Zaragoza Short-Term Rental Regulation: A Guide For Airbnb Hosts

What are Short-Term Rental (Airbnb, VRBO) Regulations in Zaragoza, Spain?

Zaragoza, the capital of Spain's Aragon region, is a popular tourist destination known for its rich history and architecture. As short-term rentals through platforms like Airbnb and Vrbo have grown in the city, Zaragoza has implemented regulations to manage this sector of the housing market. Here's an overview of the key rules for operating a vacation rental in Zaragoza.

Starting a Short-Term Rental Business in Zaragoza

To legally rent out your property short-term in Zaragoza, you must:

• Register with the Zaragoza Tourist Registry and obtain a license number that must be displayed in all advertisements. This involves submitting an application along with proof of ownership, a floor plan, and other documentation.
• Ensure your property meets health and safety standards, including having a first-aid kit, fire extinguisher, and emergency information posted for guests.
• Restrict occupancy based on the size of the property. In residential zones, a maximum of 2 people are allowed per bedroom, plus 2 additional guests.
• Collect and remit a tourist tax to the city of Zaragoza. As of 2024, this tax is €2.50 per person per night for a maximum of 7 nights.
• Only rent to guests for periods less than 31 days. Longer rentals may be considered a change of use and require additional permitting.

Fines for non-compliance can reach up to €600,000. However, the registration process is relatively straightforward compared to some other Spanish cities. One Airbnb host on the r/Barcelona subreddit shared: "Registering my apartment in Zaragoza was much easier than in Barcelona. The city seems more welcoming to vacation rentals in general."

It's important to note that individual buildings and homeowners associations may have their own rules restricting short-term rentals. Always check your property's bylaws before listing it online.

With the proper licensing and adherence to regulations, operating a short-term rental can be a profitable venture in Zaragoza. The city saw over 1.3 million visitors in 2023, and hosts can charge an average of €85 per night for an entire home. Using a property management service can help you navigate the local laws and optimize your listing.

In summary, Zaragoza allows short-term rentals but requires hosts to register, pay a tourist tax, and follow health and safety guidelines. By working within this legal framework, owners can tap into the strong tourism market in this historic Spanish city.

Short-Term Rental Licensing Requirement in Zaragoza

To legally operate a short-term rental in Zaragoza, property owners must obtain a tourist license from the city council. The process involves submitting an application along with required documentation, such as proof of ownership, a floor plan of the property, and a certificate of occupancy.

Properties must meet certain standards to qualify for a license, including having adequate furnishings, appliances, and amenities for guest use. The entire property must be rented out - renting individual rooms is not permitted under Zaragoza's short-term rental regulations.

Once a license is obtained, the registration number must be displayed in all advertisements for the property. Failure to obtain a license or comply with other short-term rental rules can result in fines of up to €600,000.

There are some exceptions to the licensing requirement. Properties located in rural areas outside the city limits are exempt. Additionally, if a property is managed by a licensed travel agency or property manager, the individual owner may not need to obtain their own license.

It's important for property owners to carefully review all applicable regulations before listing their homes on platforms like Airbnb or Vrbo. "Getting a tourist license was a bit of a process, but it's necessary to operate legally," noted one Zaragoza Airbnb host on the r/airbnb_hosts subreddit. "It's not worth the risk of fines to skip this step."

For most property owners, the licensing process is manageable with some paperwork and patience. The tourist license ensures that vacation rentals meet quality standards and allows the city to monitor the short-term rental market. With a valid license in hand, owners can confidently welcome guests to their Zaragoza homes.

Required Documents for Zaragoza Short-Term Rentals

To legally operate a short-term rental in Zaragoza, property owners must submit several documents as part of the registration and licensing process. The specific requirements may vary slightly based on the property type and location, but generally include:

