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la nuova legge sulle vivienda vacacional
October 3, 2024 Daniele Piccoli No Comments Blog, Uncategorized

The New Law on Viviendas Vacacionales in the Canary Islands: End of the Era of Rogues and the Need for Professional Management

What may change with the new law on Viviendas Vacacionales in Gran Canaria?

Lately, many people have been asking me what I think about the new law on short-term rentals(Viviendas Vacacionales) that will soon be introduced in the Canary Islands, and what the possible consequences will be.
This long-awaited legislation will bring significant changes, especially in Gran Canaria, where the tourism sector is one of the main economic sources.

Increased controls and penalties

The central goal of the new law is to combat squatting in the short-term rental sector.
All landlords who rent their homes on a short-term basis will be obliged to officially register by obtaining a Vivienda Vacacional license.
This license will be essential to operate legally and can only be applied for if the property meets a number of specific requirements under the law.
Owners will have to register their guests through the police system, complying with all legal regulations regarding security and tourist registration

One of the key points of the law is also the obligation to maintain properties in perfect condition.
Accommodations for short-term rentals will have to meet high standards of safety and hygiene, as well as comply with all applicable zoning regulations.
Only properties that meet these criteria will be able to obtain or maintain a license.
Homes that do not comply with the new standards will not be able to be rented out legally, and in the case of illegal rentals, owners will be subject to heavy penalties

The role of the Model 179

One control measure that has already been introduced, but is little known to many landlords, is the use of Form 179.
This tool, which is used by the Spanish Internal Revenue Service, collects information on income from short rentals.
Booking portals, such as Airbnb or Booking, are required to periodically report data on short rentals, including amounts earned and information about the property and the owner.
In this way, those who rent irregularly are easily detected and risk tax penalties

Consequences for those who rent illegally

For those who rent illegally, the new law represents a call to action: it will be necessary to come into compliance.
This means obtaining a Vivienda Vacacional license, registering guests regularly, and ensuring that the property complies with all regulations required by law.
Failure to do so will result not only in heavy fines, but also the possibility of losing the right to rent the property.
The regulations are designed to improve the quality of short rentals, reduce unfair competition, and ensure that all owners contribute fairly to the tax system

End of the era of "smart people"

With the coming into force of the new law, the era of “furbies” who improvisedly managed their properties in Vivienda Vacacional will end.
No longer will it be possible to rent apartments independently and loosely, without speaking Spanish or having a local reference.
The law will impose more responsibility: renters will have to be prepared for possible inspections by tourist authorities or the police.
In addition, it will be impossible to continue evading taxes without having a Spanish bank account, with the practice of sending profits abroad.
The new regulations aim to combat precisely this type of abuse

An additional aspect concerns agencies or the friend of the friend who runs Viviendas Vacacionales loosely.
Those who manage a property will have to regularly issue invoices for commissions, cleaning, and for the guest’s stay, indicating precisely the dates of the stay.
This will put an end to “housekeeping” by unskilled people, often recommended without real experience.
The danger for owners lies in the fact that the Spanish Internal Revenue Service will cross-check these people’s bank accounts and then trace them back to the owners.
This could lead to hefty fines for those who entrust their Vivienda Vacacional to individuals or agencies that do not manage the property in a way that complies with the law

My advice? Before entrusting the management of your Vivienda Vacacional to an agency, it is essential to make sure that the agency handles not only operational management, but also fiscal management.
This is the only way to avoid ending up in complex legal and tax situations.
Making sure that management is done properly is an essential step in protecting your investment

Future prospects

With the introduction of the new law and the controls already in place through Model 179, the short-stay rental market in Gran Canaria will undergo a significant increase in transparency and regularity.
For landlords operating legally, this could represent an opportunity to emerge in a fairer and more regulated environment.
On the other hand, those who do not comply will be exposed to increasing risks, not only in terms of penalties, but also in terms of losing the right to rent the property.

My thoughts on Vivienda Vacacional and its future in Gran Canaria.

In my opinion, despite tight regulation, it is very unlikely that we will ever completely eliminate the Viviendas Vacacionales market.
This type of rental represents one of the biggest sources of income for the islands, and tourism is the engine that keeps the archipelago’s economy going.
If no one were to invest in properties for short rentals anymore, it would create a ripple effect that could lead to a significant economic crisis.

Real estate investments generate a vital flow of money: from buying homes to renovating them, from maintenance to paying taxes and fees.
In addition to this, short rentals feed many other sectors: catering, transportation, trade and local services.
If this system were dismantled, the impact would ripple through all these activities, creating a vicious cycle that would drastically reduce the inflow of outside capital.
Less real estate investment would mean fewer jobs and less growth for the local economy.

In conclusion, regulation is important to ensure that the sector operates in a fair and sustainable manner, but eliminating Vivienda Vacacional altogether would not be realistic or desirable.
The Canary Islands need a steady flow of investment and tourists to keep its economy alive, and the real estate and short-rental sector is an essential part of this

Trust us for safe and legal management of your Vivienda Vacacional

If you own a property for rent and want to ensure that it is managed in compliance with the law, without the risk of penalties or bureaucratic complications, you can contact us.
Our team will take care of all aspects related to the management of your Vivienda Vacacional, including registration, issuing invoices, tax management and compliance with all regulations under the new law.
With our experience, we will help you turn your investment into a quiet and secure success.

legge-vivienda-vacacional
September 27, 2024 Daniele Piccoli No Comments Blog, Uncategorized

The Law on Vivienda Vacacional in Italian

In 2018, when we posted the first “Vivienda Vacacional” license plate, we marked a historic moment for the short-rental sector in Gran Canaria.
At that time, regulations on short rentals were still relatively new and unexplored territory.
Many people were unaware of the importance of being in compliance, while others were operating without the necessary permits, putting their investments at risk.

We were the first real estate agency in Gran Canaria to affix the “Vivienda Vacacional” license plate, an achievement that allowed us not only to demonstrate our transparency and professionalism, but also to set an example in a market that was just beginning to regulate itself.
This achievement underscored our dedication to doing things correctly and complying with local regulations, offering owners and guests the security and peace of mind that comes from legal and compliant management.

Within a matter of days, thanks to our preparation and experience in the sector, we were able to obtain the license and make it visible to the public, thus showing our commitment to giving value to the short-stay rental business in Gran Canaria.
This milestone represented a step forward not only for our business, but for the entire local market, which began to recognize the importance of operating within the law.

Our goal on the island is to support those who wish to invest, whether for income or personal relocation, avoiding mistakes and, above all, ensuring compliance with local laws.

For years we have dedicated ourselves to this field with passion and commitment, working with legality, professionalism and expertise.
The results we are achieving are the result of working with experienced consultants and our constant effort in studying and gathering accurate information.

We are proud to have been the first to post a “Viviendas Vacacionales” license on tourist land, an accomplishment that testifies to our commitment to promoting a regulation-compliant business.
We are always available to assist those who want to operate in the short-term rental industry in a regular and safe manner.

The purpose of the “Vivienda Vacacional” license is to fiscally and visually identify the property as a tourist accommodation establishment, giving an image of seriousness and professionalism to both the property itself and the owner or operator of the business.

Under the most recent regulations, the main rule specifically covers properties located on tourist land (mainly in the south of the island), but only within complexes with horizontal division.
Amendments introduced to the 2015 law by the Canary Islands Court, which removed four key restrictions that prohibited the rental of properties on tourist land, now allow the tourist rental of such properties, but only upon obtaining a “Vivienda Vacacional” license.

Anyone who owns property and wishes to start a short-term rental business must necessarily comply with this legislation, otherwise they risk very high penalties.

The Autonomous Community of the Canary Islands, as provided for in its statute, holds exclusive jurisdiction over land-use and coastal planning, urban planning, housing and tourism.
Regulations on tourist accommodation have evolved over time in parallel with the growing demand for tourism, which is now the main economic sector in the Canary Islands.
Given the importance of tourism to the archipelago’s economy, significant efforts have been made to qualify and improve the sector, in synergy with European regulations on environmental protection and free movement of services, with the aim of streamlining and speeding up bureaucratic processes.

With Decree no.
113/2015 of the Government of the Canary Islands, which came into effect on May 29, 2015, the criteria and modalities were established to offer privately owned housing units (both individuals and legal entities) to tourists as an alternative to hotels or resorts.

The decree introduced the figure of the Vivienda Vacacional, specifying the requirements that accommodations must meet, as well as listing the types of properties excluded from this possibility.

