Author: TAMARINDO

The Complex Rural Rural Tourist licence

Post author By TAMARINDO
Post date June 28, 2024

A rural accommodation is a type of lodging located in rural areas. They are usually situated in natural surroundings and feature an architectural style that respects and reflects the local area where they are found.

Additionally, in most cases, they offer guests activities that complement the lodging experience. For example, hiking trails, typical cuisine, artisanal workshops, etc.

It contributes to the economic and social development of rural areas, which are sometimes in a severe state of depopulation.

Why is it so complex to open an establishment of this type?

The regulations to be applied are very stringent. In general terms, the legislation is very different and much more restrictive compared to the case of accommodations on urban land.

What does the Generalitat Valenciana dictate regarding rural tourist licence?

According to this regional legislation, rural accommodation will be classified into the following categories:

Rural house.
Rural hotel.
Blocks and complexes of rural apartments.
Rural tourist home.

Difference Between Rural House and Rural Tourist home

Although both types of accommodation are located in rural settings and may appear similar, there are differences between them:

Different legislation and registration with the Conselleria: both must meet specific regulatory requirements that are distinct from each other. And although they must be registered with the Conselleria, this management is also different.
Occupancy rate: a rural tourist dwelling can only be rented in its entirety. However, a rural house can be rented partially or in its entirety.
Additional services: a rural house usually offers additional services such as meals (breakfast, half-board, etc.), rural activities, etc.
Occupancy rate: rural houses are considered a business activity, so their income must be taxed as earnings from economic activities. On the other hand, rural tourist dwellings can be considered as income from real estate capital.

How to obtain a rural vacation license for tourist use housing

Depending on the required modality, the license will be obtained in different ways, increasing in difficulty and requirements.

Within these modalities, we will explain the process for rural tourist use housing.

HABITATION CERTIFICATE SPAIN

Firstly, it must be certified that the property is habitable.

This is done through the certificate of habitability or occupancy. This technical document must be updated if it is more than 10 years old.

"INFORME COMPATIBILIDAD" FOR RURAL VACATION LICENSE

Subsequently, the City Council of the locality where it is located must grant the corresponding permit to designate it as a tourist property.

Technically, this permit is known as an urban compatibility report.

OBTAIN A DIC OR EXEMPTION

When the rural housing subject to the license is located in a rural area as well as on rustic land, the Regional Ministry requires another technical report.
This report is called the Declaration of Community Interest.

Without delving into too many technical details, it “authorizes” rustic land for tourist use.

As with any law, there are exemptions in its application, which must be properly justified.

REGISTER FOR RURAL TOURIST LICENSE GVA

Once the above steps are completed, the Responsible Tourism Declaration of the GVA can be formalized.

In this way, the desired tourist license will be granted.

You can register at the following link.

OBTAINING AN ACTIVITY RURAL TOURIST LICENCE

Finally, depending on the City Council, an opening license for a tourism activity may need to be obtained.

Price of rural tourist rental licence

The price of this license varies depending on the type of accommodation.

For the simplest case, a rural tourist home, the average price (excluding urban fees which depend on each City Council) starts from 300 euros.

Would you like to obtain a rural vacation license?

Tourist License

Lleida holiday home licence 2023

Post author By TAMARINDO
Post date June 6, 2024
No Comments on Lleida holiday home licence 2023

Don’t worry about the tourist licence. If you have time, you can read this article. However, if you are busy, just contact us, and we will take care of your holiday home license for you.

What is a holiday home licence?

If you want to rent out your property in holiday mode, the first thing you need to do is to obtain a tourist licence, but be careful, you can’t always do that!

New regulation 2023 Catalonia Tourist rent

First of all, it should be noted that the rules for renting accommodation to tourists in Catalonia have become ultra-strict. Legalising your tourist rental is going to be a challenge now!

From the end of 2023, most town halls have 5 years to apply the new regulations. In the meantime, owners with existing licenses have the same period to become legal.

This has led to two critical situations.

1. No tourist licences are being issued

Today, no new licences are being granted because the local councils have not yet adapted the regulations. As I said, they are 5 years old.
If you want to know if they are issuing licences, contact us.

