A VUT (Vivienda con Fines Turísticos) is the official registration required to legally rent out a property for short-term tourist stays in Andalusia. Without it, advertising or renting your property on platforms like Airbnb, Booking.com, or Vrbo is illegal and can result in significant fines.
The VUT is governed by Decree 28/2016 of the Junta de Andalucía, with subsequent amendments tightening requirements in response to the growth of short-term rentals.
You need a VUT if you want to rent out a residential property in Andalusia on a short-term basis (typically less than 2 months) to tourists or visitors. This applies to:
You do not need a VUT for long-term rentals (12+ months) governed by the LAU, or for mid-term rentals (typically 2–11 months) that are not marketed as tourist accommodation.
| Requirement | Details |
|---|---|
| Habitation licence | The property must have a valid licencia de primera ocupación or cédula de habitabilidad |
| Furnishing and equipment | Must be furnished to a standard suitable for tourist occupation, including kitchen equipment, bed linen, and towels |
| Air conditioning | Heating and cooling must be provided in all bedrooms and living areas |
| First aid kit | A basic first aid kit must be available |
| Tourist information | Information about local attractions, emergency numbers, and house rules must be provided |
| Complaint forms | Official complaint forms (hojas de reclamaciones) must be available |
| Emergency contact | A contact person available to guests during their stay (response within a reasonable time) |
If your property is in a building with a community of owners (comunidad de propietarios), the community has the power to restrict or ban tourist rentals. Under Spain's Horizontal Property Law (LPH), a three-fifths (3/5) majority vote of owners can:
This has become a major issue on the Costa del Sol and Costa Almería, where some communities have voted to ban short-term lets. Always check the community statutes and minutes of recent AGMs before purchasing a property for tourist rental.
Individual municipalities in Andalusia are increasingly imposing their own restrictions on tourist rentals:
Your NRA (Número de Registro Andaluz) is your official registration number. It must be displayed on:
Platforms are now actively removing listings without a valid NRA number.
All tourist accommodation providers in Spain must register guest details with the police through the SES Hospedajes system. This requires:
| Infraction | Fine Range |
|---|---|
| Operating without VUT registration | €2,000–€150,000 |
| Failure to display NRA number | €2,000–€18,000 |
| Failure to register guests (SES) | €600–€30,000 |
| Not meeting minimum standards | €2,000–€18,000 |
Mediter Real Estate helps investors find properties with VUT licence potential on the Costa del Sol and Costa Almería. We check community rules, municipal restrictions, and licensing feasibility before you buy.
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