The temporary rental market in Spain will continue to undergo structural changes in 2026. The short-term rental register has become a mandatory requirement to operate legally on digital platforms. The creation of the Single Rental Register and the implementation of the Digital One-Stop Shop have introduced a centralized control system affecting both private landlords and companies.
If you are considering renting out a property on a temporary or tourist basis, it is essential to understand the current regulatory requirements and how to complete the procedure correctly.
What Is the Short-Term Rental Register?
The short-term rental register is a national system created by Royal Decree 1312/2024, which establishes a single procedure to identify all units intended for temporary or tourist rentals in Spain.
The key element is the Unique Rental Registration Number (NRUA – Número de Registro Único de Arrendamiento). This is an official identifier assigned to each registered dwelling or room, linked to the property through a marginal note in the Land Registry.
The system operates through the Digital One-Stop Shop for Rentals (VUD), managed by the Ministry of Housing and Urban Agenda in coordination with the Association of Land Registrars.
The following are considered short-term rentals:
- Tourist-use properties.
- Seasonal rentals regulated under Article 3 of the Urban Leases Act.
- Room rentals marketed independently.
- Temporary stays of less than one year that do not constitute a primary residence.
The purpose of the register is threefold:
- Ensure transparency.
- Enable data exchange with digital platforms.
- Facilitate statistical and tax oversight in accordance with Regulation (EU) 2024/1028.
In 2026, the NRUA is the only valid national registration number for operating in the digital short-term rental market.
Is It Mandatory to Register a Short-Term Rental?
Yes. Obtaining an NRUA is mandatory if the property is marketed on digital platforms.
The obligation applies to:
- Individuals.
- Legal entities.
- Both professional and occasional activity.
Platforms are required to verify the validity of the registration number before publishing a listing. If no valid registration is provided, the listing may be removed within a maximum of 48 hours.
Non-compliance may result in financial penalties in addition to those imposed by regional tourism authorities.
Registration is not required for:
- Primary residence contracts longer than 12 months.
- Gratuitous use without payment.
- Hotels and establishments subject to their own sector-specific regulations.
Since 2026, it is also mandatory to submit an annual activity report in February in accordance with Order VAU/1560/2025. Registration is not a one-time procedure but an ongoing obligation.
Requirements to Register a Property
To obtain the NRUA, several technical and legal requirements must be met.
First, the property must be correctly identified through:
- Cadastral reference number.
- Unique Property Registration Code (CRU).
The applicant must prove ownership or legal representation.
For tourist-use properties, prior regional authorization or a responsible declaration may be required.
Compliance with the homeowners’ association bylaws must also be verified. Law 49/1960 on Horizontal Property allows communities to limit or prohibit tourist use if approved by qualified majority.
For seasonal rentals, it is advisable to document the temporary nature of the stay to avoid it being considered a concealed primary residence.
The property must also comply with habitability standards and local urban planning regulations.
Failure to meet these requirements may result in the registrar rejecting the application.
How to Register Step by Step
The procedure is fully online and completed through the electronic platform of the Association of Land Registrars.
Step 1: Access with a digital certificate or electronic ID.
Step 2: Select “Application for Rental Registration Number.”
Step 3: Enter property details, including cadastral reference and CRU.
Step 4: Indicate whether it is tourist use or seasonal rental.
Step 5: Upload required documentation.
Step 6: Pay the corresponding registration fee.
Step 7: Obtain an automatic provisional registration number.
The registrar will review the application during the qualification phase. If everything is correct, the number becomes definitive and a marginal note is entered in the Land Registry.
After registration, the owner must:
- Report any relevant changes.
- Submit the annual information return in February.
- Ensure consistency between declared data and actual activity.
Applicable Regulations in 2026 and Recent Changes
The regulatory framework in 2026 operates at multiple levels.
At the European level, Regulation (EU) 2024/1028 establishes data-sharing obligations between platforms and national authorities.
In Spain, Royal Decree 1312/2024 creates the Single Rental Register and the Digital One-Stop Shop.
Order VAU/653/2025 regulates the monthly data transmission by digital platforms.
Order VAU/1560/2025 approves the annual information return that property owners must submit.
This system is coordinated with:
- Law 29/1994 on Urban Leases.
- Law 49/1960 on Horizontal Property.
- Regional tourism regulations.
- Municipal ordinances.
In 2026, the system is fully operational, and automatic data cross-checks allow authorities to detect discrepancies between declared income and actual activity.
Advice Before Renting Out Your Property Short-Term
Before starting the activity, it is advisable to conduct a full legal review.
First, check the homeowners’ association bylaws. A registered prohibition may prevent obtaining registration.
Second, review local urban planning regulations and regional rules.
Third, ensure tax compliance. Income must be properly declared under Personal Income Tax or Corporate Tax. If hotel-like services are provided, VAT may apply.
If you are considering options such as renting by the day, it is important to distinguish between tourist rental and seasonal rental, as their legal regimes differ.
It is also recommended to take out civil liability insurance and maintain detailed documentation for each stay.
In 2026, operating a short-term rental requires planning, regulatory compliance, and professional management.
In short, the short-term rental register is no longer optional but an essential condition for operating legally. The digitalization of the system and coordination between administrations have transformed the market into a more transparent and demanding environment.
Complying with the procedure from the outset prevents sanctions and ensures business stability.