The Andalusia VFT Licence Explained: Who Needs One, What It Costs, and How to Apply
VFT Licensing in Andalusia: A Complete Registration Guide
Navigating the three-layer regulatory maze of regional VFT licences, national NRUA numbers, and police registration for legal holiday rentals in Spain's tourism heartland.
What You Need to Know
- VFT licences are mandatory for all short-term rentals under two months in Andalusia
- Regional registration with the Junta de Andalucía must be completed first
- National NRUA registration became mandatory from July 1, 2025 for platform listings
- SES.HOSPEDAJES guest reporting is legally required within 24 hours of check-in
- VFT licences transfer with property ownership when properly registered
- Fines for operating without registration can reach €500,000 for severe violations
Operating a holiday rental in Andalusia isn't quite the simple matter of buying a villa and sticking it on Airbnb anymore. The regulatory landscape has evolved into a three-tiered system that requires navigation of regional, national, and police registration requirements. For property investors considering the Costa del Sol or Granada's charming villages, understanding the Vivienda con Fines Turísticos (VFT) licensing process has become absolutely essential.
The good news? A properly registered VFT licence transfers with the property, making licensed homes particularly attractive to investment buyers. The not-so-good news is that enforcement has dramatically intensified since 2025, with platforms like Airbnb and Booking.com required to remove unlicensed listings within 48 hours.
Understanding the VFT Framework
A VFT licence allows properties to be rented to holidaymakers for stays under two months, governed by Decreto 28/2016. It's technically not a traditional licence but rather a declaración responsable—a responsible declaration that your property meets all legal requirements.
The registration number follows the format VFT/MA/12345, where the middle letters identify the province (MA for Málaga, GR for Granada, CA for Cádiz, etc.). This number must be displayed on all rental listings and advertisements.
The system operates across three distinct regulatory layers: regional VFT registration with the Junta de Andalucía, national NRUA registration through the Property Registry, and police guest reporting via the SES.HOSPEDAJES system.
Property Requirements Under Decreto 28/2016
Your property must meet specific technical standards before VFT registration:
| Requirement | Description | Notes |
|---|---|---|
| Occupancy Documentation | Valid LPO or equivalent habitability certificate | Essential for all properties |
| Ventilation | Direct ventilation in all rooms | Natural ventilation required |
| Window Coverings | System for darkening windows (blinds, shutters) | Essential for guest comfort |
| Air Conditioning | Required if marketed May to September | Fixed installation systems only |
| Heating | Required if marketed October to April | Fixed installation systems only |
| Furnishing | Fully furnished and equipped for immediate use | Furniture, bedding, kitchen utensils |
| Safety Equipment | First aid kit on premises | Mandatory safety provision |
| Complaints Book | Official complaints forms available to guests | Hoja de quejas y reclamaciones |
| Guest Information | Tourist information, emergency contacts, house rules | Provided to all guests |
Community Approval Requirements
Since April 3, 2025, properties in shared buildings require 60% community approval before VFT registration. Properties with existing licences remain exempt from this requirement.
The Three-Step Registration Process
Achieving full compliance in Andalusia requires completing three distinct registrations. The regional VFT remains the foundation—you cannot obtain national registration without valid regional approval.
Regional VFT Registration
Submit a declaración responsable to the Registro de Turismo de Andalucía. Since July 1, 2025, all applications must be processed through the digital single window. You'll receive your VFT number in format VFT/XX/00000 upon approval.
National NRUA Registration
Register through the Digital Single Window for Rentals operated by the Land Registry. This NRUA number is mandatory for all platform listings since July 1, 2025.
SES.HOSPEDAJES Police Registration
Register your property with the Ministry of Interior's centralised platform. Since December 2, 2024, this replaced the old Webpol and Hospederías systems.
Registration Costs
Regional VFT registration is completely free. National NRUA registration costs approximately €32.67, plus any legal fees if using professional services.
Ongoing Compliance Obligations
Registration is just the beginning. Property owners must submit guest data within 24 hours of check-in through SES.HOSPEDAJES, and file annual NRUA reports every February to maintain their registration status.
Properties may be subject to inspections without notice to verify continued compliance with Decreto 28/2016 standards.
Enforcement and Penalties
The days of operating under the radar are well and truly over. Fines for operating without registration can reach up to €500,000 in severe cases, and platforms must remove listings without valid registration numbers within 48 hours.
