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Property for sale Gran Canaria

Category: Short Term Rentals/Tourist Rentals

May 14, 2025 Daniele Piccoli No Comments Real Estate Agent, Short Term Rentals/Tourist Rentals

Explotación Turistica: What No One Tells You Before You Buy House in Gran Canaria

Investing in Gran Canaria is not always a bargain: beware of tourist traps.

TOURISM EXPLOTACIÒN: WHEN PRICE DOES NOT MAKE VALUE

The price not does the value

Continuous a receive reports by people which yes leave bewitch from prices Interesting, visa the market current, by apartments finely restructured located at complexes luxurious e taken care of in the zones best of south by Grand Canaria But.

…no one says them that they are buying a apartment in complex under explotaciòn turística!!

"Rogue" real estate agencies?

There are agencies real estate at South by Grand Canaria which not so if define clever o only ignoramuses!
Not can believe that in 2025, after well 30 years of explotaciòn turística On the island, still these agents real estate not any know the meaning… or do they pretend?

Ignorance is no longer an excuse

Not I can accept which people of genre continue at operate undisturbed on the island cheating unsuspecting investors which maybe have sweaty one life for put by part these money e now are fooled so…

But the consciousness these people ce have one?

Ignorance in these cases not è allowed!
There are of decrees law which regulate l’explotaciòn turística by decades e which by decades are updated e modified, e who works at sector real estate MUST know them!

Documents, laws and notaries

We want to talk about Ley de propiedad horizontal?
We want to list i documents which need for buy a property e which not you will have never when you will buy one room Of hotel?

E not give the blame to the notaries if still in 2025 are stipulated these sales:
the notary not has the obligation by ask you if you are sucker o intelligent, you ask by buy e him puts at act the procedure for Doing so… period!

What about the complicit lawyers?

E not rely a know-it-alls lawyers in cahoots with the agencies…
Ne I have hear many by agreements at shoulders of buyers for divide the loot which I could write a book!

How to recognize a hotel masquerading as an apartment

When these agents there bring a visit real estate new e glittering, with furnishings e furnishings clearly by hotel, at complexes with reception h24, sir of housekeeping with i carts, guys of animation e especially one nice license plate at view at the entrance main with one great H… possible which a doubt small small but right small not there comes which state looking at a hotel????

Watch out for "too good" prices

Not serves be experts agents real estate but have a minimum by spirit by remark e especially thinking:
why this nice apartment has a price lower at dive bars inner e by renovate which I have visited so far?
Mah Who knows… I’ll be status fortunate a meet this agent so kind e are clever a not pay almost 200.000 euro for one dive bar as those which I have visited so far!

The limit between dumb e cunning è very labile in this case…

The only one who gains is.

Very simple!
Buy a apartment of kind is equivalent a throwing i money from the window, at be fine, means which the only which there will gain è the owner which yes will le one nice cat by peel, but will be also the agent real estate which will celebrate the his nice commission thank you at chicken by shift.

The limitations of this type of investment

The agents real estate not there will say never the issues underlying at a investment of genre o for ignorance o for cunning, and è for this motif which not you must entrust i your money a anyone, but a professionals of sector which know follow you seriously e with transparency to the yours objective, helping you a realize it at best.

Why a property in explotación turística is a trap

But why a property under explotaciòn turística not è a good investment?

In first firstly because you are buying a room hotel a all the effects e obviously not you can put you the yours residence nor rent it by long term for I same reason.

Not you can however not even rent it for months o nights why there will think the company explotadora a do it for you… thanking you with a compensation monthly maximum of 400 euro, pocketing at least 10 times as much with home your own!

Here are the real numbers

In summary, when purchased a property of genre you are obligated a deliver the keys e the management at company internal which yes will occupy by locarlo at tourists a prices by their established, recognizing you a paltry amount fixed monthly.

Consider that a property of such costs 170.000 euro + taxes = about 190.000 euros.

