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

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

Valencia, the third-largest city in Spain, has seen a significant increase in short-term rentals through booking sites like Airbnb and VRBO in recent years. As the city grapples with balancing the benefits of tourism with the needs of local residents, it has implemented various regulations to manage the growth of vacation rentals. This article explores the key aspects of short-term rental regulations in Valencia, drawing from zoning codes, ordinances, and insights from real estate forums.

Starting a Short-Term Rental Business in Valencia

Property owners must first obtain a tourist license (Viviendas de Uso Turístico or VUT) from the Valencian Tourism Registry to legally launch and operate a short-term rental in Valencia. The process involves submitting a declaration of responsibility, which includes details about the property, its owner, and the intended use.

Once registered, owners must display their license number on all advertisements and listings, including those on platforms like Airbnb and VRBO. Failure to comply with this requirement can result in fines of up to €600,000.

In addition to the regional licensing requirements, Valencia has implemented specific zoning restrictions for short-term rentals. In the city center (Ciutat Vella), vacation rentals are only permitted in detached single-family homes, not in apartments or condominiums. This measure aims to preserve housing affordability and availability for local residents.

Short-term rentals are allowed in multi-unit buildings outside the city center but with certain limitations. For example, no more than 50% of the units in a building can be used as vacation rentals, and the property must have a separate entrance from the long-term residents.

Owners must also ensure that their properties meet specific safety and quality standards, such as having air conditioning, heating, and adequate furniture and amenities. Regular inspections may be conducted to verify compliance with these requirements.

Short-Term Rental Licensing Requirement in Valencia

Property owners must obtain a tourist license (VUT) from the Valencian Tourism Registry to operate a short-term rental in Valencia. This process involves submitting a declaration of responsibility, which includes the following information:

• Property details (address, size, number of rooms, etc.)
• Owner's personal information
• Intended use of the property (short-term rental)
• Compliance with safety and quality standards

Once the declaration is submitted, the Tourism Registry will issue a license number that must be displayed on all advertisements and listings for the property.

It's important to note that obtaining a license does not guarantee the right to operate a short-term rental indefinitely. Licenses must be renewed every five years, and the city may revoke or suspend a license if the property violates any regulations.

The licensing process also requires owners to pay a fee, which varies depending on the size and type of property. As of 2021, the fee for a standard one-bedroom apartment is approximately €250.

Failure to obtain a license or display the license number on listings can result in significant fines. According to Valencia's tourism department, the penalty for operating without a license can range from €30,000 to €600,000, depending on the severity of the infraction.

Required Documents for Valencia Short-Term Rentals

Property owners must submit several documents along with their declaration of responsibility to apply for a short-term rental license in Valencia. These include:

1. Proof of ownership or legal right to use the property (e.g., title deed, rental contract)
2. Floor plan of the property
3. Certificate of occupancy (Cédula de Habitabilidad)
4. Proof of insurance (liability and property damage)
5. Identification documents for the owner (e.g., passport, NIE)
6. Energy efficiency certificate
7. Receipt of payment for the license fee

In addition to these documents, owners must also provide a written statement declaring that the property meets all safety and quality standards required by the Valencian Tourism Law. This includes adequate ventilation, hot water, electricity, and furnishings appropriate for the guests.

Once the application is submitted, the Tourism Registry will review the documents and may request additional information or conduct an inspection of the property. The owner will receive their license number if approved, which must be included in all advertisements and guest communications.

Owners must keep their documentation up-to-date and renew their license every five years to avoid fines or legal issues. Some real estate forums, such as Bigger Pockets, recommend working with a local property manager or attorney to navigate the licensing process and ensure ongoing compliance.

Valencia Short-Term Rental Taxes

In addition to obtaining a license, short-term rental owners in Valencia are also responsible for collecting and remitting various taxes. The primary tax obligations include:

1. Value Added Tax (VAT): Short-term rentals are subject to a 10% VAT rate, which must be charged on top of the rental price and remitted to the Spanish tax authority quarterly.
2. Tourist Tax: Valencia charges a tourist tax of €0.50 to €2 per person per night, depending on the type of accommodation. Owners must collect this tax from guests and remit it to the city monthly.
3. Income Tax: Rental income is subject to Spanish income tax, which varies depending on the owner's residency status. Non-resident owners pay a flat rate of 24%, while residents pay progressive rates ranging from 19% to 45%.

Failure to comply with these tax obligations can result in significant penalties and interest charges. According to discussions on real estate forums like Bigger Pockets, the Spanish tax authority has been cracking down on short-term rental tax evasion in recent years, using data from platforms like Airbnb to identify non-compliant owners.

