If you own a farmhouse, village house, or other rural property in Catalonia and want to rent it out to tourists, you need a license. Without one, you cannot operate legally, advertise on Airbnb or Booking.com, and face fines exceeding €90,000.
Everything regarding the legality and requirements for renting rural properties to tourists in Catalonia is defined in Decret 75/2020 of the Catalan Tourism Board, section IV.
In this article, we explain the different types of licenses, the requirements you must meet, the step-by-step process, and what has changed with the latest regulations.
Rural tourist license vs. Tourist Use Accommodation (HUT): what is the difference?
This is the first point that generates the most confusion, and it’s important to clarify it from the outset because they are not the same and the procedure varies.
Tourist Use Accommodation common known as vacation rentals (VUT or HUT) is the category for homes rented in their entirety for short stays of up to 31 days. They can be located on urban or rural land, provided they have a certificate of occupancy. Renting by rooms is not permitted.
Rural Tourism Establishments is the specific category for properties located in rural areas with the aim of offering an experience connected to the local area.
They must be located in a rural setting:
- Isolated or in municipalities with fewer than 2,000 inhabitants.
- Buildings that existed before 1957.
- Respecting the architectural style of the area.
It includes four categories:
- Rural lodgements
Isolated | In the town | |
The owner lives in the house, rent out rooms and offer breakfast | Masía | Casa de pueblo compartida |
Whole house, entirely rented | Masovería | Casa de pueblo independiente |
- Farmer houses
These are the same options as before, but in this case, the owner carries out agricultural, livestock, or forestry activities, and guests have the opportunity to learn about these activities.
In all cases, the maximum capacity cannot exceed 20 people.
If your property is a traditional farmhouse or country house, it most likely fits the Rural Tourism Establishment category, which also allows you to differentiate yourself from a simple tourist apartment and convey greater brand value.
Current legal framework: what regulations apply
The regulation of tourist accommodation in Catalonia is primarily set out in Decret 75/2020 of the Catalan Tourism Board, which provides the general framework for all types of accommodation.
However, one regulation has significantly changed the landscape for new licenses: Decret-Llei 3/2023, approved in November 2023. This regulation requires prior planning permission for most new Tourist Accommodation Units (VUTs) in the 262 Catalan municipalities considered to have high housing pressure, and establishes a maximum limit of 10 tourist accommodation units per 100 inhabitants in each municipality.
A key point: this restriction mainly affects VUTs (tourist apartments), not Rural Tourism Establishments, which follow a different procedure. If your property is a rural house or farmhouse in a rural setting, you may fall outside the strictest restrictions of Decret-Llei 3/2023. Even so, it’s always advisable to check with your local council before starting any procedures.
It’s worth mentioning that the NRUA (Single Rental Registry Number) is not required for rural establishments, and furthermore, a Supreme Court ruling in May 2026 declared this requirement null and void for all establishments due to the duplication it creates with the Autonomous Communities.
Requirements that your property must meet
Regardless of the type of accommodation, your rural house must meet a series of minimum requirements before you can apply for a license:
- Valid occupancy certificate (Cédula de habitabilidad): This is the most important document, and without it, nothing can be processed. If it has expired or your property has never had one, you must obtain it before starting the process.
- Furnished and equipped property: The property must be ready to receive guests with basic furniture and equipment.
- Basic services: Electricity, hot water, and heating are mandatory.
- Liability insurance: Mandatory to cover potential damages to third parties during guests’ stays.
- 24-hour guest hotline: There must be a contact person available at all times to report any issues.
- Complaint forms and a visible information sign in the property.
- Planning compliance: The property must comply with municipal planning regulations. This can be complex in non-urbanizable land or in houses with irregular planning situations.
The step-by-step process
Step 1: Check with your local council
Before preparing any documents, check with your local council to see if tourist activity is compatible with the land use where your property is located and if there are any restrictions in place. Each municipality has its own local regulations, and the answers can vary considerably from one town to another.
Step 2: Get or renew your occupancy certificate (Cédula de Habitabllidad)
If you don’t have a valid occupancy certificate, this is your first step. It is requested through the Generalitat’s housing department and requires a visit from a qualified technician who will certify that the property meets the minimum requirements.
Step 3: Prepare the documentation
The standard documentation for a Rural Tourism Establishment in Catalonia includes:
-Valid occupancy certificate (Cédula Habitabilidad).
-National Identity Document (DNI) or Tax Identification Number (NIF) of the owner.
-Property deed or enabling title (Escritura).
-Site plan and floor plan of the property.
-Liability insurance.
-Description of the maximum accommodation capacity.
Step 4: Notification to the Tourism Registry of Catalonia
The main procedure is the submission of a Responsible Declaration to the Tourism Registry of Catalonia (RTC), through the Generalitat’s Business Channel (Canal Empresa Generalitat). This declaration entails automatic registration and the issuance of the NIRTC (Registration Number in the Tourism Registry of Catalonia), which must be displayed in the property and on all advertising.
The process can be started online at tramits.gencat.cat.
Step 5: Notification to the local council
In addition to the procedure with the Generalitat, you must notify the local council where the property is located of the start of your business activity. Some local councils require additional documentation or have their own procedures.
Step 6: Guest Registration
In Catalonia, guest data is not registered through the state-run SES.Hospedajes system, but rather through the Mossos d’Esquadra (Catalan police), using the Generalitat’s own system. You must submit each guest’s data within the established timeframe.
Obligations after obtaining the license
Having the license is not the end of the process: it entails a series of ongoing obligations:
- Display the NIRTC (National Tourist Accommodation Registration Number) in a visible location in the property and on all advertising materials.
- Have complaint forms available in the property.
- Collect and pay the Tourist Tax in Tourist Establishments (IEET), which in Catalonia applies to all overnight stays in tourist accommodations.
- Register guest data through the Mossos d’Esquadra (Catalan Police) system.
- Maintain a valid occupancy certificate (Cédula de Habitabilidad) and active public liability insurance.
What happens if I operate without a license?
The consequences of renting without a license in Catalonia are serious. The Catalan government (Generalitat) can impose fines of up to €90,000 for very serious offenses. Furthermore, Airbnb and Booking.com are required, starting in 2025, to verify registration numbers and remove listings that lack them. Closure of the business by administrative order is also a real possibility.
In a context where inspections have become significantly stricter, operating without a license is a risk not worth taking.
A Complex Process That Can Be Simplified
Obtaining a rural tourism license in Catalonia isn’t particularly complicated if the property meets the requirements and the municipality doesn’t have additional restrictions. The problem is that each municipality operates differently, the urban planning status of many farmhouses and rural homes varies, and the regulations have changed several times in recent years.
If you have any doubts about your specific situation, it’s best to consult with a professional who is familiar with Catalan tourism and urban planning regulations before starting any procedures.
At RuralEasy, we offer legal advice for rural property owners in Catalonia, including managing tourism licenses. If you want to know if your property is eligible for a license and how to begin the process, contact us and we’ll guide you without obligation.