2. Chaos among landlords with old tourist licences.

Because they can’t legalise their dwellings because the municipality has NOT yet adjusted the rules.
And the worst thing is that only 5 tourist dwellings per 100 inhabitants will be allowed!

How to apply for a tourist licence in Lleida?

Below, we are going to show you the most common process for obtaining the HUT in Catalonia.

Certificate of occupancy

Firstly, the habitability of the dwelling must be renewed. By means of the certificate of habitability.This certificate must be issued by a competent technician.

It is valid for 10 years and is usually done when you create a home, sell a home or obtain a tourist licence.

Gencat Catalonia Register (Habitatges d'ús turístic)

Secondly, we will go to Tourism and register the tourist licence with the relevant documentation.

Permission City Council

Ultimately, many town councils will require us to request a technical report in which they will assess whether the property is suitable for tourist rental.
Right now the town planning areas are working to standardise and adapt this management.

Rates and Term

In relation to the fees, Gencat will demand the habitability certificate fee.

One dwelling: 44,35 €.
Two to five dwellings: 27,35 €
Six or more dwellings: 20,45

But the rest of the process will be requested by the town hall itself. Both for the registration of the tourist licence and even for the permit from the town hall.

It should be noted that these are usually quite high (over 300 €). Although it varies from town hall to town hall.

Adaptation of new regulations of old tourist licences in Catalonia

If you already have a tourist licence for 5 years, you will have to adapt it to the new regulations by obtaining the required permits from the town hall. Otherwise, the licence will be cancelled.

Requirements to hold vacation rental licence in Catalonia

These are some of the requirements:

Have a tourist badge.
Have emergency phone. numbers available in case something happens.
Communicating travellers’ details to the police.
Collecting the IEET tax.

Consecuences of operating without license

In Catalonia, depending on the severity, penalties range from 60,000 to 600,001 euros for renting residences for tourists without a tourist licence, along with temporary or permanent closure of the tourist rental.

Benefits of oftaining a tourist license in Lleida

The benefits offered by this opportunity are comparable to those of other municipalities. Among them, the following stand out:

Greater financial profitability.
Reduction of late payments.
Freedom to enjoy your home whenever you like.
Contribution to local tourism development.
Greater control over your property.

These are just a few examples of the tangible benefits of joining this initiative – don’t miss this opportunity to improve your economic situation and contribute to the progress of your community!

Request holyday home licence Lleida

holiday home license

Tourist License

Requirements for holiday home in Paterna

Post author By TAMARINDO
Post date February 29, 2024

In this article, we will know the necessary requirements to be able to obtain the tourist license for a housing in the locality of Paterna. The above mentioned license will allow us to realize a tourist use of our property, that is to say, to destine his rent to tourists on a regular basis and with commercial aims.

1. Obtaining the tourist license

To obtain the tourist license we will need to make several registrations and obtain different certificates.

A) Second occupancy license

The second occupancy license is a certificate issued by the local town hall confirming that the conditions of the property meet the habitability and safety requirements for occupancy.

B) Compatibility certificate holiday home

The certificate of urban planning compatibility is also issued by the municipality and certifies the compatibility of the tourist use of the property with the urban planning and municipal ordinances.

In other words, it is a mandatory technical document that certifies that a house can be a tourist house.

C) Application Generalitat Valenciana tourist housing Paterna

As owners we must register the property in the Registry of Tourism of the Valencian Community in order to notify the registration of the tourist activity of our property and finally obtain its Tourist License.

Holiday Home price Paterna

2. Having a vacation rental insurance

To be able to exploit the tourist license we must have the property insured. Normally the basic insurances serve, but if you contract one specialized in tourist rent you will be more supported.

In article 26 you can see the minimum characteristics that the insurance must have.

3. Have a tourist license plate

When you go on vacation and hire a tourist apartment, the best way to find out if the property has a license is to check if it has a tourist license plate.

That is to say, the tourist plate is the license plate of your tourist accommodation and serves to prove that it meets the technical and tourist requirements.

Do you need to obtain a tourist license plate?

4. Report travelers to the police

As a rule and for security reasons, the registration of travelers must be carried out at the National Police or an equivalent security body.