In relation to the area in which the property is located, the decree refers to Law no.
2 of 2013, enacted for the renewal and modernization of the tourism sector, which establishes the qualification criteria applied by each municipality through its master plan.
Therefore, before submitting the Notice of Commencement of Tourism Activity and registering in the General Tourist Register, it is necessary to check with the relevant municipality the zoning qualification of the area in which the property is located.

Below is the regulation on the tourist activity of vacation homes issued by the Autonomous Community of the Canary Islands:

The Statute of Autonomy of the Canary Islands, approved by Organic Law 10/1982 of August 10, in paragraph 21 of Article 30, gives the Autonomous Community of the Canary Islands exclusive competence over tourism.

As part of this exclusive competence and in the exercise of legislative power, Law 7/1995 of April 6, on the Ordering of Canary Island Tourism, was approved, which in its current wording establishes that tourist accommodation services will be offered in hotel or non-hotel modes; in addition, the Canary Island Government will regulate the types of facilities included in each mode.
This legal mandate was implemented with the approval of Decree 142/2010 of October 4, approving the Regulations of Tourist Accommodation Activity.

Subsequently, the Cortes General passed Law 4/2013 of June 4, of Measures to Flexibilize and Promote the Property Rental Market, which, in its first article, paragraph 2, adds a subparagraph (e) to Article 5 of Law 29/1994 of Nov. 24, on Urban Rentals, excluding from the scope of that law “the temporary transfer of use of an entire dwelling furnished and equipped under conditions of immediate use, marketed or promoted through tourism supply channels and carried out for profit, when it is subject to a specific regime arising from its sectoral regulations.”

Due to the above, it is deemed necessary to develop regulations determining the conditions and requirements to be met by vacation homes, incorporating them into the regulation of tourist accommodation as a new type in the extra-hotel mode.
However, due to the special characteristics of this extra-hotel typology, which is carried out in houses built or renovated according to requirements already regulated by their specific regulations, and which distinguish them from other types of tourist facilities, neither the construction requirements nor those related to equipment or services applicable to other tourist accommodation facilities should be applied, but they must meet specific requirements.

The Decree consists of a single article, dedicated to the approval of the Autonomous Community of the Canary Islands Holiday Homes Regulations, the text of which is given below, an additional provision amending the Tourism Accommodation Activity Regulations approved by Decree 142/2010 of October 4, two final provisions regarding licensing and entry into force, and an annex with the contents of the Regulations.

The Regulations consist of four chapters and three annexes.

Chapter I, on general provisions, deals with the subject matter, definitions, scope, legal regime, as well as provisions devoted to prohibitions and aspects related to identification (nameplate-distinctive) and information and advertising of vacation homes.

Chapter II deals with conditions of use, safety requirements, functional requirements and minimum equipment requirements that vacation homes must have, as well as information on prices to be charged.
These requirements are intended to complement those already required by Decree 117/2006 of August 1, which regulates the conditions of habitability of properties and the procedure for obtaining a certificate of habitability.

Chapter III establishes the regime for the exploitation of vacation homes, as well as the responsible declaration procedure for the commencement of the activity, in accordance with the responsible declaration regime established with a general character by the Canary Islands Tourism Ordinance Law, in its Articles 13.2.a) and 24.1.
The corresponding document must be attached to this declaration, based on the date on which the building permit for the property was applied for or is being applied for, that is, the responsible declaration of occupancy of the buildings or structures must be attached, as established in Article 166-bis of the Consolidated Text of the Laws on the Territorial Order of the Canary Islands and Natural Spaces of the Canary Islands, or, if applicable, the certificate of habitability or first occupancy license, based on the conditions established in Decree 117/2006 of August 1, regulating the conditions of habitability of the buildings or regulations that replace it.
Similarly, a statement that there is no express prohibition in the Statutes of the Owners’ Community for carrying out the activity of a vacation home; as well as, if necessary, a statement of the impossibility of placing the nameplate-distinguishing sign outside the property, due to the express prohibition by the Owners’ Community to place nameplates in the common areas or outside the property, shall be attached.
This chapter also regulates the procedure for communicating changes and incidents in the operation of the business, as well as the procedure for notifying the Cabildos Insulares of the termination of the business.

Chapter IV is devoted to complaints, inspections and the penalty regime.

Finally, the three annexes contain: the first, the model of nameplate-display to be displayed in vacation homes; the second, the minimum data to be included in the responsible declaration of start of business; and the third, the declarations to be submitted along with the declaration of start of business.

Pursuant to this, upon the proposal of the President, in accordance with the opinion of the Canary Islands Advisory Council and after deliberation by the Government at its meeting on May 22, 2015,

D I S P O N G :

Sole Article. – Approval of Regulations.

The Holiday Homes Regulations of the Autonomous Community of the Canary Islands, which appears as an annex to this Decree, are hereby approved.

Single additional provision. – Amendment of the Regulations of the tourist accommodation business.

The Regulations of the tourist accommodation business, approved by Decree 142/2010 of October 4, are amended in the following terms:

One. Article 3 is amended to read as follows:

“Article 3.- Legal Regime.

1. All tourist accommodations subject to regulation are obligated to comply with the provisions contained in the Canary Islands Tourism Ordinance Law and other applicable regulations.

2. In addition, tourist accommodations are obligated to comply with the requirements contained in these Regulations, except for vacation homes which will be governed by their own specific regulations.”

Two. Article 5 is amended to read as follows:

“Article 5.- Types.

1. The hotel mode includes the following types of facilities:

(a) Hotels.

(b) Urban hotel.

(c) Emblematic hotel.

(d) Rural hotel.

2. The extra-hotel mode includes the following types of facilities:

(a) Apartment.

(b) Villa.

(c) Emblematic house.

(d) Rural house.

(e) Holiday home.”

Final disposition first.
– Enabling.

It is hereby delegated to the person in charge of the Department of Public Administration of the Autonomous Community of the Canary Islands with jurisdiction over tourism, the power to issue all necessary provisions for the development and execution of the approved Regulations, as well as to amend the contents of its annexes.

Final provision two. – Entry into force.

This Decree will enter into force on the day following its publication in the Official Bulletin of the Canary Islands.

Given in Santa Cruz de Tenerife, May 22, 2015.

THE PRESIDENT OF THE GOVERNMENT,

Paulino Rivero Baute.

ANNEX

REGULATION OF VACATION HOMES IN THE AUTONOMOUS COMMUNITY OF THE CANARY ISLANDS

CHAPTER I

GENERAL PROVISIONS

Article 1.- Purpose.

The purpose of these Regulations is to regulate vacation homes in the territory of the Autonomous Community of the Canary Islands.

Article 2.- Definitions.

For the purposes of these Regulations:

(a) Vacation homes: those dwellings, furnished and equipped under conditions of immediate use and meeting the requirements set forth in these Regulations, marketed or promoted through channels of off

erta tourist, temporarily and integrally transferred to third parties, habitually, for purposes of holiday accommodation and for a fee.

(b) Tourism supply channels: travel agencies, reservation exchanges, and other tourism intermediation and organization enterprises, including virtual intermediation channels; promotion, advertising, reservation or rental websites; and advertising carried out through any media.

(c) Habitual form: the disposal of the property two or more times in a year or once a year, but on repeated occasions.

(d) Temporary assignment: any occupation of the property for a period of time that does not involve a change of residence by the user.

(e) Enterprises that manage vacation homes: those persons who own or individuals or legal entities, whose professional activity, whether principal or incidental, consists in the transfer for consideration of the use and enjoyment of homes that meet the requirements set forth in these Regulations.

Article 3.- Scope of application.

1. Dwellings located in the territory of the Autonomous Community of the Canary Islands, built in accordance with the urban planning regulations and the determinations of the urban plan on land uses and constructions, and which are in possession of the prescribed licenses and authorizations are subject to these Regulations.

2. Expressly excluded from the scope of application of these Regulations are constructions located on tourist land within tourist zones or tourist urbanizations, as well as dwellings located in tourist urbanizations or mixed residential-tourist urbanizations, in accordance with the definitions established in Law 2/2013 of May 29, on the Tourist Renewal and Modernization of the Canary Islands.

Article 4.- Legal Regime.

The dwellings covered by these regulations must comply with the requirements contained in the Canary Islands Tourism Ordinance Law, these Regulations and other applicable sectoral regulations, particularly those related to safety, health, urban planning, construction techniques, habitability, accessibility and, in general, classified activities.

Article 5.- Prohibitions.

1. It shall be prohibited for owners of vacation homes or, where applicable, natural or legal persons entrusted by the owners to manage them, to accommodate a number of persons in excess of that permitted by the capacity of the property, as determined by the number of rooms and their occupancy, according to the data included in the responsible declaration of occupancy of the buildings or facilities, or, where applicable, the certificate of habitability or first occupancy license.

