If you own—or are considering buying—a property for Airbnb or short-term rental in Costa Blanca, this is essential reading.
From August 2024 and April 2025, new regulations will reshape how tourist licenses are issued and managed, especially in areas like Jávea, Dénia, Moraira, and across the Valencian Community.
This blog breaks down the key changes, risks, and opportunities for property owners.
From April 3, 2025, Homeowners’ Associations (HOAs) across Spain gain more power over short-term tourist rentals:
A 3/5 majority vote is now required to approve tourist rentals in a building.
Approval must be documented in official community meeting minutes.
Without this approval, no tourist license (VUT) can be issued.
Important: This applies to apartments and shared complexes, not standalone villas—yet. But municipal plans may impose stricter rules on all types of properties soon.
For the Comunidad Valenciana (which includes the Costa Blanca), additional rules are already in force from August 2, 2024:
All rentals under 11 days are classified as tourist rentals.
Medium-term rentals (11 days - 11 months) do not require a tourist license.
Tourist licenses are valid for 5 years and must be renewed on time.
Room-by-room rentals are prohibited—you can only rent entire properties.
Combination rentals (tourist + long-term) are no longer allowed.
You must start renting within 2 months of receiving a license, or it becomes void.
Properties used for tourist rentals must meet strict standards:
Evacuation plan posted near entrance.
Elevator in buildings with 4+ floors.
Power outlets in all rooms.
Hot water supply.
Heating & cooling (at least in living/dining/kitchen areas).
First aid kit & emergency contact list.
Internet & TV (unless in areas with no coverage).
Refrigerator.
Oven or microwave.
Extractor fan.
Electric cooktop (2 burners for 4 people, 3 burners for 5+).
Iron.
Professional cleaning service.
Regular linen changes.
Key handover must be in person (no street lockers).
Regular maintenance and repairs.
Failure to comply with the new rules can lead to fines from €10,000 up to €600,000, depending on the severity:
Incorrect property registration in listings.
Renting rooms illegally.
Offering rentals without proper licensing.
Not updating licenses after renovations or ownership changes.
For current tourist license holders:
Licensed before July 1, 2018: Keep existing license with no changes.
Licensed between July 2018 and August 2024: Must meet new requirements within 5 years and renew by 2030.
New licenses after August 2024: Must fully comply immediately.
The reasons behind this regulatory shift are clear:
Housing affordability: Limiting tourist rentals to free up homes for locals.
Quality tourism: Promoting professional, regulated tourist accommodations.
Combating illegal rentals: Targeting unregistered rentals and tax evasion.
Protecting local communities: Preventing overtourism in residential areas.
For high-demand towns like Jávea, Dénia, Moraira, Calpe, these rules aim to balance tourism with quality of life for residents.
While short-term rentals face new hurdles, medium-term rentals (11 days - 11 months) offer a legal and profitable alternative:
Ideal for digital nomads, remote workers, snowbirds, and expat relocations.
No tourist license is needed.
Lower competition and longer stays ensure stable income.
Before buying or renting out a property:
Consult a real estate lawyer specializing in tourist licenses.
Check HOA rules and community meeting minutes.
Include rental approval as a condition in purchase contracts.
Understand local zoning laws for tourist activity.
Consider medium-term strategies for safer returns.
While these new regulations introduce more bureaucracy, they also protect your investment by creating a more professional and sustainable rental market.
Properties with compliant licenses will become premium assets. Smart investors who adapt to the new rules and explore medium-term rentals will continue to see excellent returns in Costa Blanca’s prime locations.
Need help understanding how these rules affect your property plans in Jávea, Dénia, or Moraira? Contact La Boutique Luxury Real Estate for expert advice.
BIO. Alba Lopez is a world traveler with roots in Spain and Germany. Born in Valencia and raised in Spain, she inherited a love for different cultures from her German mother. At an early age, she left her home country to explore life abroad, living in Ireland and Germany for several years. These experiences shaped her perspective and deepened her appreciation for diverse ways of life. Now back on the sunny Costa Blanca, Alba enjoys sharing stories about travel, culture, and the beauty of returning home.
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