NRA Problems and Tourist Licence Issues in Spain: What Property Owners Need to Know

What Is the NRA?

The NRA (Número de Registro Nacional de Alojamientos — National Tourist Accommodation Register Number) is a Spain-wide registration system introduced by Royal Decree 1009/2024, implementing the EU Regulation on Short-Term Rentals. Since its introduction, all tourist accommodation platforms operating in Spain are required to display and verify this number before listing a property.

Without a valid NRA, your property cannot legally be listed on Airbnb, Booking.com, Vrbo or any other platform from January 2025 onwards.

Common NRA Problems on the Costa del Sol

1. Mismatch Between Regional VUT and NRA

The NRA is issued at national level and linked to the regional tourist registration (VUT in Andalucía). If there is a discrepancy between the data in the regional register and the NRA system — for example, different property descriptions, different owner data, or mismatched cadastral references — the NRA cannot be issued or may be suspended.

2. Operating Company Not Registered

Since the February 2024 reforms in Andalucía, if a third party manages the property (a management company, co-host, or property manager), this entity must be formally registered as the empresa explotadora. Failure to register the operating company can block the NRA issuance and lead to administrative proceedings.

3. Missing or Invalid First Occupation Licence

The first occupation licence (licencia de primera ocupación) is a prerequisite for any tourist registration in Andalucía. Properties without this licence cannot obtain a VUT registration — and therefore cannot obtain an NRA. This affects many older properties, rural properties and properties with unlicensed extensions on the Costa del Sol.

4. VPO Status

As explained in our article on common tourist licence mistakes, properties with a VPO (social housing) classification cannot be used for tourist rentals. Any VUT or NRA application for a VPO property will be rejected, and operating one in clandestinity carries sanctions up to €120,000.

5. Community of Owners Prohibition

Under the reformed Horizontal Property Law (Ley 49/1960), a qualified majority of owners in a community can vote to prohibit or restrict tourist rentals in the building. If such a prohibition exists in the community statutes, the property cannot obtain a tourist licence regardless of any other requirements being met.

6. Sanctions from Previous Owner

If you purchased a property where the previous owner was operating without a licence or had active sanction proceedings, these issues may affect your own registration process. Due diligence on a property's tourist licence status should be part of any property purchase on the Costa del Sol where the buyer intends to rent short-term.

What to Do if Your NRA Application Is Rejected or Suspended

1. Identify the specific reason for rejection — the administrative letter should state the grounds
2. Gather documentation — first occupation licence, community statutes, ownership deeds, cadastral certificate
3. Consult a specialist before taking any further action — some issues have procedural solutions, others are fundamental obstacles
4. File the appropriate remedy within the statutory deadlines — late appeals may be rejected
5. Register your operating company correctly if this is the issue

What to Do if Your Listing Is Removed from Airbnb or Booking

From 2025, platforms are legally required to remove listings that do not have a valid, verified NRA. If your listing has been removed:

• Do not simply re-list with a different account — this compounds the compliance risk
• Resolve the underlying NRA issue before relisting
• Contact the platform's host support to understand what documentation they require
• Work with your legal adviser to provide the correct documentation and NRA to the platform

Related Guides

• 6 Common Mistakes Tourist Licence Owners Make
• How to Get a Tourist Licence in Andalucía: Complete Guide
• Due Diligence Checklist: What to Check Before Buying