To avoid issues, many owners choose to work with a local accountant or property manager who can assist with tax collection and reporting. Some also use automated tools, such as Airbnb's tax collection service, which automatically calculates and remits VAT and tourist taxes on behalf of the owner.

It's essential for owners to keep accurate records of their rental income and expenses, as they may be able to deduct certain costs (e.g., cleaning fees, property management fees) from their taxable income. Consulting with a tax professional can help ensure compliance and maximize deductions.

Spain Wide Short-Term Rental Rules

While Valencia has its own specific regulations for short-term rentals, there are also some general rules that apply across Spain. These include:

1. Registration: All vacation rentals must be registered with the regional tourism authority, which is the Valencian Tourism Registry in Valencia's case.
2. Safety standards: Properties must meet minimum safety and quality standards, such as having smoke detectors, fire extinguishers, and emergency exit signs.
3. Guest information: Owners must collect and report guest information (e.g., passport numbers) to the local police within 24 hours of check-in.
4. Insurance:Properties must have liability insurance to cover potential damages or injuries.
5. Zoning restrictions: Some cities and regions have zoning laws that limit where short-term rentals can operate. For example, Barcelona prohibits vacation rentals in residential buildings with shared facilities.
6. Occupancy limits: There may be restrictions on the maximum number of guests allowed per property and limits on the number of days per year a property can be rented short-term.

These national rules provide a baseline for short-term rental regulations, but it's crucial for owners to also research and comply with the specific requirements in their city or region. Failing to do so can result in fines, legal issues, and even the loss of their rental license.

Some real estate forums, such as the Bigger Pockets Spain community, offer resources and discussions to help owners navigate the complex regulatory landscape. However, consulting with local authorities and legal professionals is always recommended to ensure full compliance.

Does Valencia Strictly Enforce STR Rules?

Like many popular tourist destinations in Spain, Valencia has been grappling with the rapid growth of short-term rentals and their impact on housing affordability and availability for local residents. As a result, the city has taken a proactive approach to enforcing its vacation rental regulations in recent years.

According to local news reports, Valencia's city council conducted over 6,000 inspections of short-term rentals in 2019, resulting in more than 2,000 disciplinary proceedings and €1.5 million in fines. The majority of these infractions were related to unlicensed rentals or properties violating zoning restrictions.

The city has also been using technology to aid in enforcement efforts. In 2018, Valencia implemented a software system that cross-references vacation rental listings on platforms like Airbnb with the city's registry of licensed properties. This allows inspectors to quickly identify and investigate potentially illegal rentals.

Compared to other Spanish cities, Valencia's enforcement actions have been relatively strict. Barcelona, for example, has been criticized for its slow response to unlicensed rentals, despite having a larger short-term rental market. Madrid, on the other hand, has focused more on zoning restrictions than licensing requirements.

However, some hosts continue to operate illegally in Valencia, often by listing their properties on lesser-known platforms or advertising them as longer-term rentals to avoid detection. Others have found loopholes in the regulations, such as renting out individual rooms instead of entire apartments.

Opinions on Valencia's enforcement vary on real estate forums like Bigger Pockets and Reddit. Some hosts argue that the city's rules are overly restrictive and harm the local economy, while others believe that stricter regulations are necessary to protect housing affordability and quality of life for residents.

While Valencia may not be the most Airbnb-friendly city in Spain, it has demonstrated a commitment to enforcing its short-term rental regulations. Hosts who wish to operate legally must obtain the proper licenses, comply with zoning restrictions, and follow all tax and safety requirements. Failure to do so carries a high risk of fines and legal consequences.

How to Start a Short-Term Rental Business in Valencia

Starting a short-term rental business in Valencia can be a lucrative venture, but it's essential to follow the proper steps to ensure compliance with local regulations. Here's a numbered list of the key actions to take:

1. Research zoning restrictions: Determine if your property is located in an area where short-term rentals are permitted. In Valencia's city center (Ciutat Vella), only detached single-family homes can be used as vacation rentals.
2. Obtain a tourist license: Apply for a license (VUT) from the Valencian Tourism Registry by submitting a declaration of responsibility and required documents (e.g., proof of ownership, floor plan, insurance).
3. Register with tax authorities: Obtain a tax identification number (NIF) and register for VAT and income tax with the Spanish tax agency (Agencia Tributaria).
4. Prepare your property: Ensure that your rental meets all safety and quality standards, such as having smoke detectors, air conditioning, and adequate furnishings.
5. Create a listing: List your property on popular vacation rental platforms like Airbnb and VRBO, making sure to include your tourist license number and comply with any platform-specific requirements.
6. Set up a booking and payment system: Choose a method for managing reservations and collecting payments, such as using the built-in tools provided by rental platforms or a third-party property management software.
7. Arrange for cleaning and maintenance:Hire a reliable cleaning service and establish a schedule for regular maintenance tasks, such as replacing linens and restocking amenities.
8. Comply with ongoing regulations: Collect and remit all required taxes (e.g., VAT, tourist tax), report guest information to authorities, and renew your tourist license every five years.
9. Provide excellent guest service:Respond promptly to guest inquiries, provide clear check-in instructions, and address any issues or complaints promptly and professionally.
10. Monitor your business performance: Track your occupancy rates, revenue, and expenses to identify areas for improvement and ensure profitability.

