Rental Rules in Orihuela Costa – 2026
Renting your property in Orihuela Costa can be highly profitable, but regulations are becoming increasingly strict, especially for short-term tourist rentals (Airbnb-style). This page gives you an overview of the main legal obligations that apply to apartments and houses located in Orihuela Costa and nearby areas (Playa Flamenca, Punta Prima, La Zenia, Cabo Roig, Campoamor, Villamartin, Los Dolses, Los Altos…).
This is a practical summary prepared by CasaCare360 to help you understand the key rules. For any major decision, we recommend checking the official regulations or seeking professional advice.
📅 1. What changes from 2026
The Valencian Community and the Spanish government are progressively reinforcing the control of tourist and seasonal rentals. From 2026 onwards, several aspects become particularly important for property owners:
- Systematic verification of the tourist licence or seasonal rental regime.
- Obligation to obtain a National Registration Number (NRA).
- Stricter control of traveller registration.
- Increased monitoring of rental income tax declarations.
This guide helps you understand what is mandatory and what is not in 2026.
🏡 2. Tourist rental or seasonal rental
In the Valencian Community, there are two types of rentals:
- Tourist rental: stays of 10 nights or fewer, typically advertised on platforms like Airbnb or Booking.
- Seasonal rental: stays of more than 10 consecutive nights, generally for families, winter visitors or remote workers.
The correct regime depends on the duration, frequency, and the way you market your property.
📝 3. Tourist Licence
A tourist licence is mandatory for short-term rentals (stays of 10 nights or less). Without this licence, it is forbidden to publish a tourist listing on Airbnb, Booking or any other platform.
- Must be obtained before starting any short-term rental activity.
- Approval times can exceed one year depending on the period.
- Linked to the property’s cadastral reference.
- It no longer transfers automatically when the property is sold: the new owner must submit a new licence application.
- Validity depends on the local regulations in force: some municipalities apply a limited duration, others do not. The licence may be withdrawn if the property no longer meets the required standards.
To submit the application, several documents are usually required:
- Your title deed (Escritura or recent Nota Simple).
- The cadastral certificate or full cadastral reference.
- The floor plans of the property or a measured layout.
- A compliance certificate for utilities (electricity/water).
- An habitability report if required by the municipality.
- Your NIE and full contact details.
- A digital certificate if you submit the application yourself online.
Casacare360 can handle the entire process for you:
file preparation, cadastral checks, document collection and online submission.
Price: approx. €550 (depending on missing documents or case complexity).
⏸️ 4. Pausing your tourist licence
A tourist licence can be temporarily paused in order to operate as a seasonal rental instead. This is useful, for example, if you want to rent only in winter or only in summer.
The suspension is administrative and does not cancel the licence. It can be reactivated later.
🔒 5. National Registration Number (NRA)
Since 2025, every property rented short-term — tourist or seasonal — must have a National Registration Number (NRA). There are now two types of NRA:
- Tourist NRA → for stays of 10 nights or fewer (with tourist licence).
- Seasonal NRA → for stays longer than 10 consecutive nights.
To submit the application, a personal digital certificate in the owner's name is required. Upon submission, a temporary NRA is issued automatically, allowing you to start renting. The final NRA is given once the administration validates the file.
CasaCare360 can manage the entire procedure for you
(if you already have your digital certificate).
Price: €275
📢 6. Obligation to display the NRA and the tourist licence
In the Valencian Community, displaying the required legal information is mandatory for any short-term rental property, whether it is a tourist rental or a seasonal rental.
The NRA number must be clearly visible:
- on Airbnb, Booking and similar platforms,
- on your personal website,
- on your social media posts, including simple Facebook posts.
For properties with a tourist licence, the law also requires the installation of the official red plaque issued by the Generalitat Valenciana. This plaque must be placed outside the property, preferably next to the main entrance door, and must be visible from the access point.
Failure to display the NRA or the official plaque is an infraction, even if the property is administratively compliant.
👤 7. Traveller registration (Hospederías)
The identity of every traveller must be registered within 24 hours of arrival through the official Hospederías platform of the Guardia Civil. This applies to both tourist and seasonal rentals.
- Secure digital transmission.
- Mandatory declaration within 24 hours.
- High fines in case of omission.
CasaCare360 handles this process entirely for you in the following plans:
⚠️ 8. Owner responsibility
The owner is legally responsible for the accuracy of the information submitted to the authorities. Even if you delegate the task, it remains your duty to ensure that all procedures are carried out correctly.
💶 9. The Modelo 210 (non-residents)
Non-resident property owners must declare their rental income through the Modelo 210. Since 2024, this declaration is annual.
- Submission between 1 and 20 January each year.
- Tax rate: 19% for EU/EEA residents, 24% for all other countries.
- EU/EEA residents may deduct eligible expenses.