La yours annuity by 400 euro x 12 months = 4.800 euro gross per year, at such as you will pay the taxes…
At end there will remain maybe the 2% yearly on the investment.

What if I want to resell?

Definitely there will be who says. “okay me goes good, better of banks.” But.if then I wanted to sell it a someday?

You should meet a chicken like you… difficult, but not impossible!

Beware of "hoax" gurus and luxury hotel showcases

After this explanation practice by what means buy a property at complex under explotaciòn turística, you I invite a look at yourself well from relying to agents real estate fuffa gurus who will try to win you over With:

  • the comfortable mattress which keeps the shape of your body for 10 years

  • the shower a overflow with walls made of granite illuminated

  • the view fantastic on the pool from a terrace furnished in rattan woven…

Of course, are rooms designed by multimillion-dollar chains hotels…
There would miss also that were miserable!

The truth: what a professional would propose to you

A professional not you would propose never of buy a property at a complex of such as this.

A professional not è “expensive” why you proposes real estate expensive by renovate at fourth plan without elevator at same price Of the hotel… but Because:

  • knows that restructuring it the your income will be very more higher

  • not you will lose the control of your property

  • you can take advantage of it when you want

  • you can resell it easily a a other investor

Contact me

If do you want deepen the topic, me are a available for a consultation free of charge in the my office o by phone.
I will I will explain in detail what e where buy a property on the island, without whether e without but.

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tassa turistica mogan gran canaria
April 23, 2025 Daniele Piccoli No Comments Fees and Taxation, Short Term Rentals/Tourist Rentals, vivienda vacacional

Tourist tax in Mogán, Gran Canaria: a guide for vacation rental owners and hosts 2025

How to manage the tax in 2025

As of March 27, 2025, new legislation has come into effect in the Municipality of Mogán (Gran Canaria) that introduces a tourist tax. This measure affects all accommodations in the area, including viviendas vacacionales (vacation homes) booked through online portals such as Airbnb, Booking.com and the like.

What is the name of this law?

The tax was introduced through the “Ordenanza Fiscal Reguladora de la Tasa por Estancia Turística en el Municipio de Mogán, “ approved by the municipality and published in the Boletín Oficial of the Province of Las Palmas. It is the first municipal tourist tax in Spain, making Mogán a pioneer municipality in the national panorama.

What is the purpose of the tax?

  • Fund public services and tourism infrastructure, including transportation, city cleaning, waste management and tourism promotion of the area.
  • Promote sustainable tourism by balancing the costs resulting from high tourist flow with the economic contribution of visitors.

The tax burdens not just the mere pernation, but the provision of public services and activities related to the sustainability of tourism in the area.

How is the tax calculated?

The share was determined after a study of the costs attributable to tourism action, which account for 44.75 percent of the total population (including tourists and seasonal workers).

  • Total estimated daily cost: €3,330.38
  • Divided by 21,575 average occupied seats: €0.15 per person/day

How is the tax collected?

The tax is collected directly by the hosts or managers of tourist facilities:

  • Can be included in the final price or requested separately upon arrival
  • It is recommended to inform the guest at the time of booking

Should a receipt be issued?

Yes. The operator must:

  • Record the amount collected
  • Give a receipt to the customer marked “tasa turística”
  • Retain data for possible audits

Where and when do you pay the tax?

  • Payment: to the Municipality of Mogán through the Oficina Virtual Tributaria de Gestiona Mogán
  • Deadlines: April 1-20 and October 1-20
  • Tool: standard self-assessment form

Penalties for non-payment

  • Recargo of 5% if late but before enforcement proceedings
  • Recargo of 10% or 20% if enforcement proceedings initiated
  • Criminal penalties in serious cases (embezzlement)

Other useful information

  • Fee is finalist: earmarked exclusively for tourism services
  • Variable amount: based on the number of tourists and expected costs
  • No benefits provided
  • More than 48,000 people use municipal services, 21,574 of them tourists

Conclusion

Mogán’s tourist tax aims to improve tourism management and reduce the deficit caused by tourism. It is an innovative, sustainable and necessary measure. To adapt now signi

ventanilla unica vivienda vacacional
April 17, 2025 Daniele Piccoli No Comments Legislation/Laws, Short Term Rentals/Tourist Rentals, vivienda vacacional

Ventanilla Única for Vivienda Vacacional: What It Is, What It’s For, and Why It’s Mandatory Since 2025

What is the Ventanilla Única Digital para Vivienda Vacacional?