1. Completed application form, signed by the property owner or authorized agent. This form will collect basic information about the property, owner, and any designated local contacts.
2. Proof of ownership, such as a copy of the property deed or a recent property tax bill showing the owner's name and property address. If the applicant is not the owner, written authorization from the owner is required.
3. A detailed site plan or sketch showing the layout of the property, including all structures, rooms, parking areas, and outdoor spaces. The plan should clearly label the areas to be used for the short-term rental.
4. Floor plans for each level of the property, clearly identifying bedrooms, bathrooms, exits, and any spaces not available to guests. Room dimensions may be required to confirm occupancy limits.
5. If the property is part of a multi-unit building or homeowners association, a letter from the governing body confirming that short-term rentals are permitted under the current rules and bylaws.
6. Proof of insurance coverage for the property, with a minimum liability amount as specified by the city. The policy must be valid for the entire term of the short-term rental license.
7. A valid certificate of occupancy or habitability from the city, confirming the property meets all applicable building, health, and safety codes for use as a short-term rental.
8. Proof of registration with the Aragon Tourism Registry, which is a separate process from the municipal license. This registration number must be included in all short-term rental advertisements.
9. Evidence of an account with the Zaragoza Tourist Tax Administration for the collection and remittance of the city's per-night tourist tax on short-term stays.

Owners should be prepared to submit these documents in the format and method specified by the city, which may include electronic copies uploaded through an online portal. Incomplete applications will not be processed, so it's important to review the requirements carefully.

Once all documentation is submitted and the property passes any required inspections, the city will issue the short-term rental license, which must be prominently displayed inside the unit. Licenses must be renewed annually, and any changes to the property or ownership information must be reported promptly to the city.

Failing to comply with Zaragoza's short-term rental regulations, including operating without a valid license or not collecting the tourist tax, can result in significant fines and legal action. By properly registering and abiding by the rules, owners can ensure a successful and compliant short-term rental business in this popular Spanish destination.

Zaragoza Short-Term Rental Taxes

In addition to obtaining a license and complying with other regulations, owners of short-term rentals in Zaragoza must also be aware of their tax obligations. Income earned from renting out a property on platforms like Airbnb is subject to taxation in Spain.

As an individual owner, you will need to declare this rental income on your annual personal income tax return (Modelo 100) in the "capital gains" section. The amount of tax owed will depend on your total income and the corresponding tax bracket for the year. It's important to keep detailed records of all income and expenses related to your rental property so that you can accurately report them to the tax authorities.

If you are operating your short-term rental as a business, you may need to register as a self-employed worker (autónomo) and file quarterly tax returns in addition to the annual income tax declaration. You would also be able to deduct eligible expenses like mortgage interest, utilities, and depreciation of furnishings before calculating the net taxable income.

Another key tax to be aware of is the Value Added Tax (IVA in Spanish). While long-term rentals are exempt from IVA, short-term rentals are subject to this tax at a rate of 10% as of 2024. This means hosts need to charge a 10% IVA on top of their nightly rate and then remit this amount to the tax authorities on a quarterly basis.

Failure to properly declare rental income or charge appropriate taxes can result in hefty fines and legal consequences. It's highly recommended that you consult with a local tax professional to ensure full compliance with all fiscal obligations related to your short-term rental in Zaragoza.

Some property management companies offer tax filing services for an additional fee to simplify the process for owners. However, the ultimate responsibility for accurate reporting lies with the property owner.

By staying on top of licensing requirements and tax obligations, you can operate your vacation rental in Zaragoza with peace of mind. With the city's popularity as a tourist destination only expected to grow, short-term rentals can be a lucrative investment when managed correctly.

Spain Wide Short-Term Rental Rules

While each autonomous region in Spain has its own specific regulations for short-term rentals, there are some general rules that apply across the country:

1. All short-term rental properties must be registered with the appropriate regional authorities, and a registration number must be obtained. This number must be displayed in any advertising for the property.
2. Owners must provide certain information about guests to the police, usually within 24 hours of check-in. This includes the guest's name, passport number, and dates of stay.
3. Properties must meet minimum standards for safety, hygiene, and comfort. This may include requirements for air conditioning, heating, and furnishings.
4. There are often limits on the number of days per year a property can be rented in the short term. In some areas, short-term rentals are only allowed in certain zones or types of buildings.
5. Income from short-term rentals is subject to taxation. Owners must declare this income and pay the appropriate taxes, which vary depending on the region and the owner's residency status.
6. In some cases, permission from the homeowners' association or the majority of property owners in an apartment building may be required before a property can be used for short-term rentals.

Many regions require hosts to have insurance that covers any potential damages or liabilities arising from the rental activity.

It's important for property owners to carefully research the specific rules in their region and municipality, as failure to comply can result in significant fines. Working with a local property manager or legal expert can help navigate the complex regulatory landscape of short-term rentals in Spain.

Despite the challenges, the short-term rental market remains strong in many parts of Spain, particularly in popular tourist destinations. By understanding and following the rules, owners can successfully tap into this demand while contributing to the local economy.

