I.- Intro
A regulatory maze, from the EU right down to your neighbour, that demands a municipal compatibility report, community approval and a European registration number for every holiday let in Alicante.
II.- Current situation
In recent years there has been a lot of new regulation on holiday lettings across Spain and especially in the Valencian Region. Institutional campaigns have portrayed these rentals as a cause of rising house prices, and there’s been a political push against mass tourism. Decision-making powers moved from the Generalitat Valenciana to local councils and then to homeowners’ associations.
Each town hall can set its own rules, and you must get a certificate confirming your property fits local planning rules before you can hold a tourist licence. Homeowners’ associations now have to give express permission, so a majority of residents can block you from letting as a holiday home.
From July 2025 you also need a European Rental Registration Number to list on major platforms like Airbnb.com or Booking.com. Licences last a maximum of five years—and can be cut short if the owners’ association objects—making holiday lets less profitable and reducing their availability. That doesn’t mean these homes go into long-term rental, since that market carries its own high risks in Spain.
Running a holiday let today in Alicante means navigating private and public authorities at every level—from the block’s owners’ association, through municipality and region, up to the state and the EU. Definitions of “holiday let” can differ at each stage, which makes managing one quite a challenge.
III.- Personal opinion
There is too much red tape. Granting decision-making power to homeowners’ associations can seriously distort the market.
IV.- Objective
I will share a practical, experience-based guide for anyone wanting to turn their home into a holiday let or buy a property for that purpose.
Steps to follow
1. Check the homeowners’ association
- Find out if holiday letting is banned or heavily restricted.
- You need a qualified majority at a general meeting to allow or block tourist use.
2. Consult the town hall
- Verify whether your property’s zone permits holiday letting; licences may be suspended.
- Request a municipal certificate of planning compatibility.
- Bear in mind that councils here often work slowly, so delays can cost you a whole summer or Easter season.
3. Deal with the Generalitat Valenciana
a) Definition of holiday letting.-
Only rentals up to 10 days to the same guest count as “holiday lets”. Longer stays fall under general short-term rental rules.
b) Registration (online only).-
- Submit a responsible declaration confirming you meet all legal and technical requirements.
- Legal requirements include ownership or authorisation, occupancy licence, liability insurance, municipal compatibility certificate and no ban from the owners’ association.
- Technical requirements cover room sizes, services, heating, cooling, etc., according to your property’s category.
- Specify the rental periods; any other use voids your registration.
- Display an exterior plaque showing your tourist licence and category.
- Keep complaint forms and internal house rules on site.
c) Guest data reporting.-
For all guests over 16, report their details to the police via the SES.HOSPEDAJES platform. You can find more information here (unfortunately it is only in Spanish).
d) Tourist tax
A regional tourist tax was approved but repealed before coming into force.
4. Taxes.-
- Declare your rental income on your income tax return (or corporation tax if you use a company).
- Note that platforms must report annual rental data to the tax authorities.
5. Obtain the Rental Registration Number (RRN).-
- From July 2025 every property needs an RRN for each type of letting it offers.
- You must display the correct RRN in all online listings.
- Apply to the relevant register (online or in person).
- The register checks compliance annually and can withdraw your RRN—and force platforms to remove your adverts—if you fall short.