The EU short-term rental regulation is now fully in force (20 May 2026): what every host in Spain and Andalucia must do

Published 28 June 2026 · Updated 3 July 2026

What changed on 20 May 2026 - and why Costa del Sol hosts must act

Regulation (EU) 2024/1028 applies in full across the EU from 20 May 2026. For hosts in Spain - and especially Andalucia - the new EU framework sits on top of national and regional instruments that have been running for more than a year. This guide lists specific, practical tasks you must complete now so your property stays licit and bookable.

Quick summary of the Spanish system you must know

Spain implemented many elements early. Royal Decree 1312/2024 (December 2024) created the Ventanilla Unica Digital de Arrendamientos and the national registration number - the NRU - is processed through the Land Registry and opened on 2 January 2025.

Displaying the NRU on every advert and platform listing has been mandatory since 1 July 2025. By 30 June 2025 more than 215,000 applications were filed; the fee is around EUR 27.

From 20 May 2026 hosts also fall squarely under the EU regulation (Regulation (EU) 2024/1028) so platforms and national systems must cooperate under the same standards across member states.

Step-by-step checklist - immediate actions for hosts on the Costa del Sol

Action	Why it matters	How to complete
Get or confirm your NRU	Mandatory national registration number for adverts since 1 July 2025	Apply via the Ventanilla Unica Digital de Arrendamientos - NRU processed through the Land Registry (opened 2 January 2025). Fee around EUR 27.
Display NRU on every listing	Platforms will remove listings without a valid registration	Edit adverts on Airbnb, Booking.com, Vrbo and local platforms to include the NRU in the visible listing text.
File the annual informative declaration	New annual obligation introduced at national level	File with the Land Registry each February reporting the previous year (Article 10.4 of RD 1312/2024 and Order VAU/1560/2025). First cycle was February 2026.
Confirm local licences and habitability	Andalucia adds RTA registration and occupancy requirements	If your property is in Andalucia, ensure RTA registration, an occupation/habitability licence, and the required minimum equipment under Decreto 31/2024 (in force since 22 February 2024).
Check community and municipal rules	Ownership votes and municipal suspensions can block listings	Since April 2025 communities can approve or veto new tourist flats with a 3/5 majority. Since March 2025 municipalities can suspend new tourist-rental licences for up to 3 years in saturated zones; several have used these powers.

Why the NRU matters for platform listings and data sharing

Platforms such as Airbnb, Booking.com and Vrbo are now required to share host and activity data with authorities monthly via the single digital entry point. Listings without a valid registration number face removal.

That means the NRU is not just a formality. If a platform does not see a valid NRU linked to your listing it may be delisted automatically under the platform compliance routines that implement Regulation (EU) 2024/1028 together with the Spanish system.

Annual February declaration - what to prepare now

Article 10.4 of Royal Decree 1312/2024 and Order VAU/1560/2025 establish a new annual informative obligation: hosts must file an annual declaration with the Land Registry each February reporting the previous year's activity. The first cycle ran in February 2026.

What you should prepare ahead of each February filing:

• Full list of stays, dates and guest counts for the previous calendar year
• Proof of NRU and copies of all adverts where the NRU appeared
• Receipts and invoices that substantiate your rental activity
• Contact details of the person legally responsible for the property

Keep organised records so the annual filing is straightforward and so you can answer any queries from the Land Registry or tax authority.

Andalucia specifics you cannot ignore

Decreto 31/2024, in force since 22 February 2024, governs viviendas de uso turistico in Andalucia. The key Andalucian requirements are:

• RTA registration of the property as a tourist dwelling
• An occupation or habitability licence where required
• Minimum equipment and safety standards
• Two permitted modalities - whole-home rental, or rental by rooms with the owner resident

Two additional powers now affect supply on the Costa del Sol. Since March 2025 Andalucian municipalities can suspend new tourist-rental licences for up to 3 years in saturated zones, and several municipalities have used that power. Since April 2025 communities of owners can approve or veto new tourist flats with a 3/5 majority.