2. It is forbidden, in any case, for users:

(a) To allocate the vacation home for purposes other than tourism purposes for which it was contracted.

(b) Carry out any activity that conflicts with the usual rules of coexistence, hygiene and public order or that prevents the normal rest of other users of the property.

(c) Contravene the rules of coexistence of the community of owners in which the apartment is located.

Article 6.- Nameplate-distinctive.

The vacation homes will display, unless expressly prohibited by the rules of the community of owners, at the entrance, in a visible place, a plaque-distinctive according to the format and characteristics established in Annex 1 of these Regulations, where the number of registration in the General Register of Tourism of the Autonomous Community of the Canary Islands, which has been assigned to them, will be indicated.

Article 7.- Information and publicity.

1. The advertising, offering and management of vacation homes shall comply with the requirements of truthfulness, objectivity and good faith, providing the user with sufficient information on the characteristics of the homes, the conditions of use and the services included in the contracts, without prejudice to existing regulations on advertising and consumer and user protection.

2. Promotion of vacation homes should be done in a way that does not lead to confusion or error about their mode and type, making clear their extra-hotel nature and type of vacation home.

3. Owners and management companies of vacation homes are obligated to include, in all advertising and by any means, the registration number that has been assigned to them.

4. In each apartment house, in a visible place, there will be an informational sign with a telephone number for assistance, at least from 8:00 a.m. to 8:00 p.m., to solve any problems related to the house, as well as emergency and health services numbers, written at least in Spanish and English.

5. Prior to the formalization of the reservation or accommodation contract, you will be informed of the conditions of access to the apartment, entry and exit times, admission of pets, reservation regime and prices of the service offered, as well as any other requirements for the use of the apartment.

6. The prohibitions set forth in Article 5.2 of these Regulations shall be prominently displayed in an easily readable area within the vacation rental, at least in Spanish and English, and communicated to users, prior to or at the time of contracting

CHAPTER II

CONDITIONS OF USE, REQUIREMENTS AND EQUIPMENT OF VACATION HOMES

Article 8.- Conditions of use and safety requirements.

1. Vacation homes must be kept in good condition and made available to users in perfect clean and hygienic condition so that they can be used immediately.

2. Owners of houses or, where applicable, natural or legal persons entrusted by the owners to manage them, shall provide the Directorate General of Police with information regarding the stay of users, in accordance with the legal standards of registration and information required by the current regulations on public safety and other applicable provisions.

Article 9.- Functional Requirements.

1. The design and size of the house should allow for adequate furniture, facilitating, together with its facilities and equipment, the activities of rest, clothing, hygiene, nutrition, living, storage, and access to telecommunication services, if applicable.

2. The minimum dimensions, equipment elements and calculation of the useful square meters of the dwelling program, as well as its occupancy, based on the number of double or single rooms present, shall comply with the requirements of Decree 117/2006 of August 1, regulating the conditions of habitability of buildings or standard replacing it.

Article 10.- Minimum equipment requirements.

Vacation homes shall be equipped with the minimum equipment set forth in this article, in each of their rooms, proportionate to the number of occupants and appropriate to the activity carried out, as follows:

1. General equipment.

(a) Internal security lock for entrance doors.

(b) First aid kit.

2. Bedroom.

(a) Lighting for reading next to each bed.

(b) Effective blackout system for each bedroom.

(c) Hangers of non-deformable material and homogeneous style, appropriate to the number of users.

(d) Double or single beds with the following minimum dimensions:

– Single: 0.90 m x 1.90 m

– Doubles: 1.35 m x 1.90 m

(e) Minimum equipment and sufficient bedding for each user:

– Mattress cover.

– Sheets or similar.

– Blanket.

– Pillow.

– Bedspread.

For stays longer than one week, another set of bedding will be provided for each user for each week or fraction thereof.

3. Bathroom.

– Mirror.

– Hair dryer.

– Toilet paper roll holder.

– Mat.

– Support for placing toiletries, if there is no countertop or similar.

– Towel racks, hooks or hangers with sufficient capacity.

– System to prevent spillage of water from the tub or shower tray.

– Towels for each user.

– Asci

ugamano for hands for each user.

When the stay is longer than one week, another set of towels will be provided for each user for each week or fraction thereof.

4. Kitchen.

– Oven or microwave.

– Coffee machine.

– Service of plates, cutlery and glasses in numbers appropriate to the capacity of users.

– Sufficient cookware and linens for food preparation and consumption.

– Cleaning tools.

– Iron and ironing board.

Article 11.- Prices.

1. The prices of accommodation service must be displayed in vacation homes, indicating the date on which they are advertised or announced, and then applied.

2. No prices higher than those indicated can be charged, nor can costs be charged for services that are not requested or not indicated in the tourist offer channels, or that are not included in the document delivered to the user at the time of entering into the contract, in accordance with Articles 7.5 and 12.4

CHAPTER III

EXPLOITATION REGIME, PROCEDURE FOR STARTING AND OPERATING THE BUSINESS

Article 12.- Exploitation regime.

1. Vacation homes must be transferred in their entirety to a single user, who will in any case be the person responsible for the reservation made, and transfer by rooms is not allowed, with a prohibition on entering into multiple contracts at the same time for the same property, thus not allowing shared use of the same.

2. In the case of houses subject to horizontal ownership, only those houses in which such activity is not expressly prohibited by the statutes of the Community of Owners may be marketed as vacation homes.

3. The commencement of a vacation rental exploitation activity requires the submission of a responsible declaration to the competent Cabildo Insular, which will register the activity ex officio in the General Register of Tourism of the Autonomous Community of the Canary Islands.

4. Prior to the actual occupation of the apartment by the users, if the contract has not been made in writing beforehand, it is mandatory that both parties sign a document that, at a minimum, includes the essential conditions of the contract, indicating the hours, the maximum number of people who may occupy the property, and the prices to be paid for the accommodation service, including IGIC. This document must be drafted at least in Spanish and English.

Article 13.- Responsible declaration of commencement of business.

1. Prior to the commencement of the activity of exploitation of a vacation home, the owners or, if applicable, the natural or legal persons to whom the owners have entrusted the management, shall complete a responsible declaration, addressed to the competent Cabildo Insular, stating that they comply with the requirements and provisions set forth in these Regulations, that they have the documentation to prove it, and that they undertake to maintain such compliance throughout the time the activity is carried out.

2. The responsible declaration of commencement of business shall contain, as a minimum, the information included in Annex 2 and shall be accompanied by the responsible declarations contained in Annex 3.

3. Once the responsible declaration of commencement of activity has been submitted, the Cabildo Insular will ex officio, within a maximum period of fifteen working days, register the information regarding the vacation rental exploitation activity in the General Register of Tourism of the Autonomous Community of the Canary Islands, in accordance with the regulations in force, and will deliver to the owner or, if applicable, the manager of the property, who submitted the declaration, the complaint forms, the information sign related to these forms and the inspection book.

Article 14.- Changes and incidents in the operation of the business.

Any alteration or modification of the data included in the responsible declaration of commencement of activity must be communicated to the competent Cabildo Insular within a period of not more than thirty days after the change is made, in order to proceed with its annotation in the Registry.

Article 15.- Termination of activity.

1. The owners of the vacation homes, or, if applicable, the natural or legal persons to whom the owners have entrusted the management, shall notify the competent Cabildo Insular within a maximum period of thirty days after the termination of the activity, handing over the complaint forms and the inspection book.

2. Notification of cessation of activity may be made by any means permitted by law that allows traceability and will be entered in the General Register of Tourism.

CHAPTER IV

COMPLAINTS, INSPECTIONS AND PENALTY REGIME

Article 16.- Complaints.

1. Complaint forms will be available to users at all times, conforming to the official model regulated by tourism regulations, without prejudice to those required in other matters.

2. In case of complaints about prices, a copy of the confirmation or attestation of the reservation will be delivered to the user along with the complaint forms. This copy will be signed by the owners of the property or the natural or legal persons to whom the owners have entrusted the management, and must contain, in addition to the signature, the date of delivery.

Article 17.- Inspections and Penalty Regime.

1. Failure to comply with any of the requirements and provisions set forth in these Regulations shall be reported to the Tourism Inspectorate for the application, if appropriate, of the penalty regime provided in Title VI of Law 7/1995 of April 6, on the Canary Islands Tourism Regulations, without prejudice to what is established in Article 71 bis 4 of Law 30/1992 of November 26, on the Legal Regime of Public Administrations and Common Administrative Procedure.