🧾 10. Deductible expenses (EU/EEA)
EU/EEA residents can deduct a wide range of expenses, proportional to the days rented:
- Property tax (IBI)
- Community fees
- Home insurance
- Maintenance and repairs
- Water, electricity, internet
- Mortgage interest
- CasaCare360 concierge fees
- Cleaning fees paid by your guests
CasaCare360 provides detailed invoices allowing for maximum deduction in your Modelo 210.
🚨 11. If you do not declare your rental income
The Spanish tax office now cross-checks its data with Airbnb, Booking and Expedia. In case of non-declaration:
- Back payment of the tax owed.
- Late-payment interest.
- Penalty of 50 to 100 of the undeclared amount.
🔍 12. Reinforced tourist inspections
Inspectors from the Generalitat now carry out more frequent inspections, especially in highly touristic areas of Orihuela Costa: Playa Flamenca, La Zenia, Cabo Roig, Campoamor, and others.
🏘️ 13. Rules of Homeowners’ Associations
In Spain, homeowners’ associations (comunidades de propietarios) can establish specific rules regarding tourist rentals. These decisions must be voted on during the general assembly, and their scope depends on the type of rental and the internal regulations of each building.
It is important to distinguish two situations:
- Restricting or prohibiting tourist rentals (stays of 10 nights or less) is possible, if approved by the qualified majority established by the Horizontal Property Law.
- Prohibiting seasonal rentals (stays longer than 10 consecutive nights) is not allowed. Communities cannot forbid this type of rental.
🔹 What majority is required?
Since the reform of the Ley de Propiedad Horizontal (LPH), a community may:
- Prohibit tourist rentals → requires a 3/5 majority of owners (participation quotas included).
- Apply restrictions (hours, elevators, use of common areas…) → requires a simple majority.
- Increase community fees for tourist rentals → 3/5 majority, up to a maximum of +20%.
🔹 What if you already have a tourist licence?
This is a key point. If you already hold a tourist licence and the community later decides to prohibit tourist rentals:
- Your licence remains valid: the community cannot revoke a right already granted.
- The prohibition applies only to new owners or to units that did not have a licence at the time of the vote.
- You may continue to rent your property legally as a tourist rental.
This principle is supported by Spanish jurisprudence: a community cannot retroactively remove an administrative right that was legally obtained.
🔹 What about seasonal rentals?
Even if the community prohibits tourist rentals, it cannot prohibit seasonal rentals, as this is considered a fundamental right of use of your property. You may always rent for 10 consecutive nights or more.
Seasonal rentals do not require a tourist licence, but they still require obtaining a seasonal NRA number.
🔧 14. Mandatory Equipment for Legal Rentals
To legally rent out a tourist property in the Valencian Community, several safety and comfort requirements must be met. These rules ensure that the accommodation is safe, functional, and suitable for the climate of the Costa Blanca.
- Fire extinguisher in good condition and easily accessible.
- First aid kit fully stocked.
- Emergency information (useful contacts, instructions, property address) clearly displayed.
- Smoke detector recommended (likely to become mandatory soon).
- Adequate ventilation or a compliant air extraction system.
- Furniture and bedding in good condition, suitable for the declared capacity.
- Sufficient natural light or lighting in main rooms.
- Air conditioning is mandatory for new tourist licences, in the living room and bedrooms, to ensure adequate comfort during the summer months.
⚠ Properties rented only under the seasonal rental regime (stays longer than 10 nights) are not required to have air conditioning, although it is strongly recommended to improve guest satisfaction and reduce complaints.
🛡️ 15. Recommended Insurance
Although not legally mandatory, having insurance specifically designed for short-term or seasonal rentals is strongly recommended. It protects your property from damage caused by guests and from unexpected incidents that may occur during a stay.
- Accidental damage to furniture, appliances or decor.
- Water damage (leaks, taps left open, infiltration).
- Liability cover for damage caused to neighbours or community areas.
- Policies tailored to tourist rentals (frequent short stays with high turnover).
- Theft or vandalism, included in certain insurance plans.
Several Spanish insurance companies offer policies specifically designed for tourist rentals, providing appropriate protection for both the owner and the particular conditions of Airbnb, Booking and similar platforms.
A solid insurance policy significantly reduces financial risk and provides peace of mind, especially if your property is rented frequently or if you do not live nearby.
🌐 16. Rules for Airbnb, Booking, etc.
Platforms require:
- displaying the NRA,
- displaying the tourist licence,
- accuracy of all information,
- compliance with local policies.
👥 17. Obligations to travellers
You must provide a property that is compliant, clean, safe and consistent with your listing. Any misleading information may result in sanctions from the platforms and from the law.
🤝 18. How Casacare360 helps you
Casacare360 can:
- apply for your tourist licence,
- obtain your NRA number (tourist or seasonal),
- register your guests through the official platform,
- manage your stays through our concierge formulas,
- increase your property’s visibility and profitability through professional management.
📩 19. Need help?
Do you own a property in Orihuela Costa and want to rent it legally and safely? Our local team can assist you step by step.
👉 Learn more about our services and plans here: Page for Owners