The Ventanilla Única Digital para Vivienda Vacacional is a unified digital system, created by the Spanish Ministry of Housing andUrban Agenda (Ministerio de Vivienda y Agenda Urbana), to collect and centralize all information on short-term rentals, such as viviendas vacacionales, tourist rentals, and seasonal rentals.

It is not just a database: it is a tool that also actively involves Autonomous Communities, municipalities, online rental platforms (such as Airbnb, Booking, etc.) and Property Registries.

Why was it created?

The creation of the Ventanilla Única Digital para Vivienda Vacacional addresses several urgent needs:

  • Transparency in the tourism sector: with the rise of short rentals, it was becoming increasingly difficult to monitor how many houses were actually rented, under what conditions, and for what purposes. The platform brings order and visibility.
  • Controlling the impact on the housing market: in many cities and islands, excess vivienda vacacional has reduced housing supply for residents. Ventanilla allows for better mapping and balancing of the market.
  • Tax compliance: by centralizing data, it can be verified that tourism businesses are correctly declaring income, combating evasion.
  • Protection of consumers and quality standards: knowing which accommodations are registered and legal provides greater assurance to users and allows authorities to intervene where there is abuse or risk.
  • Response to the European Union: the platform responds to European Regulation 2024/1028, which requires member states to collect and share reliable data on tourist rentals.

What is it concretely for?

In practical terms, the Ventanilla Única has several functional goals:

  • Centralize information on all housing intended for short-term rental.
  • Assign a unique identification number to each property to officially distinguish it.
  • Enable authorities (local, regional and national) to monitor tourist rental activity.
  • Provide control tools to online platforms, which will be obliged to verify that every ad is registered.
  • Provide transparency to users by showing whether an accommodation is legally licensed.

A collaborative system

The Ventanilla Única does not work alone: it is the result of collaboration between different levels of government and actors:

  • The Ministry of Vivienda is the sponsoring agency.
  • Property Recorders assign registration numbers.
  • Autonomous Communities regulate local requirements.
  • Municipalities can integrate the data into their own urban planning system.
  • Digital platforms are required to use the official number in their ads.

When does it take effect?

Ventanilla Única has been active since 2025, with a transition period. The obligation to comply becomes effective July 1, 2025: from that date on, all tourist accommodations must be properly registered in order to operate legally.

Do you have a vivienda vacacional and want to register it?

If you need to register your vivienda vacacional in the Ventanilla Única or simply want to better understand if you are in compliance, contact us without obligation:

  • Spain: +34 635 632 009
  • Italy: +39 351 871 1203

We are located in Gran Canaria, at Calle Green 1, Salobre Golf, P.C. 35106, Maspalomas.
It is preferable to make an appointment before coming to the office, to ensure you get the right attention and personalized advice.

We follow you step by step: from initial consultation to full registration, with professionalism, discretion and local knowledge.
Save time, avoid mistakes and secure your business: let us take care of it.

licenza vivienda vacacional
April 17, 2025 Daniele Piccoli No Comments Legislation/Laws, Short Term Rentals/Tourist Rentals, vivienda vacacional

New Short Term Rentals Law 2025 in the Canary Islands – Viviendas Vacacionales: What Changes from July 1

🛑 Nuova Legge Affitti Brevi in Spagna 2025

Dal 1° luglio cambia tutto. Chi non si adegua è fuori.

Il mercato delle case vacanze in Spagna non sarà più lo stesso.
Dal 1° luglio 2025, entra ufficialmente in vigore la legge più rigida e strutturata mai applicata al settore degli affitti brevi.