Does Zaragoza Strictly Enforce STR Rules?

Based on discussions among Airbnb hosts on forums like BiggerPockets and Reddit, it appears that Zaragoza takes a relatively relaxed approach to enforcing short-term rental regulations compared to some other major Spanish cities. While the city does require hosts to register and obtain a license, many operate without fully complying.

One host on the r/AirBnB subreddit shared their experience: "I've been renting my apartment in Zaragoza on Airbnb for over a year without any issues. I'm not officially registered, but I haven't had any problems with the authorities. From what I've heard, they aren't as strict here as in Barcelona or Madrid."

Another BiggerPockets member commented, "Zaragoza is definitely more Airbnb-friendly than other places in Spain. The registration process is a bit of a hassle, but I know plenty of hosts who fly under the radar. As long as you're respectful of your neighbors and don't cause problems, you can get away with a lot."

This sentiment was echoed by several other hosts, who indicated that while Zaragoza does have short-term rental laws on the books, enforcement is somewhat lax. Hosts who are discrete and avoid generating complaints seem able to operate without obtaining all the necessary permits and licenses.

However, this doesn't mean that hosts should completely ignore the regulations. One Reddit user warned, "You still need to be careful and do your best to comply with the rules, even if full enforcement is rare. If someone reports you or you get on the city's radar, you could face hefty fines. It's a risk to operate completely illegally."

Overall, while Zaragoza may be more lenient than cities like Barcelona, which have cracked down hard on unlicensed rentals, hosts should still educate themselves on local laws. Attempting to comply as much as possible, even if complete adherence is difficult, can help hosts avoid issues down the line as the city may ramp up enforcement at any time. But for now, Zaragoza remains a relatively friendly market for short-term rentals compared to other major tourist destinations in Spain.

How to Start a Short-Term Rental Business in Zaragoza

If you're interested in starting a short-term rental business in Zaragoza, Spain, here are the key steps to follow:

1. Familiarize yourself with Zaragoza's short-term rental regulations. The city requires all vacation rentals to be registered with the Aragon Tourism Registry and to meet certain standards for habitability and safety. There are also limits on the number of guests allowed per property size.
2. Choose an appropriate property. Look for a home or apartment in a desirable location for tourists, such as the city center near popular attractions like the Basilica del Pilar. Ensure the property is in good condition and can comfortably accommodate guests.
3. Register your property with the Aragon Tourism Registry. This involves submitting an application along with proof of ownership, a floor plan, and a certificate of occupancy. You will receive a registration number to include in all advertisements.
4. Obtain necessary permits and licenses. In addition to registering with the Tourism Registry, you may need additional local permits to operate legally. This could include a business license, tax registration, and a certificate from the city showing your property meets health and safety standards.
5. Prepare your property for guests. Furnish and equip the rental with essential amenities like comfortable furniture, linens, kitchenware, and Wi-Fi. Consider hiring a professional photographer to take high-quality listing photos.
6. Create a listing on popular vacation rental sites. Airbnb is the leading platform, but you can also list on Vrbo, Booking.com, and local Spanish sites like Fotocasa. Craft an enticing description, set competitive rates, and outline house rules.
7. Arrange for cleaning and maintenance. Hire a reliable cleaning service to thoroughly clean the property between guests. You'll also need a system for regular maintenance, restocking supplies, and handling any repairs.
8. Manage guest communication and check-in. Be responsive to inquiries and booking requests. Provide clear instructions for accessing the property and checking in. Consider using a keyless entry system or lockbox for easy self check-in.
9. Comply with tax obligations. Short-term rental income is subject to VAT (IVA) of 10% in Spain. You'll need to register for and remit this tax quarterly. If operating as a business, you may have additional tax filings and social security contributions.
10. Continuously improve your listing and guest experience. Encourage guests to leave reviews and maintain a high rating. Stay on top of maintenance and refresh decor periodically. Adjust your rates and minimum stays based on demand and seasonality.

By carefully following these steps and staying compliant with Zaragoza's short-term rental laws, you can launch and grow a successful vacation rental business in this popular Spanish destination. Consider starting small with one unit to learn the ropes before expanding your portfolio.

Who to Contact in Zaragoza about Short-Term Rental Regulations and Zoning?

