have until 2030 to meet the new standards.

Note that municipalities may add their own restrictions on top. Several towns cap licences per neighbourhood or have paused new ones entirely. Always check with the town hall first.

The national registry: made mandatory, then struck down

Alongside the regional licence, a national registration number (NRUA) became mandatory on 1 July 2025 for advertising on platforms. It did not last: the Supreme Court annulled the obligation on 21 May 2026 (ruling 620/2026), finding that the state had encroached on regional powers. What it means for you: the national number is no longer required, but the Valencian register and your VT licence apply in full. Platforms also remain obliged to share rental data with the authorities; flying under the radar is not a strategy.

How to apply for the licence

The route in four steps:

• 1. Check with the town hall. Ask whether your property qualifies and whether local restrictions apply; new applications need an urban compatibility report.
• 2. Arrange community approval if you are in an apartment building.
• 3. Submit the application to the Generalitat Valenciana, nowadays digitally. Make sure the property meets the equipment requirements, from first aid kit to evacuation information.
• 4. Receive your VT number and put it in every listing. Note the expiry date and request renewal at least a month ahead.

A gestor specialised in rental licences typically handles the process for a few hundred euros and knows the local quirks.

Fines: from 10,000 to 600,000 euros

Enforcement has become serious in recent years. Renting without a licence, on an expired licence or advertising without the number counts as an infringement, with fines starting around 10,000 euros and reaching up to 600,000 euros for severe cases. Inspectors actively trawl the platforms, and neighbours with complaints know their way to the town hall.

Is tourist rental still worth it?

For many owners it still is, but the maths has changed: stricter requirements, local caps and real enforcement mean you either do it properly or not at all. The alternative deserves an honest look: seasonal rental from 11 nights up to a year needs no tourist licence and suits winter guests, a group this coast has in generous supply. Fewer changeovers, less hassle, steadier income.

Not an owner yet but counting on rental income? Factor the licence prospects of the specific address into your purchase decision; our guide to buying a house in Spain covers the rest, and the cost of living guide gives you the annual numbers.

Sources: Generalitat Valenciana (holiday rental decree, in force 2 August 2024), Supreme Court ruling 620/2026 (21 May 2026), Idealista, Euro Weekly News. Published 1 September 2026; rules change, verify with your town hall and the GVA.

About the authorMilo Schuijt

Milo Schuijt is an entrepreneur and DJ on the Costa Blanca. He writes about the places where he lives, works and plays: from beach bars to the housing market.