Parliamo del Real Decreto 1312/2024, nato per attuare il Regolamento Europeo 2024/1028.
Una rivoluzione che tocca ogni proprietario di immobili destinati a soggiorni brevi o turistici.
Che tu sia residente o non residente, non ci sono eccezioni.
Chi affitta senza adeguarsi sarà cancellato dalle piattaforme e sanzionato.

🚨 I 3 pilastri della nuova legge: Ventanilla Única, Registro de Alquileres, SES HOSPEDAJES

📌 1. Registro Único de Alquileres

Tutti gli immobili affittati a breve termine devono essere iscritti al Registro Unico.
Al termine della registrazione, riceverai un codice identificativo obbligatorio da inserire in ogni annuncio (Booking, Airbnb, Vrbo, ecc.).

👉 Senza questo numero, l’annuncio è illegale.
👉 Le piattaforme sono obbligate a rimuoverlo automaticamente.

📌 2. Ventanilla Única Digital

Non è un portale dove entri tu.
È il sistema digitale nazionale creato dal Governo spagnolo per controllare e incrociare i dati in tempo reale.

Controlla tutto:

  • Se l’immobile è registrato
  • Chi affitta
  • Dove e quando
  • Se il codice è corretto
  • Se rispetti la normativa

Il tuo annuncio, la tua attività e i tuoi dati fiscali saranno costantemente monitorati e incrociati con i dati delle piattaforme.
Un errore = fuori dal mercato.

📌 3. SES HOSPEDAJES – Il Grande Dimenticato

Sai quanti proprietari non ne hanno mai sentito parlare?

Il SES HOSPEDAJES è il portale regionale (nelle Canarie e in altre comunità autonome) dove vanno registrati tutti gli ospiti entro 24 ore dall’arrivo.

Non farlo significa:

  • Violazione della normativa su pubblica sicurezza
  • Multa salata
  • Possibile blocco dell’attività

È come una scheda alloggiati spagnola, ma digitale, obbligatoria e controllata.
Se lo ignori, ti stai scavando la fossa da solo.

❗ Le sanzioni: ti conviene?

La nuova normativa non perdona.
Ecco cosa rischi:

  • 💣 Annuncio senza numero di registro ➝ da 3.000 a 30.000 €
  • 💣 Dati falsi ➝ fino a 150.000 €
  • 💣 Affitto abusivo ➝ fino a 300.000 €
  • 💣 Rimozione immediata degli annunci
  • 💣 Perdita del diritto legale ad affittare

E le piattaforme?
Sono ora alleate del governo. Segnalano e bloccano.

⚖️ La gestione dell’immobile dovrà cambiare

Basta con i metodi casalinghi.
Chi si affida ancora alla “signora delle pulizie che fa tutto” o all’amico del cugino, sta giocando col fuoco.

La gestione professionale da oggi significa:

  • Contabilità ordinata
  • Fatture di ogni spesa: pulizia, manutenzione, Booking, Airbnb, ecc.
  • Ricevute bancarie o POS
  • Fattura fiscale all’ospite il giorno del check-out
  • Archiviazione di ogni documento
  • Dichiarazioni trimestrali (Modello 420 – IGIC)
  • Dichiarazione annuale (Modello 210 – redditi da non residente)

E se un giorno arriva un’ispezione?

Chi mostra i documenti è al sicuro. Chi non li ha, paga.

🤦‍♂️ Il problema? I proprietari ancora pensano che…

  • “Basta la licenza”
  • “Ci penso più avanti”
  • “Non mi controllano, io affitto poco”
  • “La pulizia la fa mia sorella”

❌ No. Basta.
Il settore è cambiato. La legge è chiara.
O sei dentro, oppure sei fuori.

💡 Ma c’è una notizia buona: questa è un’occasione

Chi lavora bene, vince.
La concorrenza abusiva sarà spazzata via.
Chi resta sul mercato è chi è in regola.

Risultato?