5. Complaint forms GVA

We should always have official Tourism complaint forms available for possible incidents.

If you need official GVA complaint forms, please contact us.

6. Taxation of tourist housing with the tax authorities

Finally, it will be necessary that you fulfill your tax obligations for the tourist rental with the AEAT.
In the most common cases, the tourist rent is a yield of real estate capital that is taxed by IRPF and ITP.

In relation to VAT it is usually exempt.

If you want more information you can read this article.

Tourist License

Cost of tourist licence Benidorm

Post author By TAMARINDO
Post date January 19, 2024

Benidorm is a popular tourist destination in Spain. It is one of the most popular regions of the Valencian Community, due to its infrastructure and location. This makes investment in holiday homes attractive, as tourism is intense throughout the year and the demand for this type of accommodation is high.

For a property to be a tourist property, it is necessary to have a holiday licence.

This licence is a permit granted by the public administration that authorises the use of a property as tourist accommodation. In Spain, the Autonomous Communities are in charge of regulating these licences. However, the local councils are also involved in the process and have even more power.

At present, Benidorm has approximately 5,000 registered tourist properties.

How to get a tourist licence in Benidorm

To obtain the tourist licence in Benidorm we will have to follow several steps. This procedure can be done entirely through the electronic headquarters of Benidorm council and the Generalitat Valenciana.

Licence of second occupation

The first thing to do is to have a technician certify that your home is habitable and you will need to apply for a licence at the town hall, called a second occupancy licence.

In very rare cases a property will not be habitable and will not comply with the regulations. In other words, in this step there are usually no problems.

Fee and documents

There is a fee of 75€ and these are the main documents to be presented:

Photocopy of the owner’s ID card.
Nota simple.
Cadastral reference
Last receipt of IBI
Water bill.
Last electricity bill.
Second occupancy licence certificate.

Permit from the city council or CCU

The second step is to request a permit from the Urban Planning Department to carry out the tourist rental activity.

This permit is called the CCU or Compatibility Report, and it verifies that, in a specific location, the tourist activity is compatible.

There are some municipalities that are very strict and only allow this permit to be obtained in very few places, aiming to control the expansion of tourist accommodations.

In the case of Benidorm City Council, they actively encourage this type of tourism and grant the permit for many properties.

It is true that there are places with exceptions and/or protected areas, like the Sierra Gelada area, where tourist accommodations are not allowed, but this is not usually the norm.

Starting in 2024, a new requirement was introduced to obtain a favorable compatibility report: properties must have private or community parking.

Finally, it is important to note that the approval process takes quite a long time, and the city council may take more than a year to grant the permit. Keep that in mind!

Fee and documentation

We have a fee of 60€ and this would be the documentation:

Nota simple.
Photocopy of ID card.
Cadastral reference.
Descriptive report.
Plan.
Photo facade.

Energy Certificate Home Holiday

One of the additional requirements stemming from the new 2024 regulations of the Generalitat Valenciana is that, in order to rent out a property as a tourist accommodation and obtain the license, it is necessary to have a valid energy certificate.

Community of Neighbors Registry Certificate

Additionally, when applying for the tourist license, it will be necessary to have a certificate from the community of neighbors confirming that there is no prohibition on tourist rentals.

Application GVA tourist rental licence Benidorm

The last step must be taken with Tourism, which is the responsibility of the Community of Valencia. You will have to register online with a digital certificate and provide a series of documents.

Luckily, this last step and in less than a week you will have the resolution and possible tourist licence.

How much is a tourist licence in Benidorm?

From 450€ (Taxes and VAT included)

Energy Certificate

Energy certificate for new construction

Post author By TAMARINDO
Post date January 15, 2024

What is a new construction certificate?

This is a technical certificate that measures the efficiency and sustainability of a new construction.

Depending on the quality of the materials, insulation, orientation, openings, thermal installations and other variables, this certificate will give a better or worse result.

When to request an energy efficiency certificate for new buildings?

By law in Spain, it is necessary to have an energy certificate in order to put a building or parts of a building up for sale. In this way, owners, comparators or tenants can quickly assess how efficient the property to be purchased is.

