Guide · 2025
Introduction: why you need to understand the VUT system
Spain is one of Europe's most popular tourist destinations, and Andalusia — home to the Costa del Sol, Granada, Sevilla and the Cádiz coastline — attracts millions of visitors every year. For property owners, this creates a significant opportunity through short-term tourist rental. But that opportunity comes with a legal framework that you must understand and comply with before you advertise a single night on Airbnb or Booking.
Since 2016, Andalusia has required all short-term tourist rentals to be registered as Viviendas de Uso Turístico (VUT) through a formal Responsible Declaration filed with the Junta de Andalucía. In subsequent years, additional obligations have been layered on top: mandatory SES guest-reporting (since December 2024), mandatory NRA Land Registry inscription (since July 2025), and community of owners authorisation requirements (since April 2025).
This guide explains all of these requirements clearly, step by step, in plain English — so you know exactly what you need to do to operate your Andalusian property legally and profitably.
Basics
What is a VUT tourist licence?
A Vivienda de Uso Turístico (VUT) is a residential dwelling — a flat, house or villa — that is offered to tourists through commercial channels (tourist platforms or direct booking) for short-term stays. The key characteristics are:
- Short-term rental: typically less than two months per stay
- Commercial channel: advertised on Airbnb, Booking, Vrbo, a property management company or your own website
- Residential property: it must be a home, not a hotel or aparthotel
- Located in Andalusia: the regional VUT regime applies throughout the eight Andalusian provinces
The VUT licence number is a unique identifier assigned to your property by the Junta de Andalucía. It must be displayed in all advertising — on the platform listing, on your website and in any printed material. The format is typically: VUT/MA/12345 (where MA is the province code for Málaga, and 12345 is the sequential registration number).
Applicability
Who needs a tourist licence?
You need a VUT tourist licence if you rent (or plan to rent) your property through any commercial channel in Andalusia, regardless of:
- Your nationality (Spanish, British, Irish, American, etc.)
- Whether you use a property manager or manage it yourself
- How many days per year you rent it (even one night requires a licence)
- Whether you also use the property for personal stays
- The size or type of the property (studio, villa, rural house, etc.)
You do NOT need a VUT licence if:
- You rent the property for periods exceeding two months to the same tenant
- You rent only to employees of a single company (corporate rental under a specific contract)
- The property is classified as an aparthotel or tourist apartment complex
- You share the property as your main residence during the stay (home-sharing)
If you are unsure whether your rental falls within the VUT regime, contact us on WhatsApp for a quick assessment.
Requirements
Requirements for a tourist licence in Andalusia
Before filing the Responsible Declaration, your property must meet certain minimum requirements. These fall into four categories:
Ownership and legal requirements
- You must be the property owner or have a valid operating contract
- The property must have a first occupancy licence (licencia de primera ocupación) or equivalent
- Foreign nationals need a valid Spanish NIE (Número de Identificación de Extranjero)
- The property must not be subject to any legal restrictions on tourist use
Physical and habitability requirements
- Minimum floor area: generally 25 m² for a studio (minimum criteria vary)
- Direct natural ventilation in all rooms
- Blackout capacity in all bedrooms
- Adequate heating and cooling for the authorised capacity
- At least one bathroom for up to 5 guests; two for up to 8
- Kitchen or kitchenette with basic utensils
Safety and service requirements
- First-aid kit
- Smoke detectors (recommended: fire extinguisher)
- 24/7 phone assistance available to guests
- Complaints book (physical or digital)
- Information sign with emergency contacts and house rules
Community requirements (since April 2025)
- Community of owners authorisation by 3/5 qualified majority vote
- Required for all new licences and changes of holder filed after 3 April 2025
- Not retroactive for licences validly granted before that date
- Community by-laws must not expressly prohibit tourist use
Step-by-step
The VUT licence application process
The Andalusian VUT application has several stages. Here is the complete process explained step by step:
- Review community by-laws and obtain authorisation — Since April 2025, the community vote is required before you file. Request the agenda item at the next community meeting or call an extraordinary meeting.
- Verify urban planning compatibility — Check that your municipality does not have a moratorium, quota system or zoning restriction on tourist properties. Some cities (Málaga, Sevilla, etc.) have imposed limitations in certain areas.
- Prepare the property to meet requirements — Ensure all habitability, safety and equipment requirements are in place.
- Obtain a first occupancy licence — If your property does not have one, this must be resolved before proceeding (some older properties have equivalent documentation).
- File the Responsible Declaration — This is the core step. The declaration is filed online with the Junta de Andalucía and takes immediate effect. The tourist licence number is assigned upon filing.
- Register on the SES platform — Register your establishment on the mandatory guest-reporting system and complete the verification process. This can run in parallel with step 5.
- Obtain the NRA from the Land Registry — Apply for the NRA inscription with your CRU/IDUFIR property data. The NRA number must appear in your advertising from July 2025.
