Service 1
VUT Licence Application
The complete legal process to register your property as a Vivienda de Uso Turístico (VUT) and obtain your official tourist licence number in Andalusia.
What is a VUT licence?
A VUT is a Vivienda de Uso Turístico — a residential dwelling offered on tourist platforms (Airbnb, Booking, etc.) for short-term stays. Any owner who wishes to rent their property this way in Andalusia must file a Responsible Declaration (declaración responsable) before the Junta de Andalucía.
Who needs this service?
- Property owners who want to start renting on Airbnb, Booking or similar platforms
- Owners currently renting without a licence (regularisation)
- Developers or investors acquiring properties for tourist rental
- Non-resident foreign nationals who own property in Andalusia
What is included
Legal preparation
- Review of property documents and enabling title
- Verification of habitability requirements
- Community of owners authorisation strategy (if required)
- Urban planning and zoning compatibility check
Filing and registration
- Preparation and filing of Responsible Declaration
- Liaison with the Junta de Andalucía
- Follow-up until tourist licence number is issued
- Guidance on NRA and SES requirements
Service 2
Change of Holder (Cambio de Titularidad)
Transfer an existing tourist licence to your name after buying, inheriting or otherwise acquiring a property that already holds a VUT licence in Andalusia.
What is a change of holder?
The tourist licence in Andalusia has a "real nature" — it is attached to the property, not the person. When ownership changes (through sale, inheritance, gift or divorce settlement), the licence does not automatically transfer to the new owner. A formal cambio de titularidad must be filed before the Junta de Andalucía.
Who needs this service?
- Buyers who have purchased a property with an existing tourist licence
- Heirs who have inherited a VUT property
- Owners changing the operating company or property manager
- Partners dissolving a joint ownership (separation, divorce)
What is included
Legal steps
- Identify the existing licence and its current status
- Prepare the change of data declaration
- Draft or review the operating contract
- File before the Junta de Andalucía
- Update SES and NRA with new holder details
Documents required
- ID/NIE/Passport of new holder
- Title deed (escritura) and Simple Note (CRU/IDUFIR)
- Operating contract (if applicable)
- Power of attorney (if we act on your behalf)
- Community authorisation (if required since April 2025)
Since 3 April 2025, new licences and changes of holder require community of owners authorisation. This requirement is not retroactive for licences granted before that date.
Service 3
NRA Registration (Land Registry)
Register the tourist use of your property in the Land Registry (Registro de la Propiedad) to comply with the mandatory NRA requirement applicable since 1 July 2025.
What is the NRA?
The NRA (Número de Registro de Alquiler) is an entry in the Land Registry that publicises the short-term tourist use of a property. Since 1 July 2025, this number must be displayed in all tourist property advertising on platforms such as Airbnb and Booking.
Who needs this service?
- All tourist property owners in Andalusia advertising since July 2025
- Owners seeking full legal coherence for their VUT file
- Property managers operating multiple tourist properties
- Owners who have had their listing flagged by platforms for missing NRA
What is included
- Review of existing Land Registry entries (Simple Note)
- Preparation of NRA application with CRU/IDUFIR data
- Filing at the competent Land Registry
- Follow-up until inscription is confirmed
- Delivery of NRA number for platform updates
Service 4
SES Platform Compliance
Register on the mandatory Andalusia guest-reporting system and ensure your operation complies with all SES reporting requirements.
What is the SES platform?
The SES (Sistema de Entrada al Servicio) is Andalusia's mandatory digital system for reporting tourist accommodation guest check-ins. Since 2 December 2024, all tourist accommodation operators — including VUT owners — must register on SES and submit a check-in report for every guest within 24 hours of arrival.
What is included
- Registration of your property as an establishment on the SES system
- Identity verification and account creation
- User setup and access management
- Practical training on how to submit guest reports
- Internal protocol document for your cleaning/check-in team
Service 5
Licence Localisation
Express service to locate an existing tourist licence number when you have purchased a property or inherited an estate and cannot find the licence documentation.
Who needs this service?
- Buyers who have purchased a property described as having a licence but cannot find the number
- Heirs dealing with an estate that included tourist rental activity
- Owners whose licence number was registered under a previous property manager
- Anyone who needs to verify the status of an existing VUT before proceeding
What is included
- Search of the Junta de Andalucía VUT register
- Review of Land Registry data and property records
- Identification of the current licence holder and status
- Report on any outstanding issues or inconsistencies
- Recommendation on next steps (change of holder, regularisation, etc.)
Service 6
Full VUT Audit
Comprehensive legal review of your tourist property's entire administrative file — VUT, NRA and SES — to identify gaps, inconsistencies and risks before regulators do.
What is a VUT audit?
A VUT audit is a systematic review of all three layers of your tourist licence compliance: the VUT registration with the Junta de Andalucía, the NRA entry in the Land Registry, and your SES guest-reporting records. The audit identifies any inconsistencies between these three systems that could trigger fines or platform delisting.
What is included
Compliance review
- VUT registration status and holder data
- NRA inscription and consistency with VUT
- SES registration and reporting compliance
- Platform listing data vs. official records
Deliverables
- Written audit report in English
- Risk assessment with priority ranking
- Action plan to remedy any issues found
- Optional: fixed-fee remediation package
Service 7
Sanction Defence
Expert legal defence against fines, requirement notices and closure orders related to tourist licence non-compliance in Andalusia.
Common sanctions we defend against
- Fines for operating without a valid VUT licence (from €16,000)
- Fines for advertising without a tourist licence number or with incorrect data
- Penalties for failing to register on or comply with the SES system
- Closure orders issued by the Junta de Andalucía or municipality
- Sanctions for community of owners disputes
What is included
- Review of the sanction notice and underlying facts
- Filing of administrative appeal (recurso de alzada) within deadline
- Preparation of allegations and supporting evidence
- Representation before the Junta de Andalucía or municipality
- Escalation to contentious-administrative court if needed
Service 8
Community of Owners Disputes
Legal advice and representation in conflicts between tourist property owners and their homeowners' associations (comunidades de propietarios) regarding VUT activity.
Who needs this service?
- Owners whose community has voted to prohibit tourist rentals
- Owners needing the mandatory community approval for new licences (since April 2025)
- Owners facing legal action from their community over VUT activity
- Buyers who need to assess a property's community rules before purchase
What is included
Pre-dispute advice
- Review of community by-laws and meeting minutes
- Assessment of the community approval vote
- Strategy for obtaining the required majority
- Pre-meeting legal advice for the VUT agenda item
Dispute resolution
- Challenge of unlawful prohibition resolutions
- Defence against community claims for nuisance
- Negotiation and mediation with the community
- Court representation if required
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Tell us your situation
We will identify the right service and give you a fixed-fee quote — free of charge, in English.