2. Will be responsible for administrative violations of the applicable tourism regulations, the owners of the homes or, where applicable, the natural or legal persons to whom the owners have entrusted the management of the vacation homes.

3. Under no circumstances may the property owner claim that the vacation home has the status of a principal residence to avoid the actions of the Tourist Inspection Service.

case in vendita a gran canaria di nuova costruzione
September 26, 2024 Daniele Piccoli No Comments Blog, Uncategorized

New Construction Homes for Sale in Gran Canaria with State-of-the-art Techniques

How a Steel House Is Constructed: Materials, Safety and Construction Timeframe

If you are looking for a newly built steel home, our agency offers innovative and customizable solutions that are ready to be built.
The steel houses we offer are designed for maximum energy efficiency and durability.
If you are interested in purchasing, please do not hesitate to contact us at the contact information listed at the end of the article.

Steel houses, thanks to the Steel Frame system, are becoming increasingly popular because of their strength, speed of construction and customization possibilities.
But how exactly does the construction process take place?
What materials are used and what are the timeframes and advantages over traditional methods?
Let’s take a detailed look at how these innovative homes are built, analyzing the materials used, safety, energy efficiency and timelines.

How a Steel House is Built

The construction of a steel house begins with the detailed design of the metal framing.
The process involves several steps, all designed to ensure accuracy, speed and safety:

1. Design of the Steel Frame System

The first step is the design of the steel frame, called the Steel Frame.
The frame is made of cold-formed steel profiles of variable cross-section, usually with an “H” or “C” shape.
These profiles are assembled by welding or bolting, creating an extremely strong load-bearing structure.
The design is done with the help of advanced CAD software, which allows millimeter accuracy and ensures that each component fits perfectly into the entire structure.

2. Positioning and Assembly of the Structure

Once the steel components are fabricated and cut, the structure is assembled.
The steel bars are assembled at the construction site using joints and connectors, a process that occurs quickly compared to traditional concrete or brick techniques.
This modular approach allows for greater efficiency and reduces construction time.

vendita case nuove a gran canaria

3. Wall Filling and Insulation

The spaces between the steel profiles are filled with high-performance insulation materials.
Among the most common are:

Mineral wool:

For thermal and acoustic insulation.

Polyurethane foam:

Excellent for sealing cracks and providing perfect thermal insulation.

Wood fiber panels:

used for interior lining and to improve moisture resistance.

Sandwich panels:

composed of two rigid layers with an insulating core, offer high protection against cold and heat, while reducing energy consumption.

The combination of these materials ensures high living comfort and contributes to the achievement of the best energy classes.

4. Exterior and Interior Coatings

The exterior finish of a steel house is fully customizable.
Siding can include materials such as:

  • Traditional plaster or reinforced plaster.
  • Wood or faux stonepanels.
  • Metal coatings for an industrial look.
  • Face brick or ceramic tile.

As for the interior, you can apply sheetrock or other sheathing materials to finish the walls, leaving the steel components invisible, or, alternatively, you can opt to leave some parts of the structure exposed for a more contemporary style.

Materials Used

  • Galvanized steel: this is the key material for the structure, highly corrosion-resistant and durable.
  • Glass wool and rock wool: widely used for thermal and acoustic insulation, they are noncombustible materials that improve building safety.
  • Wood: can be used for decorative panels or as part of insulation, combined with modern materials to maintain a traditional aesthetic.
  • OSB or fiber cement panels: often used as an underlayment for interior and exterior walls, they improve the rigidity of the structure and contribute to insulation.

Safety: Resistance and Earthquake Protection

One of the main advantages of steel houses is safety.
Steel is an extremely durable material that offers excellent protection against seismic events and other structural stresses.
In earthquakes, steel houses exhibit greater elasticity than masonry buildings, distributing forces more evenly and reducing the risk of structural damage.

In addition, steel is a noncombustible material that does not fuel fires and can be treated with fire retardant paints to further increase protection in case of flames.

Construction Time

One of the greatest strengths of steel houses is the speed of construction.
Thanks to the prefabricated system and the easy assembly of the steel frame, construction time can be reduced by 30-50% compared to traditional methods.
Construction steps are quick and precise, limiting delays and unforeseen events on the construction site.

A standard residential project, which would take several months with traditional techniques, can be completed in a few weeks using Steel Frame technology.

Energy Efficiency and Energy Class

Steel houses are highly energy efficient.
Thanks to advanced insulation materials and thermally efficient design, these homes can achieve top energy classes (A, A+ or even nZEB – Nearly Zero Energy Building).
This means that the building has very low energy requirements for both heating and cooling, resulting in lower energy bills.

In addition, the modular structure allows for easy integration of renewable energy production systems, such as solar photovoltaic panels or geothermal systems, further increasing the building’s energy efficiency and sustainability.

Conclusions

Steel houses represent an innovative and sustainable solution for the future of residential construction.
The combination of advanced materials, state-of-the-art construction technologies and short construction time makes this type of housing ideal for those seeking strength, safety and high energy performance.

Our agency offers newly built steel houses for sale, ready to be customized according to your wishes.
If you are interested in buying, please contact us at the following addresses:

+39 3518711203 / +34 635632009 / info@propertyforsalegrancanaria.com.

Don’t miss your chance to invest in a modern, efficient and safe home!

Daniele Piccoli Agente Immobiliare Italiano a Gran Canaria
September 21, 2024 Daniele Piccoli No Comments Blog, Uncategorized

How to Sell Your Villa in Salobre Golf: The Complete Guide from an Agency Focused in Luxury Real Estate

Salobre Golf is one of the most prestigious and sought-after residential areas in Gran Canaria.
With its world-class golf courses, breathtaking views, and exclusive setting, this location attracts investors and buyers looking for luxury villas and chalets.

If you are considering selling your property in this exclusive setting, choosing the right real estate agency is critical to getting the best results.

Unlike many other generic real estate agencies, our agency specializes in the sale of luxury villas, with a focus on those located in Salobre Golf.
With our specific experience, we have developed advanced and targeted marketing strategies to maximize the value of the villas, and a network of investors ready to buy.
In this article, we will explain how we can make a difference in the sale of your villa.

1. Why Rely on Us? The Difference of a Specialized Agency

Many real estate agencies deal with all kinds of properties, from small town houses to luxury villas, but without differentiating their sales strategies.
This generic approach rarely leads to the best results for owners of villas like those at Salobre Golf, which require exclusive treatment and in-depth knowledge of the high-end market.

Our agency is distinguished by being dedicated exclusively to the sale of luxury properties, with a focus on villas and chalets in exclusive areas such as Salobre Golf.
This means:

  • We are intimately familiar with the market for luxury villas and know how to enhance your property’s unique features for maximum value.
  • We have a select clientele of buyers and investors, including those interested in the short-term rental business, who are actively seeking investment opportunities in Salobre Golf.
  • We offer highly customized marketing services designed to attract high-profile buyers both locally and internationally.

We don’t just put your villa on the market like other agencies would; we create a tailored strategy for each property, ensuring that your villa gets the attention it deserves.

2. Exclusive and Targeted Marketing Strategies

Luxury villas require a sophisticated, unconventional, and well-planned marketing approach.
We do not just publish standard ads or rely on mass real estate portals for promotion.
Our agency uses an advanced approach that includes:

High-quality professional photography services:

We collaborate with photographers who specialize in luxury real estate, able to capture the best angles, most striking views and exclusive details of your villa.

Video tours and interactive virtual tours:

We offer the ability to explore the villa remotely, which is ideal for international buyers who want to have an immersive experience without being physically present.
These tools are key to attracting potential investors.

Precision digital marketing:

We use targeted digital marketing campaigns, promoting your villa on the most effective channels to reach high-potential buyers, including social media, luxury real estate platforms, and geo-localized advertising.

Collaborations with investor networks:

Thanks to our portfolio of contacts, we are able to pitch your property to a select group of investors interested in turning luxury villas into business opportunities, such as short-term rentals.

Many other agencies do not have the resources or expertise to implement these high-level marketing techniques, limiting themselves to basic promotions that fail to fully exploit the potential of a villa like yours.

3. Experience in Selling Luxury Villas: Our Score of Excellence

Selling a luxury villa requires specific skills that go beyond just buying and selling real estate. With years of experience in the high-end property business, we have perfected our techniques to ensure a quick and profitable sale.

That is why our agency is able to make a difference:

In-depth knowledge of the local market:

Every villa is unique, as is every buyer.
We make sure to customize the negotiation process so as to strike an optimal balance between the needs of the seller and the buyer.