Authorities actively cross-check utility bills, tax payments, and online platforms to identify unlicensed properties. More than 5,000 registrations have been revoked for failing to meet legal requirements since the enforcement intensified.
Property Transferability
Here's where things get interesting for property buyers. Spain's Directorate-General confirmed that tourist rental licences in Andalusia are tied to the property, not the individual. This means a registered licence remains valid after property sale and transfer of ownership.
New owners can continue short-term rental operations without additional community approval, provided they notify the change of ownership (cambio de titularidad) through the Registro de Turismo de Andalucía.
TPD Verdict
VFT licensing in Andalusia has transformed from bureaucratic afterthought to essential due diligence item. For investment buyers, properties with existing valid licences represent genuine added value—but only if you're prepared to maintain compliance with all three registration layers. The regulatory complexity isn't going anywhere, but neither is Andalusia's tourism appeal. Plan accordingly, budget for professional assistance, and view proper licensing as an investment moat rather than a compliance headache.
Useful TPD Tools
Calculate your total investment cost and assess potential returns with these helpful calculators:
Sources and References
- Real Estate Andalusia, https://realestateandalusia.es/the-guide-to-tourist-rental-licences-in-andalusia/ Last verified: May 31, 2026
- Junta de Andalucía - Tourism Registry, https://www.juntadeandalucia.es/organismos/turismoyandaluciaexterior/areas/registro-turismo.html Last verified: May 31, 2026
- Holidu - Spain NRUA Registration Guide, https://www.holidu.co.uk/magazine/all-you-need-to-know-about-new-unique-registration-number-spain Last verified: May 31, 2026
- HolidayHero - SES.HOSPEDAJES Guide, https://www.holidayhero.com/the-complete-guide-to-ses-hospedajes-guest-and-reservation-registration-requirements-in-spain Last verified: May 31, 2026
- CheckInScan - Andalusia Registration Guide, https://www.checkinscan.com/en/register-a-tourist-home-in-andalusia/ Last verified: May 31, 2026
- Mike Naumann Immobilien - Tourist Rental Framework, https://www.mikenaumannimmobilien.com/en/tourist-rental-in-andalusia--legal-framework-requirements-and-registration/s6/960/ Last verified: May 31, 2026
- Hostaway - Spain Airbnb Rules 2025, https://www.hostaway.com/blog/airbnb-rules-in-spain/ Last verified: May 31, 2026
- MPD UNNE - Tourist Licenses Marbella, https://www.mpdunne.com/blog/tourist-licenses-marbella-andalusia Last verified: May 31, 2026
- Short Term Rental Advisers - VFT Registration, http://shorttermrentaladvisers.com/confused-new-short-term-rental-law/vft-registration/ Last verified: May 31, 2026
- Junta de Andalucía - Decreto 28/2016, https://www.juntadeandalucia.es/boja/2016/28/6 Last verified: May 31, 2026
- Andalucia.com - Property Registration System, https://www.andalucia.com/rentals/property-registration-system Last verified: May 31, 2026
- Simple English Advice - Spain Rental Registration, https://simpleenglishadvice.com/a-guide-to-spains-rental-registration-number/ Last verified: May 31, 2026
- Health Plan Spain - Registration Guide, https://www.healthplanspain.com/blog/expat-tips/1651-how-to-register-short-term-rental-property-andalusia.html Last verified: May 31, 2026
- CostaLuz Lawyers - Registration Requirements, https://www.costaluzlawyers.com/important-update-new-short-term-rental-registration-requirements-in-spain-starting-july-2025/ Last verified: May 31, 2026
- Villa Check In - Guest Registration, https://www.villacheckin.com/guest-registration/ Last verified: May 31, 2026
Buyer Intelligence Notice
This article provides general guidance based on publicly available regulatory information. It is indicative only and must not be considered legal, financial, immigration, or relocation advice. Actual costs, conditions, and requirements vary by location and individual circumstance. Regulations change. Always verify current requirements with qualified local professionals before making any purchasing decision.
The Property Drop provides buyer intelligence and educational research only. We do not act as an estate agent, intermediary, or advisor in any transaction, and we do not facilitate introductions, negotiations, or transactions. Always engage qualified independent professionals, including local lawyers, surveyors, architects, and tax advisors, for due diligence specific to your property.
