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Anything to do with property rentals in Torrevieja and nearby areas or property for sale in Torrevieja and nearby areas
Has anyone registered their property (which they rent out) for a tourist license ? I have an apartment in La Florida (Flamenca beach near Torrevieja) which I would like to register but am not sure how to go about it (and don't fancy being ripped off 100s of euros for something I can do myself). I know I need an energy and new habitation certificate before applying so how do I go about getting these ? I also have heard that once registered that I need to go to the Police to get an online password so all guests who rent from me will have to be registered, including passport numbers (all a bit George Orwell 1984). Does anyone know who can help me with this or advise me how I can do it myself ?
Hi SpanishSon, I found this information. It does sound like a lot of work, you may be better off getting a Gestoria to help you with it. The Spanish authorities really seem to be against tourism these days.
When you rent out your property short term it is now compulsory to register your property at the Tourist office, this is called a Tourism licence, and it takes about three months to get the registration number by post in this area.
A form must be filed at the tourist office, then the client must register at the police station to get a user and password to enter the data (name and passport) for every guest they have at the property.
Please note that a Declaration of Second Occupation is required. The Habitation certificate should have been delivered by the builder when a property was purchased, or when you bought the property if a resale (certainly nowadays this always happens). It is valid for 10 years, but sometimes it is issued some years after the house is sold. If a client cannot find it or if it is expired a new one is necessary.
An architect has to visit the house to take pictures and measurements to make the plans. There will then be a form to sign and send back by registered post, because an original signature is required.
Finally, the client needs to pay a tax on their rental income of 19% per annum (but this changes every year). An accountant will deal with this tax directly. You do not need to worry about your friends and family using the property.
With this change in law, if someone is only renting out their property very occasionally, the cost of doing all this legally is prohibitive.
Many thanks for your reply. Can you recommend a Gestoria around the Playa Flamenca / torrevieja area who could help as I will be in Spain in August ?
Also the information about tax registration is also quite complicated as the Spanish tax authorities share information with HMRC or so I'm told. It would be necessary to register with HMRC to obtain a UK tax residency certificate which can then be presented to the Spanish tax authorities so legitimate allowances can be deducted off the rental income or without this you pay tax on everything. The problem is though that you can not obtain a tax certificate from HMRC unless you are either self employed or will be declaring over £300 profit on the rental income, thus incurring a UK tax liability (which may or may not be offset due to double taxation rules).
For anyone who rents out occasionally the set up costs and on going quarterly accountancy costs for submitting Spanish tax returns every 3 months would far out way the amount of rental income received. In which case it may be cheaper to pay the fine if ever caught ???
Hi, I think the fines are quite high, so that could be a bit dodgy!
I haven't used them myself, but http://www.abacoadvisers.com/taxes have been recommended on the forums before.
It may be worth just having a word with them on the phone first.
Everything in Spain is unfortunately expensive !!! But I have emailed them to ask the cost and what is involved.
Please come back with any information, it will be helpful to other members in the future.
Heard back from Abaco advisers and they do not do tourist license registration so have emailed someone else who does. An achietect has to visit the property, take photos and measurements and make plans. For what exactly ??? Anyway the cost is 120 Euros plus IVA (others charge up to 150 plus IVA). Still waiting for the costs of the tourist license registration as although I did ask for costs this part of my email appears to have been dodged for some reason. I was also told that I only need an energy certificate and not a habitation certificate and some areas require another authorisation certificate from the town hall before you can register a property. Think that is to do with whether the town hall wants properties rented out in the area and may depend on what type of property.
There are different grades of tourist licence according to the facilities you offer: the sizes of rooms in your property have to meet a minimum capacity- hence the necessity of measuring up- and the type of air conditioning and which rooms it's in, etc. I suggest you measure the room sizes in M2 yourself before you pay for an architect because your property needs to meet the minimum requirements before you can get any tourist licence. I suggest you do a search to find the guidelines: "minimum room sizes holiday licence Valencia" which should produce various websites giving these details.
Incidentally my detached villa (2beds/2baths and pool on a large plot) didn't meet the minimum room size requirements because neither bathroom was considered large enough, so I now let it out on a long-term let, which doesn't require to be licenced in the same way (yet) and use the rental income to rent something else when I'm over on hols.
If your bedrooms are judged as too small, can you still let it out for whatever time scales you want?
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Sorry for the late reply and you might have found an answer elsewhere by now! I would recommend you check this with a letting agent or solicitor but I would assume that if your property wasn't up to the minimum standard for a tourist licence then you could only let it if a licence wasn't required- as in my case, the only way I can let mine is on a long-term basis, and long-term means at least 3 months. Plenty of people just want to rent over the winter period, though, and then you could use your property yourself during the summer.
Hi did you actually apply for license and get turned down for bathroom size or did you not bother as you realised bathrooms too small . Our bathrooms too small too but the 4.5 square metres seems a lot and I doubt many bathrooms meet this criteria
So if you want to let your property and your bathroom isn't massive, they turn you down?
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Been reading up on the requirement and looking at he rooms sizes you need and it states your bathroom has got to be 4.5 square metres which is pretty large. Previous poster said they couldn't get a license coa their bathroom too small and I wondered if they had been turned down or they were put off applying because they thought the bathroom didn't qualify cos too small
I read up on it and didn't bother applying!
Well after gathering as much info as possible I decided to apply for this license through our lawyer. It costs 300 Euro plus Iva. When I enquiries about procedure they have said that they have to get a certificate from the town hall to verify that the property is compatible for inscription with the Valencian Community. This has to be for you can apply for the license and takes 4/6 weeks. So not quite as straight forward as thought. Going to get this in motion next week . Will let everyone know how it goes
Thanks for the updates. Its really helpful.
Thank you, it's great to see how this goes. As they say, we all help each other in here!
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UPDATE having read up and measured up to see if my property was eligible for registration as a tourist property, and decided without asking for independent advice that it wasn't last year - I now find that owners of other, same-sized properties to mine have actually managed to obtain their licences. Also, speaking to a local agent, I have been told that no-one has actually been carrying out inspections prior to issuing these licences. I guess the ability to get money from tourism in this way is more important to Generalitat Valencia than sticking rigidly to their rules. So go ahead and apply if you want to let your home on a holiday basis.
Unless they see it as another money making exercise to be able to hand out fines for mis-information at a later date. Who knows??
Looking at the requirements for room sizes even at the standard category I am surprised anyone especially apartments have meet the requirements as the stipulations are ridiculous .
I agree. It seems like they're discouraging people from renting their properties, but isn't tourism important for the economy?
What are the stipulations?
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