Experts in short-rental villas:

The luxury tourist rental market is booming.
We work with investors who are looking for villas to buy for short-term rental, providing a valuable business opportunity for those selling.

4. Our Investor Portfolio: Business Opportunities for Short Rentals.

One of our main advantages over other agencies is our direct connection with a network of international investors who are interested in purchasing villas in Salobre Golf for luxury short term rental.
These investors actively seek properties that can generate an economic return in the high-end tourism market.

By selling your villa through our agency, you are assured of access to a targeted audience of buyers who:

They value your villa not only as a home, but as an investment.

These investors are willing to pay for properties that can be immediately converted into business opportunities.

They are ready to close transactions quickly.

With our experience and network, we can facilitate faster negotiations, ensuring that you can sell your villa without long waits.

5. A Complete Service, from Appraisal to Sale

Our service is not limited to finding a buyer for your villa.
We offer comprehensive support at every stage of the sales process, which includes:

  • Accurate property valuation based on a thorough understanding of the local market and the specific demands of luxury buyers.
  • Legal and tax advice to make sure the sale goes smoothly and with maximum tax advantage.
  • After-sales support to handle any administrative and contractual details, up to the final signing of the contract.

Conclusion

Selling a villa or chalet in Salobre Golf is not a process that can be approached with a generic approach.
It requires a tailored sales strategy, sophisticated marketing and a well-defined network of buyers.
Our agency, which specializes in luxury real estate, can offer you all this and more.

With our portfolio of investors interested in buying villas for short rent, our advanced marketing skills, and our deep knowledge of the Salobre Golf market, we are the ideal partner to sell your villa quickly and profitably.
Don’t let your property be treated as just a listing: choose an agency that is passionately and professionally dedicated to selling luxury properties.

Daniele Piccoli +34 635632009 +39 3518711203

info@propertyforsalegrancanaria.com

September 20, 2024 Daniele Piccoli No Comments Blog, Uncategorized

Complete Management of Luxury Villas and Chalets at Salobre Golf: Customized Services, Multiple Years of Experience, Tax Management and Free Consultation

If you own a luxury villa or chalet at Salobre Golf in Maspalomas, you are probably looking for a comprehensive solution for managing your property.
With more than 10 years of experience in the Maspalomas short rental industry and an in-depth knowledge of the local real estate market, I offer customized services including rental management, maintenance, renovations, tax management, and free consultation for owners within the Salobre Golf complex.

To provide a comprehensive management and maintenance service, I have created three highly specialized companies designed to cover every aspect needed to run a luxury property efficiently:

  1. Real Estate Agency: for rental management and property sales.
  2. Renovation Contractor: for maintenance work and structural improvements.
  3. Cleaning Company: to ensure professional cleaning and laundry management.

These three enterprises are key to offering comprehensive property management. The classic real estate agency cannot offer all the services needed to manage a luxury property in the best possible way.
With this approach, you can have a single point of contact for the management of your villa, avoiding having to deal with dozens of different providers.
This will allow you to manage your property easily and stress-free, even from a distance.

In addition, I personally live within the Salobre Golf complex, in a villa located in the Mangolf Villas complex at Calle Green No. 1.
This allows me to guarantee a constant presence and to intervene quickly in case of problems related to the property or guests.
My proximity assures you that your property will be handled with dedication and care, and I will always be available for any needs.

1. Short Rentals at Salobre Golf: Increase the Yield of Your Villa.

The demand for short-term tourist rentals is constantly growing, and optimally managing a luxury villa in Salobre Golf can generate an excellent return on investment.
Through my experience and my three businesses, I offer you:

Application for vivienda vacacional license:

I personally handle the application for the necessary license to rent your villa or chalet as a vacation home, following all the necessary bureaucratic procedures.

Ad management

Managing listings on platforms such as Airbnb, Booking.com and Vrbo: Creating optimized listings with professional photographs and engaging descriptions.

Optimization of rental rates

Optimizing rental rates using advanced techniques to maximize profit and maintain high occupancy.

Registration of guests with the police

I handle the mandatory registration of guests with the local authorities, ensuring that your villa complies with all applicable regulations.

Communication and guest management

From booking to check-out, I take care of everything, ensuring that each guest has a memorable experience

Monthly summary of reservations

Each month I send a detailed summary of bookings from platforms such as Booking.com or Airbnb.
The owner can verify:

  • Revenue generated from reservations.
  • A detailed summary prepared by me with all income and expenses.
  • The invoice for our property management fee.
  • The cleaning service bill, which is paid directly by the guest and not deducted from the rental price.
  • The invoice from the booking portal (Booking.com, Airbnb, etc.).
  • The transfer receipt issued to the owner’s bank account to ensure maximum transparency on financial flows.

Click here to see the services we offer for Short Rental Property Management

2. Professional Maintenance for Luxury Villas at Salobre Golf.

Maintaining a luxury villa in Maspalomas in perfect condition takes time and specific skills.
With my renovation and cleaning company, I offer a complete service of:

Professional Cleaning

We manage all housekeeping services through our qualified staff, including linen management.
We use our own linen storage facility and take care of the laundry, ensuring impeccable service at all times.
We also offer a linen rental package for those who want an even more convenient option.

Routine and extraordinary maintenance

Thanks to my renovation company, I can quickly solve any technical problem, from electrical installation to complete interior renovation.

Regular supervision

I conduct periodic inspections to ensure that your property remains in perfect condition, even when unoccupied.

3. Management for Owners Who Do Not Want to Rent Their Villa or Chalet

For owners who do not wish to rent out their property, I offer a full management and maintenance service, ensuring that the villa or chalet remains in impeccable condition, ready for use at any time.
Here’s what we offer:

Periodic cleaning

Although the villa is not rented, we conduct regular cleaning to keep the property fresh and clean.

Periodic home inspection

We conduct regular inspections to check for problems, such as damage or malfunction, and take prompt action if necessary.

Preventive maintenance

We take care of all maintenance needs, from minor repairs to more complex technical requirements.

Periodic disinfestation

We offer periodic pest control service against cucarachas and other common pests, keeping the property safe and hygienic.

Preparing the house when you arrive

Before you arrive, we make sure that everything is perfect: complete cleaning, replenishment of linens, checking the facilities and pool, so that you can enjoy your home immediately without worries.

4. Renovation Services for Villas and Chalets at Salobre Golf.

If you wish to further enhance your property in Salobre Golf, I offer complete renovation services:

Interior and exterior renovations

From renovating kitchens and bathrooms to designing exclusive outdoor spaces. This our Restructuring enterprise. www.propertyrenovationgrancanaria.com

Custom design

Custom design to meet your taste and the needs of the luxury rental market.

5. Comprehensive Tax Management for Resident and Non-Resident Owners in Maspalomas.

Managing the tax part can be complicated, especially for nonresident owners.
I offer a comprehensive tax management service that includes:

Payment of IBI and Basura

I handle all municipal taxes, ensuring timely payments.

Management of IGIC (Model 400)

If you rent your property on a short-term basis, I will assist you in declaring and paying IGIC.

Tax return (Form 210 and 425)

I handle the filing of Form 210 for non-residents, even if your property is not rented.
In addition, I ensure your complete handling of Form 425 for the annual short-rental income tax return.

Click here and learn about other Tax Management services

6. Free Consultation for Owners of Villas and Chalets at Salobre Golf.

An exclusive service I offer to owners of villas and chalets in Salobre Golf is a free personalized consultation.
This consultation will help you understand how to maximize the potential of your property, both in terms of short rentals and maintenance and enhancement.

During the free consultation we will discuss:

  • Strategies for increasing earnings from short rentals.
  • Structural and functional improvements to further enhance your villa.
  • Tax management and income optimization for residents and nonresidents in Gran Canaria.

7. Sale of Villas and Chalets at Salobre Golf

In addition to property management and short rentals, I also handle the sale of villas and chalets within the Salobre Golf complex.
We offer sales services for:

Existing villas and chalets:

For those who wish to purchase a luxury property within the complex ready to be used or rented out.

New villas under construction:

We partner with local developers to sell new luxury villas currently under construction, with customization options to meet the desires of discerning clients.

We sell properties under an exclusive contract, allowing us to fully focus on promoting and selling your property with a focused and dedicated approach.

Learn about the benefits of the exclusive contract:

Maximum attention to your property:

Your villa will have our top priority, ensuring active and continuous promotion.

Personalized marketing:

We invest in specific and targeted advertising campaigns, using the best sales channels to enhance the value of your property.

Simplified management:

With a single point of contact, the entire sales process will be handled clearly, transparently, and without complications.

