What is a VUT tourist licence in Andalucía?

A Vivienda de Uso Turístico (VUT) licence is the official registration required to legally rent a residential property for short-term tourist stays in Andalucía. It is governed by Decreto 31/2024 and must be obtained before advertising or accepting paying guests.

Can I transfer a tourist licence when buying a property in Andalucía?

No, not automatically. In Andalucía a tourist licence is tied to both the property and the licence holder. When you purchase a tourist property the registration does not transfer unless specifically managed as part of the conveyancing process.

What happens if I rent my property without a tourist licence in Andalucía?

Operating without registration is classified as clandestinity — the most serious tourist law infringement. Sanctions can reach very significant amounts and the Administration actively cross-references platform listings, cadastral records and utility data to detect unlicensed properties.

How to Get a Tourist Licence in Andalucía: Complete Guide for International Owners

Specialist resource: For the complete tourist licence registration process in Andalucía, our specialist partners manage the full process including NRA registration: licenciaturisticaandalucia.es and licenciaturisticaandalucia.com

What Is a Tourist Licence (Licencia Turística)?

In Andalucía, if you want to rent your property to tourists through platforms such as Airbnb, Booking.com, Vrbo or similar, you need a tourist licence — officially called a Vivienda de Uso Turístico (VUT) registration. Operating without this registration is illegal and can result in very significant fines.

The legal framework is established by Decreto 28/2016, de 2 de febrero, de las viviendas con fines turísticos en Andalucía, and subsequent reforms including the February 2024 modifications.

Who Needs a Tourist Licence?

You need a tourist licence if you rent all or part of your property to tourists for tourist purposes, even for short periods. This applies whether you rent through an online platform, directly, or through a management company.

The licence is required for:

Apartments, villas, houses or rooms rented to tourists
Properties rented to multiple unrelated guest groups (even if you are present)
Properties listed on Airbnb, Booking.com, Vrbo, or any other platform

What Are the Requirements in Andalucía?

To obtain a tourist licence in Andalucía, your property must meet these requirements:

Licencia de primera ocupación (first occupation licence) — essential and non-negotiable
The property must be in habitable condition and meet habitability standards
The property cannot be a VPO (social housing) — these cannot be used for tourist rentals
There must be no prohibition on tourist use in the community statutes
Air conditioning and heating must be installed (or declared as not required)
A telephone number for incidents must be provided
The property must have a complaint/claim book (libro de reclamaciones)

The Registration Process

Check eligibility — verify the property has a first occupation licence and meets all requirements
Prepare the declaration — submit a Declaración Responsable de Inicio de Actividad to the Junta de Andalucía
Obtain the VUT registration number — this number must appear on all advertising and platform listings
Register with the NRA (National Register of Tourist Accommodation) — mandatory since 2024 for all platforms
Register the operating company (if any) — since February 2024, any third party managing the property must be registered
Register guests with police — all guests must be registered within 24 hours of arrival

The NRA (Número de Registro de Actividad Turística)

The NRA is the national registration number that all tourist accommodation platforms are now required to display and verify. Since January 2025, platforms like Airbnb and Booking.com are legally required to verify that the NRA is valid before accepting listings. An invalid or absent NRA can result in delisting of your property from major platforms.

Problems with the NRA frequently arise when:

The property's regional registration number and the NRA do not match
The operating company has not been correctly registered
The property is a VPO or lacks a first occupation licence
There are discrepancies in the property's cadastral data

How Much Does a Tourist Licence Cost?

The cost depends on whether you use a specialist service or handle the registration yourself. The main costs are:

Legal/administrative fees for the specialist managing the process
Any works required to meet habitability requirements
Air conditioning installation (if not already present)
Complaint book and guest registration system

For the complete end-to-end tourist licence registration service in Andalucía, contact our specialist partners: Licencia Turística Andalucía.

Transferring a Tourist Licence

Tourist licences in Andalucía are linked to the property — not the owner. However, when a property is sold, the new owner must re-register in their own name. The existing licence cannot simply be "transferred" without this administrative process.

Key points on licence transfer:

The new owner must submit a new Declaración Responsable after completing the purchase
If the property still meets all requirements, a new registration is granted
The NRA must be updated to reflect the new ownership
If the property's planning or licence situation has changed, the new owner cannot assume the existing registration continues

When buying a property with an existing tourist licence on the Costa del Sol, your lawyer should verify the status of the licence, the NRA registration, and whether there are any outstanding sanctions or proceedings before you complete the purchase.