How to get (and keep) a tourist rental licence in Andalucia in 2026: Decreto 31/2024, the NRU and municipal freezes

Published 3 July 2026

Why this matters in 2026

If you own or plan to buy a holiday flat on the Costa del Sol, the rules in 2026 are a layered system. Andalucia's regional regulation is Decreto 31/2024 (in force since 22 February 2024). On top of that there is a national registration layer - the NRU from the Ventanilla Unica - and an EU-level transparency regime under Regulation (EU) 2024/1028, fully applicable since 20 May 2026.

What Decreto 31/2024 requires - the essentials

Decreto 31/2024 sets the core Andalucian requirements for viviendas de uso turistico (VUT). Before you advertise or accept guests you must be registered in the Registro de Turismo de Andalucia (RTA). Other mandatory items include an occupation or habitability licence, climate control (cooling in the summer months and heating in winter), a first-aid kit, official complaint forms, and displaying the RTA registration number on all advertising.

Two licence modalities - choose the right one

The decree recognises two modalities. You can operate the whole home as a tourist flat, or you can rent by rooms if the owner is resident in the property. The choice changes rules on common areas, guest privacy and community relations, so pick the modality that matches the property and your business model.

National and EU layers - the NRU and platform rules

On the national layer you must obtain an NRU registration number from the Ventanilla Unica. Display of the NRU has been mandatory since 1 July 2025. You also have an ongoing obligation to file an annual informative declaration to the Land Registry every February.

Since 20 May 2026 Regulation (EU) 2024/1028 is fully applicable. The practical effect is significant: platforms are required to share data monthly with authorities, and listings that are not registered can be removed by platforms under the EU rules.

For a plain explanation of the national registration and EU rules, see our NRU and EU rules guide: our NRU and EU rules guide.

Municipal freezes and community votes - check before you buy

Since March 2025 Andalucian town halls have had the power to suspend new VUT licences for up to three years in saturated zones. Several municipalities have used or are using this power to restrict new licences. Always check the town hall rules and planning status for the specific municipality on the Costa del Sol before you buy to let short-term.

Since April 2025 communities of owners can authorise or veto new tourist flats by a 3/5 majority. That means building statutes and neighbours matter: if a building opposition reaches that level, a new tourist licence can be blocked regardless of the town hall position.

Step-by-step: how to get a VUT licence in Andalucia

Follow these practical steps to obtain and activate a tourist rental licence under Decreto 31/2024 and the national regime.

• Confirm permitted use and municipal position - check whether the town hall has a suspension in place, and confirm the building community rules and any 3/5 veto risk.
• Secure the occupation or habitability licence - this document is mandatory under the regional rules and must be in place before trading.
• Decide modality - whole-home or by-rooms (owner resident). The choice influences community relations and practical operations.
• Register in the Registro de Turismo de Andalucia (RTA) - registration in the RTA is required before you start trading.
• Obtain the NRU via the Ventanilla Unica and display it - the NRU must be shown on all ads since 1 July 2025.
• Fit required equipment and documentation - climate control (cooling in summer and heating in winter), a first-aid kit, and official complaint forms are compulsory.
• Prepare guest-facing materials and advertising - show the RTA number and NRU on all online and offline advertising.
• Plan ongoing reporting - prepare to make the annual informative declaration to the Land Registry every February and to respond to platform data requests under Regulation (EU) 2024/1028.

How to keep your licence - practical compliance tips

Maintaining a VUT licence is an active process. The rules to keep in mind are specific and may be enforced through platform data-sharing and municipal checks.

• Keep the occupation/habitability licence and RTA registration up to date and available for inspection.
• Always display the RTA registration number and NRU on property listings and on-site information.
• Maintain functional climate control for the required periods - cooling in summer months and heating in winter months - and document maintenance.
• Keep the first-aid kit and official complaint book on the premises and ensure guests know how to use them.
• File the annual informative declaration to the Land Registry every February without fail.
• Monitor your platform listings so they exactly match the RTA and NRU details - under Regulation (EU) 2024/1028 platforms share data monthly and can remove unregistered ads.
• Document guest stays and contracts - this helps in audits and in responding to community concerns.

Penalties and enforcement - what you must avoid

Operating without an RTA registration, without an NRU on the ad, or with incorrect registration details carries serious penalties. Fines for operating without or with incorrect registration typically range from EUR 10,000 to EUR 60,000. Under the EU regulation platforms can also remove listings that are not registered.

Because town halls can suspend new licences in saturated zones and communities of owners can veto licences by 3/5, a licence application can be blocked or delayed even before enforcement actions happen. Check and document permissions carefully before you advertise.

Checklist table - key milestones and timing

Milestone	When to complete	Why it matters
Confirm municipal freeze and community rules	Before purchase or any licence application	Town halls can suspend licences since March 2025; communities can veto since April 2025
Obtain occupation or habitability licence	Before registering or trading	Required under Decreto 31/2024
Register in the RTA	Before you start trading	Mandatory under Decreto 31/2024; display registration number on ads
Obtain NRU and display it	Before advertising (mandatory since 1 July 2025)	National requirement; platforms check NRU and share data monthly under EU rules
File annual informative declaration to Land Registry	Every February	Ongoing national obligation

Common practical problems and how to avoid them

Conflict with the building community is common where flats are converted to tourist use. Prevent disputes by informing neighbours, checking statutes, and obtaining the necessary community approvals where relevant. Also align your advertising across platforms so the RTA and NRU numbers are identical on all listings - inconsistencies trigger investigations and possible platform removal under Regulation (EU) 2024/1028.

3-5 question FAQ

Final practical notes

Getting and keeping a tourist rental licence in Andalucia in 2026 requires attention to three layers - regional (Decreto 31/2024, in force since 22 February 2024), national (NRU and the Ventanilla Unica, with NRU display mandatory since 1 July 2025 and an annual informative declaration to the Land Registry every February), and EU (Regulation (EU) 2024/1028, fully applicable since 20 May 2026). Check municipal freezes, respect community votes, and keep documentation up to date to avoid fines in the EUR 10,000 to EUR 60,000 range and the risk of platform removal.

If you are buying to let, do the municipal and community checks before you sign. If you operate now, keep your RTA and NRU details synchronised across every platform and file the February Land Registry declaration on time.

Browse live listings and notary-verified market data on PropertyList: https://propertylist.es. Estate agents can also join the PropertyList MLS to list and manage VUTs across the Costa del Sol.