If you are thinking of selling your villa or chalet, I invite you to discover the advantages of the exclusive contract.
Selling with an exclusive mandate allows you to get a dedicated and targeted service, with more effective promotion and simplified management.
To learn more, read our in-depth article on why selling real estate with an exclusive mandate and find out how we can help you sell quickly and profitably.

Daniele Piccoli +34 635632009

info@propertyforsalegrancanaria.com

September 16, 2024 Daniele Piccoli No Comments Blog, Uncategorized

Gran Canaria and the Vivienda Vacacional Dilemma: Growing Tourism or Housing Crisis?

In recent times, the rental sector on the island of Gran Canaria has been at the center of a heated political debate, threatening to penalize both property owners and tenants.
The focus is on the increase in tourism and the growing number of apartments for short-term rentals licensed by Viviendas Vacacionales.
But is this really a problem?

Tourism growth in Gran Canaria: opportunity or threat?

Gran Canaria, an island that until a few decades ago was inhabited almost exclusively by locals and often ignored by mainstream tourist flows, is now a popular destination for visitors from around the world.
New international flights, including those from the United States, testify to the growing interest in the Canary Islands.
However, this exponential growth in tourism has raised concerns.
Some argue that the growing demand for tourist apartments has led to rising rental prices and a reduction in the availability of housing for residents.
But is tourism really the cause of all ills?

Gran Canaria's economy without tourism: is it sustainable?

Without tourism, what would Gran Canaria live on?
Local products such as cheese, Valleseco strawberries, Lanzarote wine, papas arrugadas and Mojo are indisputable delicacies, but are they enough to sustain the island’s economy?
The truth is that tourism is the economic engine of Gran Canaria.
Real estate, short-rental management, housekeeping, maintenance, catering, shopping, transportation services, and excursions-all revolve around the revenue generated by tourists.

It’s not just about accommodations and hotels: tourism fuels the island’s entire economic ecosystem.
For example, many restaurants, bars, and businesses depend largely on the steady flow of visitors.
Organized excursions, recreational activities such as boat rides, diving, and guided tours of Gran Canaria’s natural beauty are services that exist and thrive because of tourism.

The real problem: shortage of public housing

The real problem is not tourism or Viviendas Vacacionales, but the lack of public housing for residents.
The scarce housing supply pushes prices through the roof, forcing many to pay exorbitant amounts for often inadequate housing.
In many cases, residents find themselves competing with tourist rentals to find decent housing.
However, placing all the blame on short rentals and tourists is too simplistic an approach.
The reality is that there is a lack of effective housing policies by the authorities.

Gran Canaria would need a sustainable development plan that includes building affordable housing for residents.
Regulating the residential rental market could be one solution, addressing unfair practices such as one-year down payment requirements and three-month deposits for small pets.
Creating incentives for landlords who rent long-term to residents could help balance the situation, without demonizing the tourism sector.

Viviendas Vacacionales as a scapegoat?

During the COVID-19 pandemic, rumors were already circulating that the islands would become a luxury for the few, with high prices to select tourists and high-end residents.
With the global economy in crisis, tourism has proven to be one of the island’s most resilient resources, helping to keep it afloat during difficult times.
Yet now there seems to be growing pressure to restrict the Viviendas Vacacionales sector, often painted as public enemy number one.

The reality is that without timely and reasoned intervention, the island’s most powerful tourism business could be compromised, leaving room only for large corporations and investment funds.
If this happens, Gran Canaria risks reverting to a limited economy, without the prosperity brought by tourists.
Mass tourism could turn into elitist tourism, accessible only to those who can afford high prices, excluding a large segment of both the local and foreign population.

Possible solutions: toward balanced regulation

Regulating Viviendas Vacacionales is necessary to clean up the sector from improvised and irregular operators.
However, it is crucial to avoid regulatory excesses and anachronistic views that could stifle the island’s tourism market.
A balanced approach can allow for sustainable coexistence between the needs of residents and those of investors and tourists.
Solutions could include:

Fair taxation:

Ensure that revenue generated from short rentals contributes to community welfare through taxation that can be reinvested in public infrastructure.

Incentives for long-term rental:

Offer tax breaks to landlords who decide to rent their properties long-term to residents, thus helping to create a balance between tourist and residential rentals.

Promotion of sustainable tourism:

Encourage more sustainable forms of tourism that have less impact on the environment and local society, diversifying tourism supply and making it less dependent on short rentals.

Conclusion: finding a balance between tourism and residence

In conclusion, the growth of tourism in Gran Canaria represents both a challenge and an opportunity.
The fault of the Vivienda Vacacional is often emphasized as the main cause of housing problems, but the reality is more complex.
It is possible to find a balance that allows Gran Canaria to continue to thrive as a tourist destination without sacrificing the quality of life of its residents.
An open dialogue between government, property owners, residents and tourism operators is critical to developing policies that are beneficial to all.

modello 210
September 14, 2024 Daniele Piccoli No Comments Blog, Uncategorized

Form 210 in the Canary Islands: What is it and what is it for?

The Form 210 in the Canary Islands is an essential tax document for those with economic interests in the Canary Islands, especially if they are nonresidents.
Although the Canary Islands are part of Spain, they enjoy a special tax status that makes them an attractive destination for investors and property owners.
Understanding Form 210 and its use is essential to avoid legal problems and ensure proper tax management of one’s activities.

What is the Model 210?

Model 210 is a Spanish tax form used to declare and pay taxes on the income of nonresidents of Spain.
Its main function is to allow tax authorities to collect taxes on income generated by individuals or legal entities that do not reside in Spain but generate income in the territory, including income generated in the Canary Islands.

Key features of the Model 210:

  • Recipients: Form 210 applies to all individuals and legal entities not resident in Spain who obtain income from sources located in the Canary Islands.
    This includes income from real estate, business activities, or investments.
  • Types of Income: This model covers various types of income, including rental income from real estate, capital gains from the sale of property, interest income, dividends, and other types of income from economic activities in the Canary Islands.
  • Frequency: The return may be filed quarterly or annually, depending on the type of income.
    For example, rental income generally requires quarterly reporting, while other forms of income may be reported annually.

What is the purpose of the Form 210?

Form 210 serves several purposes related to the tax administration of income of nonresidents in the Canary Islands.
Some of the main purposes include:

1. Payment of Taxes on the Income of Non-Residents

Form 210 is mainly used for the payment of taxes on income generated by nonresidents.
Although the Canary Islands has a special tax status, it still follows Spanish tax law regarding the taxation of non-resident income.
This means that anyone who earns income in the Canary Islands, while not a resident, is required to declare it and pay the relevant taxes.

For example, a foreign national who owns a house in the Canary Islands and rents it out during the year is required to declare rental income and pay corresponding taxes via Form 210.

2. Fiscal and Legal Compliance

Filing Form 210 correctly is essential to be in compliance with Spanish tax law.
Failure to comply with tax return obligations can lead to financial and legal penalties.
Submitting this form ensures that nonresidents comply with Spanish tax law, avoiding possible problems with theSpanish Tax Agency (Agencia Tributaria).

3. Management of Real Estate in the Canary Islands

A common case in which Form 210 is used is the management of real property.
Nonresidents who own property in the Canary Islands must declare rental income obtained from such property or, in some cases, also deemed income from non-rented property.
This form makes it possible to calculate and pay the corresponding tax on such income.

4. Declaration of Capital Gains

When a nonresident sells property in the Canary Islands, he or she is required to declare any capital gains obtained through Form 210.
The capital gain is the difference between the sale price and the purchase price, and a tax is charged on this difference.
It is important to declare these transactions correctly to avoid penalties and to obtain any refunds of overpaid taxes.

How do you fill out the Form 210?

Completing Form 210 requires some attention to detail, as it involves specific information regarding the type of income, amount, and reporting period.
Here are the basic steps:

  • Taxpayer Identification: Enter the personal or business details of the nonresident taxpayer, including the tax identification number (NIE for individuals or NIF for corporations).
  • Type of Income: Specify the type of income to be reported (e.g., rental income, capital gains, interest, etc.).
  • Property Details: If you are declaring income from property, you must provide property details, such as address and cadastral reference.
  • Calculation of Tax: Tax is calculated according to the type of income.
    For example, for rental income, a percentage of gross income is applied.
  • Reporting Period: Specify the fiscal period to which the return refers (quarterly or annual).
  • Payment: Once you have completed the form, you proceed to pay the amount due.
    This can be done by bank transfer or through the online channels of theSpanish Internal Revenue Service.