How is a new construction energy efficiency certificate made?

These are the optimal steps:

1. Technical visit by specialised technician

An architect or technical architect must carry out on-site data collection on the building itself.

By means of measurements, photos, checking of materials, energy systems, etc.

2. Technical report energy performance certificate

Subsequently, with the data collected and with the support of technical documentation, such as plans, technical data sheets of materials, etc., the energy certificate will be drawn up, using a computer programme, to calculate the overall efficiency of the building.

3. IVACE register energy certificate new construction

After the technical report has been completed, it will be registered in the corresponding public body. Here in the Valencian Community this is done on the IVACE platform.

Once registered, the platform provides the certificate with a code that authenticates its validity. In addition, it also provides an energy label, which shows the energy quality of the building.

This label ranges from the letter A (most efficient) to the letter G (least efficient), providing a quick and visual classification of the building’s energy performance.

Who can sign a new building energy certificate?

According to Spanish regulations, the competent technicians to sign energy certificates for new buildings are architects or technical architects.

It is true that when it is not a new building, energy certificates can be signed by engineers and other technical profiles.

Do you need an economic energy certificate?

The importance of the energy rating of new buildings

Energy rating for new buildings is key to meeting regulatory compliance and appropriate quality standards.

It saves on utility costs, increases the value of the property and contributes to lower pollution.

Tourist License

Investment tourist rent VS long term rent, which is better?

Post author By TAMARINDO
Post date January 8, 2024

In this article we want to discuss the differences between tourist rent or rentals and long-term rentals (renting a permanent home).

Each of the modalities has its advantages and disadvantages and we are going to put them on the table so that you can choose your best option.

What is tourist renting?

Vacation rentals are short-term rentals, rentals for tourists or people who want to spend a short stay.

Normally this type of rental is usually promoted through websites such as booking or airbnb.

What is long-term renting?

Long-term rentals are focused on the use of the property as a place for tenants to live, and have their own regulations and laws compared to holiday rentals.

Requirements for tourist rent

The requirements to be able to carry out a tourist rental in compliance with the regulations vary according to the Autonomous Community and the locality where we want to do it.

Large cities tend to be more restrictive with this type of rental and the procedure to obtain the licence is more costly and time-consuming than in smaller municipalities.

Although the documentation and requirements differ from place to place, we will mention the most general requirements.

1. Obtain a tourist licence

A holiday licence is a permit or authorisation issued by local authorities that allows owners of houses or flats to rent out their properties for short periods of time, usually for tourist stays. These licences are common in places with a high demand for tourist rentals, such as resort towns or holiday areas.

The following documents are essential for obtaining a holiday licence for your property:

City council permit or Urban Development Compatibility Report or CCU

One of the necessary steps to obtain the tourist licence is to request a technical permit from the town hall.

In the Valencian Community, technically, it is called a report of urban development compatibility. In this report, the town council indicates whether the property is suitable for tourist housing.

Certificate of habitability or second occupancy license

It is important to understand that for a property to be a tourist property, it must first be a dwelling. The cédula de habitabilidad is the document that certifies that the property is a dwelling and therefore habitable.

OBTAIN YOUR TOURIST LICENSE

Respect Prohibition of tourist rentals by the owners' association

An important aspect to take into account in tourist rentals is the possibility that the community of neighbours where your property is located may try to prohibit tourist activity in their community.

In this situation, the law is not entirely clear in some autonomous communities, as it does not establish a basis that clearly states whether the neighbours have this power or not.

In spite of this, we must take into account the statutes of the community in order to avoid problems with our community of neighbours.

Comply with Tourism Regulations

In Spain, tourism is not regulated at state level. It is the responsibility of the Autonomous Communities to regulate tourism. Municipalities can ultimately also regulate tourist rentals as long as they respect the regional regulations.

Some common rules in most regions of the country are:

Tourist plate, which identifies your property as suitable and registered as a tourist property.
Complaint forms: it is necessary to have them in order to comply with the regulations and offer guests a guarantee of comfort and safety.
Report travellers to the police.