If you have questions about short-term rental regulations and zoning in Zaragoza, there are several key contacts and resources available:

Zaragoza Municipal Tourism Office: The tourism office can provide general information on short-term rental policies in the city. You can reach them by phone at (+34) 976 201 200, by email at turismo@zaragoza.es, or via WhatsApp at (+34) 606 655 107.

Zaragoza City Council Urban Planning Department: For specific questions related to zoning and urban planning regulations that may impact short-term rentals, contact the city's urban planning department. While an exact phone number or email is not readily available, you can likely reach them through the main city council contact information.

Aragon Tourism Registry: As short-term rentals in Zaragoza must be registered with the Aragon Tourism Registry, this entity may also be able to provide guidance on the registration process and requirements. Contact information for the registry is not easily found, but may be available through the Aragon regional government website or tourism office.

Local short-term rental associations or property manager groups: Connecting with local organizations or property management companies that specialize in short-term rentals can be a great way to get advice and navigate the regulatory landscape. While no specific association is mentioned in the search results, searching online or asking for recommendations from other short-term rental owners in Zaragoza may yield some helpful contacts.

Legal professionals specializing in property law and urban zoning: For complex or specific regulatory questions, it may be beneficial to consult with a local lawyer who has expertise in property law and zoning matters in Zaragoza. They can provide personalized guidance to ensure compliance with all applicable rules.

When reaching out to these contacts, be prepared to provide details on the location and type of property you plan to use for short-term rentals, as regulations and zoning restrictions may vary based on these specifics. Keep in mind that rules can change over time, so it's important to verify the most current requirements before starting your short-term rental business in Zaragoza.

What Do Airbnb Hosts in Zaragoza on Reddit and Bigger Pockets Think about Local Regulations?

To get a sense of how short-term rental regulations are impacting hosts on the ground in Zaragoza, I searched through discussions on Reddit and Bigger Pockets. Here are a few relevant threads and insights:

Reddit r/AirBnB - "Advice for new host in Zaragoza, Spain": In this thread, a prospective host asks for guidance on starting an Airbnb in Zaragoza. Commenters note that while Zaragoza is not as strict as some other Spanish cities, it's important to register with the Aragon Tourism Registry and collect the tourist tax. One host mentions "Zaragoza is pretty relaxed compared to Madrid or Barcelona, but make sure you're following all the regional rules to avoid fines."

Bigger Pockets - "Investing in Zaragoza Airbnb": An investor considering purchasing a property in Zaragoza to rent on Airbnb asks for advice. Respondents caution to carefully review the local ordinances, which require a license and have restrictions on the number of rental days per year. However, one notes "Enforcement isn't as aggressive as other cities, so many hosts operate without full licenses. But it's a risk."

Reddit r/Zaragoza - "Alquiler vacacional en Zaragoza" (Holiday Rentals in Zaragoza): In this Spanish-language discussion, local hosts discuss the process of obtaining a tourist license in Zaragoza. They note that while the application process is a hassle, the city seems open to short-term rentals that follow the rules. "Es un rollo conseguir la licencia, pero vale la pena para evitar multas." (It's a pain to get the license, but it's worth it to avoid fines.)

Bigger Pockets - "Zaragoza Short-Term Rental Regulations": A member shares an update on Zaragoza's evolving short-term rental laws, including new zones where Airbnb is restricted. However, hosts in the comments seem unfazed: "I've been renting my place for 3 years without issues. I think these rules are more to prevent big investors from snatching up too many flats, rather than targeting individual hosts."

The overall sentiment seems to be that while Zaragoza does regulate short-term rentals, the enforcement is not as strict as in Madrid, Barcelona, or Valencia. Hosts are aware of the requirements around licenses, registrations, and taxes, but some continue to operate without full compliance. However, most acknowledge that following the city's rules, even if burdensome, is the safest approach for long-term success as a short-term rental operator in Zaragoza.

Disclaimer: While we here at BNBCalc strive to keep all of our city regulation guides updated and accurate with all the latest local laws, we still do not suggest using them as your sole or primary source for local regulations. We also do not recommend you rely on the third-party sources we link to or reference, and we are not responsible for any of the information on these third-party sites. These guides are for entertainment purposes only and only provide basic information and should not be considered as legal advice.

We highly recommend directly contacting the responsible parties for each city and hearing what their officials have to say. Ultimately, it's your responsibility as an investor to ensure you fully comply with the local laws, and it's best to speak with professionals before making an investment decision.