Penalties for failure to file Form 210

Failure to file Form 210 or filing with inaccurate information may result in penalties from Spanish tax authorities.
Penalties may vary depending on the severity of the offense, including fines, interest on late payments, and in some cases, additional legal action.

Summing up

Form 210 is an essential tool for the tax management of non-resident income in the Canary Islands.
It is used to declare and pay taxes on various types of income generated in the territory, ensuring compliance with Spanish tax law.
Whether you are dealing with real estate, business activities or investments, understanding and using Model 210 correctly is crucial to avoid tax and legal problems.

tasas de ibi y basura
September 13, 2024 Daniele Piccoli No Comments Blog, Uncategorized

What is IBI and the Basura Tax in Gran Canaria: A Complete Guide for Property Owners

If you are a property owner in Gran Canaria or are thinking of buying a home on the island, it is essential to know your local taxes.
The two main property taxes are theIBI Gran Canaria and the Basura Gran Canaria Tax.
These taxes are mandatory for all home and apartment owners and cover essential services such as infrastructure maintenance and garbage collection.
In this guide, we will look in detail at what the IBI and Basura Tax are, how they are calculated, and when they must be paid.

1. What is the IBI in Gran Canaria?

TheIBI (Impuesto sobre Bienes Inmuebles) is a mandatory annual property tax for all property owners in Gran Canaria.
It is equivalent to the property tax found in many other countries and is used to finance municipal services such as road maintenance, street lighting, and local services.

Calculation of IBI Gran Canaria

TheIBI Gran Canaria amount is based on the cadastral value of the property, which is determined by the Spanish Land Registry.
The cadastral value is usually lower than the market value and takes into account factors such as the property’s location, size, and type of construction.

Each municipality applies a percentage (rate) on the cadastral value, which varies depending on the area.
For example, theIBI in Las Palmas may have a different rate than in tourist locations such as Maspalomas or San Bartolomé de Tirajana.

When do you pay the IBI in Gran Canaria?

IBI is paid once a year, usually between September and November, depending on the municipality.
You can payIBI Gran Canaria at municipal offices, through online platforms, or through bank direct debit, which is a convenient way to avoid delays or penalties.

What happens if I do not pay IBI?

Failure to pay IBI can result in penalties, interest on late payments, and, in the most serious cases, legal action.
It is critical to payIBI Gran Canaria by the due date to avoid problems, especially if you plan to sell your property in the future.

2. What is the Basura Tax in Gran Canaria?

The Basura Tax in Gran Canaria is another local tax that covers the cost of waste collection and disposal service.
This service includes the collection of household waste and its disposal in municipal treatment centers.

Basura Tax Calculation Gran Canaria

The cost of the Basura Tax varies depending on the municipality and the type of property.
For residential properties, the amount depends on the size of the property or the number of housing units.
In some tourist areas, such as Maspalomas, the tax may be higher for properties rented to tourists.

When do you pay the Basura Tax in Gran Canaria?

The Basura Tax is generally paid once or twice a year, with due dates that may coincide with those of the IBI.
Again, you can pay the tax through the municipality or by domiciling it with a bank.

What happens if I don't pay the Basura Tax?

Failure to pay the Basura Gran Canaria Tax can result in penalties and interest.
Municipalities may take recovery measures to collect any arrears, so it is important to pay this tax on time.

3. How to Pay IBI and Basura Tax in Gran Canaria.

Both taxes, IBI and Basura Tax, can be paid in different ways:

  • In person at municipal offices or authorized banks.
  • Online, via the municipality’s website.
  • Bank Domiciliation, which is the most convenient method to avoid forgetfulness and penalties.

Many property owners in Gran Canaria choose to domicile both payments, simplifying the management of annual taxes.

4. Impact of IBI and Basura Tax on Owner's Budget.

The cost ofIBI in Gran Canaria can range from a few hundred euros for small apartments to higher amounts for villas or luxury properties.
The Gran Canaria Basura Tax is generally lower, but it still must be considered as part of the property’s operating expenses.

For vacation rental owners in Gran Canaria, it is important to include these expenses in operating costs, along with utilities, maintenance, and management of tourist rentals.

5. Conclusions: Managing IBI and the Basura Tax in Gran Canaria.

TheIBI and Basura Tax are essential property taxes that every property owner in Gran Canaria must pay.
Although they may seem complex, these taxes fund municipal services that improve the quality of life on the island.
Before purchasing property, it is advisable to find out about local rates to avoid surprises.

In addition, it is highly recommended to domicile them with your bank to simplify payments and ensure you meet deadlines.

If you have any further questions about IBI Gran Can aria, Basura Gran Canaria Tax, or any other property-related tax issue, please contact your real estate advisor or a tax expert for assistance.

explotacion turistica in gran canaria
September 12, 2024 Daniele Piccoli No Comments Blog, Uncategorized

Explotaciòn Turistica

Explotación Turística: What it is and What You Need to Know Before Investing

When it comes to real estate investment in Gran Canaria, many are still unfamiliar with Explotación Turística.
This term, which in Italian could be translated as “binding management,” represents a reality that anyone who wants to invest on the island has to deal with.
Let’s see what it is and why it is important.

What is Explotación Turística?

Explotación Turística is a company licensed by the tourism office to manage the rental of apartments located in privately owned residential complexes.
This company can only obtain a tourism license if it has contracts with at least 30 percent of the apartments in the complex.
In some cases, however, the company may even own 100 percent of the apartments in the complex, and in 90 percent of cases it owns most of the units.

Often it is the Explotación Turística company itself that sells the apartments in the complex it owns to meet expenses or to obtain liquidity.
It may decide to sell one or more according to the economic need of the moment. However, other apartments for sale may belong to different owners, not part of the company, who may have a management contract with the Explotación company or who have not renewed the contract and now wish to sell the property.

Once the minimum threshold of required contracts is reached, the company can start promoting and renting out the short-term apartments on vacation portals.

Obligations of the Explotación Company

The company that manages these apartments, in addition to obtaining a tourist license, is obliged to comply with the statutory regulations.
This implies the provision of a number of essential services to ensure the quality of the tourist offer.
The main obligations of the Explotación Turística company are listed below:

  • Regular apartment cleaning service, ensuring that accommodations are kept clean and in good condition for each new guest.
  • Maintenance and upkeep of facilities, which includes continuous repair and improvement of facilities, common areas, and infrastructure of the complex.
  • Front desk service, essential for welcoming guests and providing assistance during their stay, including check-in, tourist information, and emergency management.
  • Security and surveillance, where required, the company must ensure the safety of guests and facilities with control systems, surveillance, and the management of emergency situations.
  • Adaptation to fire regulations, including installation of fire-fighting systems, emergency signs, and evacuation plans in accordance with local safety standards.
  • Emergency health services, including access to first responders or collaboration with local health services to ensure prompt response if needed.
  • Accessibility, as required by regulations, accommodations and common areas must be adequately accessible for people with disabilities or reduced mobility, ensuring adequate facilities (ramps, elevators, accessible bathrooms, etc.).
  • Transparency in contract management, the company should clearly inform landlords and clients about contractual rights and obligations, including rental terms, operating costs, and conditions of use of the property.

In addition, the company is required to comply with all local laws related to safety, hygiene and tourism services, including compliance with environmental regulations, responsible waste management and taking measures to reduce ecological impact.
These services and requirements are mandatory for all companies that operate tourist complexes and must be guaranteed to customers as stipulated by current regulations.
Explotación companies that fail to comply with these rules may face heavy penalties, including fines and license suspension.

Locked-in Contracts: Limited Freedom for Owners

Contracts made with Explotación Turística companies are highly armored.
This means that the owners of the apartments within these complexes cannot use their homes to spend their vacations whenever they wish.
The management of the apartment is completely in the hands of the company, which decides when and how to rent it out. If you have a management contract with the Explotación Turística company, you must strictly adhere to the contractual rules provided, which could severely limit your freedom to use the property. You will not be able to use it for private use or rent it independently, and you will have to abide by the contract you signed with the company, which sets out the conditions for using and renting the property

Why is it referred to as "Submission"?

If you are a property owner in a complex managed by an Explotación Turística and wish to rent your apartment to tourists, you cannot do so on your own.
You will have to sign a contract with the company to avoid complaints of unfair competition.
In other words, you are obliged to cede management of your property to the company, giving up control over how and when you rent it out.

Why Do Many People Fall Into This Trap?

