Published July 31, 2025 | Category: Holiday Rentals
New rules are reshaping holiday rentals across Almería and Andalusia in 2025. From VvE approvals to national registration systems, here’s everything you need to know before buying or letting a property for short-term use in the region.
Holiday Rentals in Almería 2025: A Changing Legal Landscape
Almería has long attracted buyers seeking affordable properties with high rental potential. But in 2025, a wave of regulatory changes has shifted the ground for holiday lets. New regional and national laws are redefining how properties can be marketed, licensed, and managed — with stricter compliance requirements and hefty fines for violations.
VvE Approval Now Mandatory for Holiday Let Registration
Since April 3, 2025, all new tourist rental registrations in Andalusia require formal approval from the property’s Homeowners Association (VvE). At least 60% of owners — representing 60% of property quotas — must support the decision in an official meeting.
This change means that even if your property meets technical standards, you cannot legally register it as a holiday let without community consent. Existing licenses issued before this date remain valid, as long as there are no changes in ownership or rental use.
Communities Can Ban Holiday Rentals Altogether
Andalusian law now grants homeowner associations the legal right to ban tourist rentals entirely in buildings or complexes. If the majority of owners agree during a community meeting, they can restrict or completely prohibit short-term letting within the premises.
This shift has major implications for buyers: always verify the VvE statutes and meeting records before purchasing an apartment with rental intentions.
National Registry: RSN Number Becomes Obligatory
From July 2025 onwards, Spain’s new national registry for holiday rentals comes into force. All short-term rental units must be registered through the central digital platform (Ventanilla Única) and will be assigned a unique RSN number.
This number must appear in all advertisements (Airbnb, Booking, direct websites), and platforms are legally obligated to remove listings that don’t include it within 48 hours. This effort aims to combat illegal rentals and enforce licensing compliance nationwide.
Minimum Standards for All Holiday Lets
New rental laws also introduce updated technical requirements that apply to all short-term rentals across Andalusia:
- Minimum of 14 m² per guest — studio flats may struggle to qualify
- Smoke detectors and fire extinguishers are mandatory
- Heating and/or air conditioning must be provided, depending on season
- 24-hour phone contact for guests is required
- Display of registration number and terms inside the property
These requirements increase the upfront cost of preparing a home for rental, but also improve safety and guest experience.
First Occupation License (EER) No Longer Required
Previously, a first occupancy license was needed for rental licensing in many cases. As of April 2025, this is no longer mandatory if the property complies with building regulations and can demonstrate legal use through alternate documentation (e.g. land registry entry, urban certificate).
Penalties for Non-Compliance
The Junta de Andalucía has confirmed that violations of holiday rental laws can lead to fines ranging from €2,000 to €150,000, depending on severity and recurrence. Operating without registration, omitting RSN numbers, or renting without VvE approval are considered serious infractions.
Digital platforms also face penalties if they continue displaying non-compliant listings after being notified.
Local Restrictions: Lessons from Other Cities
While Almería remains relatively open to holiday rentals, larger cities in Andalusia and beyond are tightening regulations. For example:
- Málaga: 43 neighbourhoods now block new VUT registrations where >8% of homes are already tourist lets
- Barcelona, Valencia & Seville: partial moratoriums or area-based bans on new licenses
- Madrid: zoning rules introduced to limit concentration of tourist rentals
Although Almería hasn’t followed suit — yet — buyers should remain aware that local municipalities can enact additional restrictions at any time. Always check with the local town hall before committing to a purchase aimed at short-term rental income.
Investor Advice: What to Do in 2025
For property investors in Almería, the key takeaways are:
- Always check VvE approval status before purchase
- Factor in extra cost for fire safety, heating, and signage
- Ensure national registration (RSN) is completed promptly
- Choose properties in buildings with low tourist saturation
- Consider working with a legal advisor familiar with Andalusian rental law
Those who comply early will benefit from increased trust and visibility — especially as booking platforms tighten their own enforcement policies.
Can You Still Buy for Holiday Rental in Almería?
Absolutely — but with due diligence. While some areas are becoming more restrictive, Almería still offers excellent opportunities for buyers who plan ahead. The province remains affordable, with homes under €100,000 still common in rural and inland zones. Holiday rental demand in coastal towns like Mojácar, Vera Playa, and Roquetas de Mar remains high — especially during peak seasons.
What matters now is strategy: compliance, community alignment, and selecting the right property type. Fully legal rentals will have a competitive edge in this new, regulated landscape.
Need Help with Legal Compliance?
At Almería Housing, we assist clients with everything from RSN registration and technical inspections to property selection and VvE negotiation. From a €25,000 cortijo to a €90,000 coastal flat, we help ensure your investment is future-proof and rental-ready.
Contact us today for a personalised consultation.
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