National Registry for Short Term Lets

What Property Owners in Spain Need to Know About the New NIU Tourist Rental Registry

Big changes are coming for holiday lets in Spain — but not all of them are being communicated clearly.

As of July 1, 2025, the Spanish government has launched a National Registry for Short-Term Rentals (NIU) under Royal Decree 1312/2024. Any property rented out as a tourist accommodation — including listings on Airbnb, Booking.com, and similar platforms — must now be registered in this national database.

However, many property owners are being wrongly told they can’t register — or that they must stop renting their property short term. Here’s what the law says, and why it’s important not to panic:

1. The NIU Law Is Not Retroactive

If you were already operating legally with a valid regional tourist licence before July 1, 2025, you don’t need fresh approval from your community of owners to register with the NIU.

Some town halls have incorrectly rejected registrations on the grounds that there was no new community vote — but these decisions can and should be appealed. The law doesn’t require it.

2. Seasonal Rentals Are Not Tourist Rentals

There’s a critical difference between tourist rentals and seasonal rentals (arrendamientos de temporada) — and many administrators are getting it wrong.

Tourist Rentals: Short stays, advertised online, often with services like cleaning or reception. These must be registered in the NIU.

Seasonal Rentals: Private contracts for a fixed period, typically for holidays, temporary work, or study. These are governed by Spain’s Urban Lease Law (LAU) — and do not require NIU registration.

You can still rent your property under a seasonal contract without falling under tourism law — no licence, registry, or

community vote required.

3. What Your Community of Owners Can’t Do

Communities of owners can vote to limit or restrict tourist rentals, depending on local laws and statutes. But they cannot prohibit seasonal rentals that fall under the LAU.

Seasonal contracts are protected by national housing law and cannot be overruled by local votes — even for short-term lets.

The Bottom Line

Spain’s new NIU registry is real, and important if you’re advertising your property for short stays. But so are the limits on what communities and local authorities can enforce.

If you’ve been renting legally before, you may not need to change anything — and if your application is rejected for the wrong reasons, you have the right to appeal.