- Update your platform listings — Add your VUT licence number and NRA to all listings on Airbnb, Booking and other platforms. Ensure all data (capacity, services, house rules) is consistent with your official documentation.
- Complete any municipal requirements — Some municipalities require additional notices, activity licences or fee payments. We check this for your specific location.
- Ongoing compliance — Register guests through SES within 24 hours of each check-in, maintain required equipment and documentation, and keep your records up to date.
Costs and timelines
How much does a tourist licence cost and how long does it take?
Legal fees (Salama Legal SLP)
| Service | From |
|---|---|
| Responsible Declaration filing | €780 |
| SES platform registration | €150 |
| NRA Land Registry inscription | €320 |
| Complete VUT pack | €950 |
Prices include legal fees only. Land Registry fees and administrative costs are additional and vary by property. All fees are tax-deductible. Prices updated September 2025.
Indicative timelines
- Responsible Declaration: immediate effect upon filing
- SES registration: 1–7 working days
- NRA inscription: 2–8 weeks (can vary by registry office)
- Community authorisation: 2–8 weeks (depends on meeting schedule)
- Full end-to-end process: typically 4–8 weeks
SES platform
SES guest reporting: what you need to know
The SES (Sistema de Entrada al Servicio) is one of the most significant compliance obligations for tourist property owners in Andalusia since late 2024. Here is what every owner needs to know:
What SES requires
- Every guest must be reported on the SES platform within 24 hours of arrival
- The report must include the guest's full name, date of birth, ID or passport number, nationality and arrival date
- Each member of a group (over age 14) must be reported individually
- Reports must be kept for a minimum period in accordance with data protection law
- Access to the SES system must be controlled and secure
How to manage SES in practice
Most property managers use the SES system either through the web interface or through an API connection with their property management software (PMS). We recommend:
- Training your cleaning or check-in team on how to collect and submit ID data
- Using a digital check-in form that captures the required data automatically
- Setting up reminders for the 24-hour submission deadline
- Keeping a secure log of all submissions
Common pitfalls
Common mistakes to avoid
Based on our work with hundreds of foreign property owners in Andalusia, these are the most frequent mistakes we see:
Administrative mistakes
- Operating before filing: taking bookings before the Responsible Declaration is filed is an infraction, even if the property meets all requirements
- Wrong holder data: filing under the previous owner's name after buying a property — always do a change of holder
- Missing the SES deadline: failing to submit guest check-ins within 24 hours of arrival
- Inconsistent data: capacity or services listed on platforms that differ from the official VUT file
Legal and regulatory mistakes
- No community vote: failing to obtain community authorisation before filing (for applications after April 2025)
- Missing NRA: advertising without the NRA number from July 2025 onwards
- Ignoring local requirements: some municipalities have additional requirements that owners overlook
- No 24/7 contact: failing to provide round-the-clock telephone assistance to guests
FAQ
Frequently asked questions
Can I rent my property on Airbnb without a tourist licence in Andalusia?
No. Renting on Airbnb, Booking or any tourist platform in Andalusia without a valid VUT licence is illegal. Fines start at €16,000 and your listing can be removed by the platform. Both Airbnb and Booking are required under EU regulations to verify licence numbers for listings in Andalusia.
How long does it take to get a tourist licence in Andalusia?
The Responsible Declaration takes effect immediately upon filing, meaning you can start taking bookings from day one. The complete process — including SES registration, NRA inscription and community authorisation — typically takes 4–8 weeks from start to finish.
How much does a tourist licence cost in Andalusia?
Our complete VUT application pack (Responsible Declaration, SES registration and NRA) starts at €950 with a package discount. Individual services are available separately. All fees are tax-deductible as a rental expense. See our services page for full pricing.
Do I need community authorisation for a tourist licence?
Since 3 April 2025, new tourist licences and changes of holder in Andalusia require community of owners approval by a 3/5 qualified majority vote. This requirement is not retroactive for licences validly granted before that date. We advise on the community approval strategy as part of our service.
What is the SES platform and is it compulsory?
Yes, the SES guest-reporting system has been mandatory in Andalusia since 2 December 2024. All tourist accommodation operators must register on SES and submit a check-in report for every guest within 24 hours of arrival. We handle the full SES registration as part of our VUT application service.
Can a foreign national get a tourist licence in Andalusia?
Yes. Foreign nationals who own property in Andalusia can apply for a VUT licence. You will need a valid Spanish NIE (Número de Identificación de Extranjero) as part of the application. We assist foreign owners with the NIE process and handle all communication with the Spanish authorities in Spanish on your behalf.
Conclusion
Ready to get your tourist licence?
Obtaining a VUT tourist licence in Andalusia involves multiple steps and a complex regulatory landscape that has changed significantly since 2024. For foreign property owners, navigating this in Spanish without specialist legal guidance creates unnecessary risk.
Jacob Salama (ICAMALAGA 11.294) provides a complete, English-language service that covers every step of the process — from the initial property review through to the NRA inscription and SES training for your team. Fixed, transparent fees and full coverage across all of Andalusia.