  • Meno concorrenza
  • Più richieste
  • Prezzi migliori
  • Clienti più selezionati
  • Turismo stabile tutto l’anno (soprattutto alle Canarie)

Gli hotel?
Stanno abbassando i prezzi per competere… ma non ce la fanno.

  • Hanno costi fissi alti
  • Meno flessibilità
  • Servizi impersonali
  • Strutture vecchie

Il turista oggi sceglie l’appartamento:

✅ Più spazio
✅ Più comfort
✅ Più privacy
✅ Ideale per over 50 con soldi e tempo

📞 Come risolvere tutto questo senza impazzire?

Io mi occupo di tutto:
✔️ Registrazione immobile
✔️ Richiesta codice ufficiale
✔️ Gestione ospiti e SES HOSPEDAJES
✔️ Gestione contabilità, fatture e dichiarazioni
✔️ Tutela fiscale per non residenti
✔️ Aggiornamenti continui su nuove normative

📩 Scrivimi oggi stesso.
📞 Prenota una chiamata.
🔐 Riservatezza, precisione e risultati.

Chi si muove adesso, affitta senza pensieri.
Chi aspetta, sarà tagliato fuori.

DANIELE PICCOLI +34 635632009

nueva ley de propiedad horizontal 3 abril 2025
April 11, 2025 Daniele Piccoli No Comments Legislation/Laws, Short Term Rentals/Tourist Rentals, vivienda vacacional

New vacation home law 2025: condominium consent needed

The new law on short-term rentals: what changes from April 3, 2025

What is the Ley de Propiedad Horizontal?

The Ley de Propiedad Horizontal (LPH) is the Spanish legislation that regulates cohabitation in condominiums and multi-unit buildings. It establishes the rights and duties of owners, how common parts are managed, condominium expenses, and, increasingly in recent years, even theuse of properties for tourist rentals.

Amendment of April 3, 2025: what does the new law say?

On April 3, 2025, an important amendment to the LPH, Article 17.12, which directly affects short-term rentals, went into effect. The law states that:

  • In order to allocate an apartment for “vivienda vacacional” activity within a building under horizontal ownership (condominium), it will be necessary to obtain the consent of 60 percent of the owners, who also represent 60 percent of the condominium shares.
  • Without such a permit, the community may take legal action to stop the activity, with termination proceedings and possible penalties.

Is the law retroactive?

No, the law is NOT retroactive. This means that the vivienda vacacional licenses already in place will not be affected, as long as they comply with the municipal regulations and regulations in effect at the time of their activation. Those who already have a regular license will not have to worry unless there are serious violations or legitimate protests from the community.

Residential areas: most affected by the new law

The April 3 amendment will particularly affect residential areas, i.e., those zoned as “urban residential land” and not tourist land. This is a key point that many are ignoring-or worse, deliberately misrepresenting.

Areas that will be most adversely affected by the legislation include:

  • Las Palmas de Gran Canaria: Triana, Mesa y López, Siete Palmas and Arenales
  • Vecindario and El Doctoral
  • Telde, Arucas and Santa Brígida

Southern Gran Canaria, on the other hand, is for the most part classified as tourist land, and therefore not subject to this law. Areas such as Maspalomas, Playa del Inglés, Meloneras, Campo Internacional, Puerto Rico, Tauro, and Patalavaca are still considered the safest and most profitable for short-term rentals.

However, with utmost transparency, it is good to specify that some complexes in the south have changed from tourist land to residential over the years. This means that even in the south it is essential to check the zoning classification before buying.

Some healthy controversy: misinformation and psychological terrorism

Over the past few days I have read numerous posts from real estate agents and “professionals” who paint a doomsday scenario for the short rental market in Gran Canaria. Some claim, without distinction, that “the law will affect everyone” and that “no more renting will be possible.”

This kind of psychological terrorism is harmful. It is often used to frighten the inexperienced investor and then pose as an “expert” in order to get him or her to buy a property from which to make a commission.