There is no Andalucia-wide tourist tax as of mid-2026. Malaga and Sevilla have studied one, but the region has not adopted a single tax covering all municipalities.

Fines and enforcement - what happens if you fail to comply

Enforcement action is active. Fines typically range from EUR 10,000 to EUR 60,000 depending on the region and severity. Given the automatic data flow from platforms and the Land Registry, failures to hold or to display a valid NRU, to lodge the annual declaration, or to hold required Andalucian documentation can be detected and sanctioned.

Practical defence steps:

• Fix missing NRUs on adverts immediately
• File the February declaration on time each year
• Keep copies of licences and habitability certificates available for inspection
• Work with a local gestor or agent who understands the Ventanilla Unica, NRU process and Decreto 31/2024

Practical checklist for listing a new property today

Before you advertise a new short-term rental on the Costa del Sol, complete this checklist:

• Obtain NRU via Ventanilla Unica Digital de Arrendamientos - NRU processed through the Land Registry (opened 2 January 2025).
• Confirm RTA registration and occupancy/habitability licence if your property is in Andalucia (Decreto 31/2024).
• Ensure community of owners rules allow tourist use - obtain a formal vote if needed (3/5 majority rule in force since April 2025).
• Check municipal planning rules for suspensions - some municipalities have used the power to pause licences since March 2025.
• Place NRU prominently on every listing and advert - mandatory since 1 July 2025.
• Plan for the February annual informative declaration - first cycle was February 2026.

Who should manage compliance for you - owners, managers and agents

For many owners on the Costa del Sol it makes sense to delegate compliance to a property manager or a local agent. A good manager will:

• Secure the NRU and keep it updated across platforms
• Prepare the February annual declaration (Article 10.4 of RD 1312/2024 and Order VAU/1560/2025)
• Confirm RTA and habitability documentation where relevant under Decreto 31/2024
• Monitor municipal notices about suspensions and community votes

Make sure any manager provides you with copies of filings and an annual compliance report so you can evidence correct practice in case of inspection.

Common questions - brief answers

FAQ

1. Do I need the NRU even if I rent via an agency?
Yes. The NRU is the property registration. It must appear on every advert and platform listing since 1 July 2025. Agencies and platforms will request it and listings without it risk removal.

2. What happens if my community of owners vetoes a tourist flat?
Since April 2025 communities of owners can approve or veto new tourist flats with a 3/5 majority. If the vote rejects tourist use you cannot legally list the flat for short-stays.

3. My municipality has a suspension in place - can I still get an NRU?
Municipal suspensions (available since March 2025 for up to 3 years in saturated zones) can prevent new tourist-rental licences. You should check with the local town hall before applying for authorisations and discuss alternatives with your agent.

4. Are platforms sharing my data?
Yes. Platforms must share host and activity data with authorities monthly via the single digital entry point. That sharing is part of the national implementation that interfaces with Regulation (EU) 2024/1028.

5. Is there a region-wide tourist tax in Andalucia?
No. As of mid-2026 there is no Andalucia-wide tourist tax. Malaga and Sevilla have studied one, but the region has not introduced a single tax covering all municipalities.

Where to get authoritative help and what to keep on file

Maintain a compliance folder with the NRU, RTA registration (if Andalucia), occupancy/habitability licence, insurance, guest registers and copies of the annual February declarations. Work with a local gestor or lawyer for the filings, and confirm any municipal limits before buying a property you intend to let short-term.

For more detail on the national NRU process and how the EU rules interact with Spanish practice, see our NRU and EU rules guide.

Final note

Regulation (EU) 2024/1028 being fully in force from 20 May 2026 means platforms and national registries now operate together at scale. For Costa del Sol hosts the practical priorities are simple - secure and display your NRU, comply with Andalucia-specific RTA and licence rules where they apply, file the February declaration each year, and track community and municipal decisions that can block supply.

Need help checking a property or updating listings? Browse live listings and notary-verified market data on PropertyList (https://propertylist.es), and if you are an agent you can join the MLS to manage compliant listings and reach validated buyers and hosts.