Barcelona short-term rental laws and regulations

*UPDATED

Barcelona has some of the strictest regulations in Europe when it comes to short-term rentals like those offered through Airbnb. These rules have been developed in response to rising housing costs and increasing pressure from local residents and advocacy groups. Here's a list of the key regulations and legal changes in Barcelona:

Licensing and Requirements

To legally operate an Airbnb or other short-term rental in Barcelona, hosts must obtain a Tourist License (HUT). However, no new licenses have been issued since 2014. The only way to host legally is to acquire a property that already has this license, which often comes at a premium price. Properties also need a Cédula de Habitabilidad (habitability certificate) that ensures the property meets safety standards. Listings must prominently display their registration number from the Catalan Tourism Registry. As of April 2025, hosts must also secure explicit written approval from their building's homeowners' association (comunidad de propietarios), requiring at least a 60% majority vote in favor properties licensed before this date are grandfathered in but may need review upon transfer.

Operational Restrictions

• Limit on Rental Days: For non-resident hosts, short-term rentals are limited to 120 days per year.
• Tourist Tax: Hosts are required to collect a tourist tax from guests, which ranges from €2.70 to €5.25 per person per night, depending on the type of accommodation.
• Documentation: Hosts must provide guests with rental contracts, complaint forms, and emergency contact details.

Enforcement and Penalties

Barcelona actively enforces these regulations. The city has shut down thousands of illegal listings since 2016 over 4,900 properties closed between 2016 and 2019 alone and imposes fines of up to €600,000 for non-compliance. Inspectors monitor platforms like Airbnb and issue penalties for violations. Platforms must now share real-time listing data with authorities, and Airbnb has removed over 7,000 non-compliant listings since 2018, though the city continues to criticize delays in delisting illegal ones.

What's next?

As of 2024, Barcelona is planning to phase out all tourist rental licenses by 2028. This means that by then, all short-term rentals will be banned, marking a huge shift for property owners who rely on tourist income. In March 2025, Spain's Constitutional Court upheld this plan, rejecting appeals from property owners and Airbnb, confirming that all ~10,000 existing HUT licenses will expire without renewal by November 2028. From 2029 onward, no short-term rentals (under 31 days) will be permitted citywide, pushing the market toward mid- and long-term options.

Tax Obligations

Apart from the tourist tax, rental income is subject to income tax based on residency status. Spanish residents face progressive income tax rates, while non-residents pay a flat rate of 19% (EU/EEA) or 24% (non-EU). Additionally, a proposed national 21% VAT on short-term rental income (for stays under 30 days) is under consideration for 2025 implementation, potentially applied quarterly if registered as a business; this would end the current exemption and align rentals more closely with hotel taxation at 10%.

Barcelona's regulations aim to reduce the negative impacts of tourism on the housing market, but they also make it very challenging to operate short-term rentals legally in the city.

Last update Dec, 2025