Requirements for long term rental

In Spain, the legislation regulating urban leasing is mainly found in Law 29/1994 of 24 November on Urban Leases (LAU).

https://www.boe.es/buscar/act.php?id=BOE-A-1994-26003 .

Some key aspects for landlords are:

Contrato de Arrendamiento

It is essential to draw up a detailed lease that clearly sets out the terms and conditions of the tenancy.

Deposit

The tenant must provide the landlord with a deposit equivalent to one month’s rent in the case of a dwelling.

Rent

The parties are free to agree on the amount of the rent. In contracts with a duration of more than five years, it is possible to agree to update the rent in accordance with the evolution of the Competitiveness Guarantee Index (IGC) published by the National Statistics Institute (Instituto Nacional de Estadística).

Manteinance and repairs

Landlords are responsible for maintaining the property in habitable condition and making necessary repairs.

Landlord's insurance

Some homeowners choose to obtain homeowner’s insurance to protect against financial loss due to property damage or liability.

Taxation and taxes on tourist accomodation rentals

It is crucial to seek specific professional advice in order to be up to date with the taxation and taxes applied to this type of rental. This is the way to ensure that you comply with all tax requirements and avoid problems with the tax authorities.

In general, income from tourist rentals is considered as income from real estate capital.

It is also worth mentioning that in the simplest tourist rentals, there is no VAT and it is not necessary to be self-employed. But it must be taxed by ITP.

FULL ARTICLE ON TOURIST RENTAL TAXES

Traditional Leasing Taxation

The rental of a real estate property constitutes income that must be included in the personal income tax return (IRPF), either as income from real estate capital or as income from economic activity.

Management of tourist rental

To carry out a tourist rental offering a good experience to the tenants, it is necessary to carry out an active and constant management of your property.

You have the option of delegating this management to third parties or doing it on your own.

You will have to bear in mind that in order to offer an attractive rental the property has to be in perfect condition. Let’s break down the most important issues to take into account in order to manage your holiday rental in the best way.

Cleaning the property before the arrival of new tenants.
Change of bed linen and disposable items.
Advertising and promotion of the property to make your offer visible to potential clients.
Communication of visitors to the competent authorities.
Visitor communication
Check in/Check out.
Legal advice.
Start-up, refurbishment, furnishing…

DO YOU NEED A COMPANY TO MANAGE YOUR HOLIDAY RENTAL?

Profitability of tourist accomodation VS Normal renting

Prices

Long-term rentals are generally set on a monthly basis. Monthly prices are usually significantly lower per night compared to tourist rentals.

Long-term rental contracts may offer greater stability in income, but prices do not adjust as easily to seasonal fluctuations or demand. In other words, they are not flexible.

In contrast, tourist rental prices are often set on a per night basis. In popular tourist areas, especially during peak seasons, prices can be relatively high.

Owners can adjust prices according to market demand and season, which can result in higher incomes during periods of higher demand.

Income

Tourist accommodation usually generates income per night, and in popular tourist locations, this income can be significantly higher compared to a standard monthly rental. However, there are also periods of low demand.

On the other hand, traditional rentals provide a more stable and predictable income.

Seasonability

Tourist rental prices can vary significantly depending on high and low season, as well as local events that attract more visitors.

Regular rentals can have price stability throughout the year, with less dependence on seasonal fluctuations.

Control of the property

It is important to consider how much control you have over your property depending on the type of lease you take.

In a long-term tenancy you lose control of your property during the 5 years of the contract. If you want to make visits to your property you will have to consult with the tenants beforehand to ask for their consent.

If the owner needs the property, he/she can terminate the contract after a minimum period of 12 months, provided that this is expressly agreed in the contract.

In the case of holiday rentals you have greater availability of your property as the tenants’ stays are short and usually do not last more than two weeks. This allows you to get a good profitability at the same time that you can dispose of your property.

In this case you do not lose control of your property and you can visit the property with prior notice.

Buying holyday homes

Properties with a tourist licence or suitable for tourist rental are more expensive to buy on the market. Restrictions on holiday rentals are increasing over the years. Therefore, finding a property suitable for this purpose is quite expensive. Especially in big cities.

