To rent a property to tourists in the Comunitat Valenciana you must register it in the Generalitat’s tourism register, with the town hall’s planning compatibility report, the second occupancy declaration and the energy certificate. Since the 2024 regulatory changes the requirements are stricter and municipal control is tighter; this is what you need to know in 2026.
The new rules
The Comunitat Valenciana was one of the first Spanish regions to regulate holiday rentals, but the 2024 changes tightened requirements and strengthened municipal control. The stated goals are to manage tourist accommodation supply, protect access to residential housing and guarantee quality.
The main changes affect the mandatory pre-verification, municipal zoning (some towns can now limit or ban new VUTs in certain areas) and the penalty regime.
What is a VUT
A vivienda de uso turístico (VUT) is a residential property that is let temporarily and repeatedly for tourist purposes in exchange for payment. This includes rentals via Airbnb, Booking, Vrbo and direct lettings without intermediaries. It is not the same as a hotel apartment — the VUT regime applies to whole dwellings, not individual rooms.
Current requirements
- Habitability certificate (or habitability certificate) in force.
- Energy performance certificate registered.
- Certificate of urban compatibility (CCU) issued by the town hall — confirms the property is in a zone where tourist use is permitted.
- Pre-verification — a technical inspection certifying the property meets the requirements.
- Civil liability insurance.
- Registration with the Tourism Registry (EGVT) — Generalitat Valenciana.
Mandatory pre-verification
This is one of the key changes. Previously, owners filed a responsible declaration and could start operating. Now, the regulation requires a pre-verification confirming the property meets habitability, safety and minimum equipment standards before it can be registered.
The verification is carried out by a qualified professional (architect or building surveyor) and includes checks on room sizes, ventilation, installations, kitchen and bathroom equipment, and accessibility where applicable.
Step-by-step process
- Check zoning — confirm your municipality allows VUTs in your area. The CCU from the town hall certifies this.
- Obtain the second occupancy licence and EPC — I can handle both.
- Pre-verification inspection — visit, inspection and report.
- Register with EGVT — with all documentation, apply for the tourism registry number.
- Display the registry number — mandatory in all listings.
Municipal zoning
Each town hall can set its own zoning rules. Municipalities like Dénia and Jávea have been restricting the areas where new VUTs are allowed, especially in town centres and residential zones. Others are more permissive. It is essential to check before investing.
Penalties
Operating a VUT without registration or without meeting the requirements can result in fines of €10,000 to €600,000 depending on severity. Platforms are also required to verify the registry number and can remove your listing if you do not provide it.
What the licence processing costs in 2026
| Item | Price + VAT | How it is paid |
|---|---|---|
| Feasibility study | €150 | Deducted if you then commission the processing |
| Processing · independent home | €500 | €250 when the application is filed and €250 if the town hall’s decision is favourable |
| Processing · home in a community | €650 | €325 when the application is filed and €325 if the town hall’s decision is favourable |
Municipal and regional fees are paid separately. Full details on the Tourist licence (VUT) page.
How I can help
I offer a full-service package: pre-verification inspection, second occupancy licence and EPC if needed, and guidance through the registration process. View the tourist licence service →
Frequently asked questions
Can I list on Airbnb without a licence?
No. Operating without registration can result in fines of €10,000 to €600,000.
How do I know if my area allows VUTs?
You need a certificate of urban compatibility (CCU) from your town hall. I can help you check before you invest.
Do I need a second occupancy licence for a VUT?
Yes. It is a prerequisite, along with the energy certificate.
How long does the whole process take?
The technical part (EPC, occupancy licence, verification) takes 1–2 weeks. EGVT registration typically adds 2–4 more weeks.
Rafael Soriano de Prado, registered architect, COACV no. 15561