Hosts can build a successful and compliant short-term rental business in Valencia by following these steps and staying informed about any changes to local regulations. However, seeking guidance from legal and financial professionals is always recommended to navigate complex requirements and minimize risk.

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

For property owners and managers seeking information or assistance with short-term rental regulations and zoning in Valencia, there are several key contacts and resources available:

1. Valencian Tourism Registry (Registro de Turismo de la Comunitat Valenciana)

Website: https://www.turisme.gva.es/opencms/opencms/turisme/es/contents/tramitacion/empresa_turistica/viviendas_turisticas.html
Email: turisme_valencia@gva.es
Phone: +34 963 986 000

Responsible for issuing tourist licenses and enforcing regional vacation rental regulations.

2. Valencia City Council - Tourism Department (Ayuntamiento de Valencia - Concejalía de Turismo)

Website: https://www.valencia.es/ayuntamiento/turismo.nsf
Email: turismo@valencia.es
Phone: +34 963 525 478

Handles zoning restrictions, inspections, and enforcement of city-specific short-term rental rules.

3. Valencia City Council - Urban Planning Department (Ayuntamiento de Valencia - Área de Urbanismo)

Website: https://www.valencia.es/ayuntamiento/urbanismo.nsf
Email: urbanismo@valencia.es
Phone: +34 963 525 478

Responsible for land use planning, zoning, and building permits.

4. Valencian Association of Tourist Apartments (Asociación de Apartamentos Turísticos de Valencia - APTUR)

Website: https://www.aptur.net/
Email: info@aptur.net
Phone: +34 963 510 045

Industry association providing resources, advocacy, and support for vacation rental professionals in Valencia.

5. Spanish Tax Agency (Agencia Tributaria)

Website: https://www.agenciatributaria.es/
Phone: +34 901 335 533

Handles tax registration, collection, and enforcement for short-term rentals.

These organizations can provide the most current information on vacation rental regulations, licensing requirements, zoning restrictions, and tax obligations in Valencia. It's recommended that you consult with them directly to ensure compliance and stay informed of any updates or changes to local laws.

Additionally, property owners can seek guidance from local attorneys, accountants, and property management companies specializing in short-term rentals. These professionals can offer personalized advice and assistance in navigating the complex legal and financial aspects of operating a vacation rental business in Valencia.

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

Airbnb hosts in Valencia have expressed mixed opinions about the city's short-term rental regulations on online forums like Reddit and Bigger Pockets. While some appreciate the need for oversight to preserve housing affordability and quality of life for residents, others find the rules overly restrictive and detrimental to their businesses.

Here are a few notable discussions and perspectives from these platforms:

Reddit user "ValenciaHost" shared their experience navigating the licensing process, noting that the city's requirements are extensive and time-consuming. They mentioned that obtaining a tourist license took several months and required significant paperwork, including a certificate of occupancy, energy efficiency certificate, and proof of insurance.

In a Bigger Pockets thread titled "Investing in Valencia Airbnb," several hosts discussed the challenges of operating legally in the city. One user, "InvestorJuan," pointed out that the 50% limit on short-term rentals in multi-unit buildings can make it difficult to find eligible properties. They also noted that the city's enforcement efforts have increased in recent years, with inspectors actively searching for unlicensed listings.

Another Reddit user, "ValenciaResident," expressed frustration with the city's zoning restrictions, particularly the ban on short-term rentals in apartments within the Ciutat Vella district. They argued that these rules unfairly target small-scale hosts while allowing larger hotels to operate freely in the area.

On a Reddit thread about the impact of tourism on Valencia, user "LocalHost" shared concerns about the growth of vacation rentals in residential neighborhoods. They mentioned that the influx of tourists has led to noise complaints, overcrowding, and a loss of community character in some areas. However, they also acknowledged the economic benefits of tourism and the need for balanced regulations.

In a Bigger Pockets discussion on the profitability of Airbnb in Valencia, host "InvestorAna" emphasized the importance of complying with local regulations to avoid fines and legal issues. They recommended working with a property manager or attorney to navigate the licensing process and stay up-to-date with any changes in the law.

Overall, the sentiment among Airbnb hosts in Valencia on these forums is mixed, with some appreciating the need for regulations to mitigate the negative impacts of tourism, while others view.

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.