VERY IMPORTANT, before purchasing, it is advisable to consult experts to ensure that you are complying with all regulations and maximising the potential of your investment.

Having a tourist licence increases the value of your home

In the big cities, Madrid, Barcelona, Valencia, Alicante, it is very difficult to find a property suitable for tourist rentals. The city councils are strangling the tourist rental.

That is to say, if you have a property with a tourist licence in a large tourist city, the market value for its sale can go up to 25%.

The future of rents

There is a clear tendency to increasingly restrict tourist rentals and to regulate long term rentals to a greater extent, trying to regulate prices.

Vacation rentals boomed more than ten years ago with the advent of private home rental platforms such as Booking or Airbnb.

However, the global health crisis of 2020 forced landlords to change their priorities from short term rentals to long term rentals, something that still continues today.

Due to a huge increase in demand, rental prices in Spain are steadily rising. Since 2015, rental prices in Spain have increased by 41%.

Other factors that are currently directly affecting long-term rental supply and demand are the recovery of the economy and employment; and secondly, due to accelerating inflation, the scarcity of public housing.

In addition, governments point to tourist renting as one of the main problems of long-term rental inflation.

In conclusion, there is more and more state interventionism in rentals and even stifling tourist rentals.

TOURIST RENT

Tourist License

How to obtain a tourist license in Cullera?

Post author By TAMARINDO
Post date December 21, 2023

Procedure and regulations

First of all, we must have a technical certificate of habitability that accredits that the property is fit for habitation.

Once we have this certificate, we proceed to request the urban development compatibility report for tourist dwellings.

Finally, if the resolution of the previous report is favourable, we have to register our property as a tourist dwelling with the Generalitat Valenciana.

HOW MUCH IS A TOURIST LICENSE IN CULLERA?

From 400€ (VAT and taxes included)

1. License of second occupation

This is a document issued by a technician, such as an architect or quantity surveyor, which verifies that the home meets certain standards of habitability and safety.

These certificates are usually necessary to demonstrate that a home meets the legal and quality requirements necessary to be lived in safely and comfortably.

2. Informe de Compatibilidad Urbanística

Since 2018, the power to grant tourist licenses has been in the hands of the local councils. This report is the permission that has to be granted by the town hall in order to be able to obtain the tourist license for our property.

It is usually the most complicated step, as not all properties can obtain this report in order to obtain the license.

The good thing? The Cullera Town Hall is quite flexible and grants the majority of the houses the positive report of urbanistic compatibility.

3. Registration of tourist rental license the Generalitat Valenciana

Finally, you will have to register with Tourism. In addition, you will need a digital certificate and home insurance.

This is the quickest part of the process; however, it is advisable to get a professional to avoid any problems.

GET YOUR DIGITAL CERTIFICATE IN LESS THAN 24 HOURS

CHANGE OF OWNERSHIP OF A TOURIST LICENSE IN CULLERA

There are situations in which the ownership of the tourist license is in the hands of a former owner or rental management company. In these cases we have to apply for a change of ownership of the license.

It is a tedious process that requires to be well informed. In these cases, we recommend the help and advice of a professional who has experience and knowledge of this type of procedure.

See information.

Managers of holiday rentals in cullera

Nowadays there are many companies in charge of managing third party rentals in exchange for a commission.

We try to offer the most complete service possible, which is why apart from obtaining the tourist license, we offer tourist rental management services.

Once all the necessary procedures have been completed to be able to carry out a holiday rental in accordance with the current regulations, we offer the possibility of managing your rental, in the most efficient way, so that you don’t have to worry about anything.

Renting without a tourist license

In order to carry out short term holiday rentals, it is always necessary to have a license, the procedures and requirements for obtaining a license will vary depending on the locality.

The alternative would be to carry out a long-term rental, thus sacrificing the profitability of our real estate income.

What sanctions can we face if we rent a property without a license?

Renting your property fraudulently can lead to various legal consequences and penalties such as:

• Fines and/or economic sanctions that can amount up to 60000€ in the most serious cases.
• Termination of the activity.
• Obligation to reimburse tenants.
• Future prohibition to operate any type of tourist rental on the property.