Many people unfortunately fall into this trap, attracted by the lower price compared to market values.
Often these are inexperienced investors, or cases in which thereal estate agent himself is unfamiliar with the regulations regarding Explotación Turística and does not properly inform the client.
In other cases, the agent’s only goal is to take his sales commission, deceiving the buyer. Many times, you are told that the apartment is not in Explotación Turística, but here’s where the shoe drops: the apartment may not have a direct contract with the Explotación company, but if there is a management company within the complex, once you buy it, if you want to rent it, you will have to give it to the Explotación company only.
So money thrown in the trash because the profits from giving it under management are really paltry.

What are the Profits?

Although the company that manages the Explotación Turística takes care of the condominium expenses and utilities, the profits for the landlord are small compared to a self-managed rental.
We are talking about €4,500 per year, or about €375 per month, which is much less than what could be earned from a self-managed short rental.

Investing in Complexes under Explotación: Does it pay off?

Although the purchase prices of these properties may seem attractive (between €80,000 and €110,000, much lower than in the open market), it does not pay to invest in a complex under Explotación Turística.
Restrictions and contractual constraints make it difficult to fully enjoy the property or get a satisfactory financial return.
In addition, management is completely centralized, leaving very little decision-making space for the owner.

The Decline of Many Exploded Complexes.

Many complexes are now out of Explotación Turística because the companies that managed them have gone bankrupt.
In my opinion, this is due to the chase for the lowest price, never making adequate renovations to the accommodations that have aged over time.
As a result, they could no longer cover their operating costs, leading many of these companies to bankruptcy.

My Experience with Clients

One case I remember well involves a client who had decided to buy a property in a complex under Explotación, despite my warnings.
Convinced she had found a “bargain,” she ignored my advice, only to regret it a few months later when she realized she could not rent or use the property as she wished.

What to Do to Avoid Mistakes

My advice is to rely on experienced real estate advisors who know the Gran Canaria market well.
A low price may seem attractive, but it often hides constraints that could jeopardize your investment.
A serious advisor will warn you and help you make informed choices, preventing you from burning your savings.

Be Wary of Agencies that Don't Know the Law

One of the most common problems is that many investors rely on real estate agencies that do not fully understand the Explotación Turística regulations .
This can lead to erroneous investments, where you find yourself bound by contracts that limit your freedom of use and your profits.

Investing with those who do not have direct experience in the short-term rental market is a mistake that can cost you dearly.
Nonspecialized agencies may not know if a property is bound by Explotación Turística, or worse, they may neglect to inform you about the risks involved in buying these properties.
So, be wary of those who do not know the regulations or who offer you seemingly advantageous solutions without real knowledge of the local market.

Invest With Those Who Know What To Do

My experience in Gran Canaria real estate and short rentals allows me to help you make informed and focused choices.
An inspection and personalized advice are essential to assess whether a property is a real opportunity or a risky investment.

If you want to avoid nasty surprises and ensure a satisfactory financial return, contact me for advice.
I am here to help you make an investment that is truly profitable and risk-free.

Investing in the tourism real estate market can be extremely profitable if done with the right knowledge and the support of those who know the area and local regulations well. Don’t let an opportunity turn into a trap.
Contact me today to discuss your next investment and to arrange a site survey.
Together we’ll evaluate the best options for achieving your return goals with confidence.

Daniele Piccoli +34 635632009 +39 3518711203

September 2, 2024 Daniele Piccoli No Comments Blog

Property Finder in Gran Canaria

Chi è un Property Finder?

Un Property Finder, noto anche come consulente immobiliare indipendente, è un professionista specializzato nella ricerca e nell’acquisto di immobili per conto del cliente. Il ruolo del Property Finder è particolarmente rilevante nelle aree molto richieste o in mercati immobiliari complessi come quello di Gran Canaria, una delle isole Canarie, meta ambita per il turismo e la residenza.

Cosa Fa un Property Finder?

Il compito principale di un Property Finder è quello di rappresentare gli interessi del cliente (acquirente o investitore) nella ricerca di un immobile. Questo professionista agisce in modo indipendente dalle agenzie immobiliari tradizionali, il che significa che lavora esclusivamente per il compratore e non per il venditore. In questo modo, il Property Finder si assicura di trovare la proprietà più adatta alle esigenze del cliente, ottenendo il miglior prezzo possibile e negoziando le condizioni più vantaggiose.

Compiti Principali del Property Finder

1. Analisi delle Esigenze del Cliente:

• Il processo inizia con una consultazione dettagliata per comprendere le necessità specifiche del cliente. Questo include il tipo di proprietà desiderata, la posizione, il budget, e le preferenze personali riguardanti il design, i servizi, e altri aspetti dell’immobile.

2. Ricerca di Proprietà:

• Una volta comprese le esigenze del cliente, il Property Finder utilizza la sua rete di contatti, conoscenze del mercato locale, e accesso a database specializzati per individuare le proprietà che meglio rispondono ai criteri stabiliti. Questo servizio è particolarmente utile in mercati dove le migliori opportunità possono non essere pubblicizzate pubblicamente.

3. Valutazione delle Proprietà:

• Dopo aver identificato diverse opzioni, il Property Finder esamina e valuta ciascuna proprietà, analizzando i pro e i contro, lo stato dell’immobile, il valore di mercato, e la potenziale crescita dell’investimento. Questa valutazione è cruciale per garantire che il cliente faccia un acquisto informato.

4. Organizzazione delle Visite:

• Il Property Finder organizza le visite alle proprietà selezionate, accompagnando il cliente e fornendo una consulenza esperta durante l’ispezione degli immobili. Il professionista può anche organizzare tour virtuali nel caso in cui il cliente non sia fisicamente presente.

5. Negoziazione e Acquisto:

• Una volta scelta la proprietà, il Property Finder gestisce l’intero processo di negoziazione, cercando di ottenere le migliori condizioni per il cliente. Questo include il prezzo di acquisto, i termini del contratto, e qualsiasi altro dettaglio rilevante.

6. Assistenza Post-Vendita:

• Anche dopo la conclusione dell’acquisto, il Property Finder può offrire supporto con questioni pratiche, come la gestione di eventuali lavori di ristrutturazione, l’interazione con avvocati o notai, e l’organizzazione di servizi legati all’immobile, come la gestione della proprietà.

Perché Utilizzare un Property Finder a Gran Canaria?

Gran Canaria è una delle isole più popolari per chi cerca una seconda casa, un investimento immobiliare, o una nuova residenza in un luogo con un clima favorevole tutto l’anno. Tuttavia, il mercato immobiliare dell’isola può essere complesso per chi non è del posto o non ha una conoscenza approfondita del mercato locale.

 

Ecco perché un Property Finder è particolarmente utile:

Conoscenza del Mercato Locale: Un Property Finder conosce le dinamiche del mercato immobiliare di Gran Canaria, le zone più richieste, e può accedere a immobili non sempre pubblicizzati.

Risparmio di Tempo: Per chi non vive sull’isola, la ricerca di una proprietà può essere estremamente dispendiosa in termini di tempo. Un Property Finder elimina questo problema, gestendo tutto il processo.

Riduzione dello Stress: L’acquisto di un immobile, soprattutto in una zona nuova, può essere stressante. Un Property Finder fornisce un supporto esperto che allevia questo stress, assicurandosi che l’acquisto sia sicuro e vantaggioso.

Network di Professionisti: Un Property Finder a Gran Canaria ha già stabilito una rete di contatti locali, inclusi avvocati, notai, architetti e costruttori, che possono essere cruciali per completare l’acquisto senza intoppi.

Offro Servizi di Property Finder a Gran Canaria

Se stai cercando un immobile a Gran Canaria, posso offrirti un servizio di Property Finder su misura. Con una profonda conoscenza del mercato immobiliare locale e una rete consolidata di contatti, sono in grado di guidarti in ogni fase del processo di acquisto. Lavoro esclusivamente per te, assicurandomi di trovare la proprietà perfetta che risponda a tutte le tue esigenze. Che tu stia cercando una casa per le vacanze, un investimento immobiliare, o un luogo dove trasferirti, posso rendere il processo semplice e senza stress.

Conclusione

Un Property Finder è un alleato prezioso per chiunque desideri acquistare un immobile a Gran Canaria. Agendo nell’interesse esclusivo del compratore, questo professionista offre una gamma di servizi che spaziano dalla ricerca personalizzata alla negoziazione finale, rendendo l’intero processo di acquisto più semplice, sicuro e vantaggioso. Se stai cercando un esperto locale per aiutarti a trovare l’immobile dei tuoi sogni a Gran Canaria, sono qui per assisterti in ogni passo.

I MIEI RECAPITI

Daniele Piccoli

Tel Italiano +39 3518711203   Tel Spagnolo +34 635632009

info@propertyforsalegrancanaria.com

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