The reality is another: the law only affects properties in residential buildings, on residential land, and does not (in most cases) affect the south of the island. To make people believe otherwise is unfair and counterproductive to the local economy.

Gran Canaria remains a highly profitable destination for tourist rentals, if one acts with knowledge, clear rules and serious professionals.

Advice for those who want to invest

  • ✅ Check the zoning classification of the land (residential or tourist)
  • ✅ Check the condominium bylaws and whether restrictions already exist
  • ✅ Request a zoning certification of the complex before signing
  • ✅ Turn to transparent professionals with real experience on the ground
gestione affitti brevi gran canaria
November 14, 2024 Daniele Piccoli No Comments Short Term Rentals/Tourist Rentals

Investing in Short Rents in Gran Canaria: The Mistakes to Avoid to Maximize Profits

Gran Canaria, especially the south of the island, is one of the most desirable destinations for real estate investment for short rentals. Tourist resorts such as Maspalomas, Playa del Inglés, and Puerto Rico attract tourists from all over the world, offering opportunities for substantial earnings. However, not all that glitters is gold: too many investors are lured by the idea of easy profits without really knowing the market, making mistakes that could be avoided with a minimum of awareness.

What you will read is not only from my own experience, but also what I teach to all investors who want to approach short rentals successfully. Since 2015, when I started with my first sublet apartments, I have tested strategies and approaches that I now share with those who entrust me with their properties. If I am here writing to you today, it is because my investors have also followed my suggestions and made good profits.

il circolo degli investitori immobiliari

The Most Common Management Mistakes on Booking and Airbnb

One of the most critical aspects for success in short rentals is the management of online platforms such as Booking and Airbnb. Many people underestimate the importance of this aspect and make mistakes that could easily be avoided.

Here are the most common mistakes and how to fix them:

1. Unprofessional Photos

Pictures are the showcase of your property. Poor quality photos, taken without criteria or that do not enhance the strengths of the property, greatly penalize the listing.

Solution: Use a professional photographer or learn the basics of real estate photography. Images should be bright, sharp and show the details that make your property unique.

2. Superficial Descriptions

Many investors write generic and poorly edited descriptions, thinking that just saying “apartment in great location” is enough to convince guests. Instead, a poorly detailed description is likely to fail to attract the interest of potential clients.

Solution: Spend time writing a clear and engaging description, highlighting amenities, nearby attractions, and details that enhance the guest experience.

3. Mis-calibrated Prices

Pricing too high or too low is a common mistake. High prices without a property to justify them drive customers away, while rates that are too low attract an audience not in line with the quality you want to offer.

Solution: Analyze the market and use dynamic pricing tools to optimize prices based on seasonal demand and local trends.

4. Slow or Inadequate Communication

Communication is critical. Many hosts respond slowly to messages or give vague answers, losing valuable reservations.

Solution: Respond quickly and professionally. Use preset messages for common questions and show availability and attention to detail.

5. Negative Reviews Not Managed

Negative reviews, if ignored or mishandled, can seriously damage your property’s reputation.

Solution: Always respond to reviews, showing a professional attitude. Thank them for the feedback and explain how you resolved any problems.

6. Neglected Details

Cleanliness, maintenance, and attention to detail are critical. Many overlook these aspects, thinking that they do not affect the guest experience.

Solution: Provide impeccable housing. Make sure everything is in order, working and clean. Details such as the quality of linens or little extras (coffee, water) make a difference.

Not All Areas of Southern Gran Canaria Are Profitable

Many people think that buying property in any area of Southern Gran Canaria is a guarantee of success. Nothing could be more wrong. Not all areas are ideal for short rentals: some attract more demand for long-term rentals, others do not offer enough amenities or tourist attractions to compete with other locations.

Tip: Before you buy, carefully analyze the market and assess the property’s potential for short rentals. There are key factors that I will reveal in a future article.

"Just Clean It Up a Little": The Mistake They Don't Forgive

One of the most frustrating attitudes I often encounter is that of those who buy properties in poor condition–bathrooms that need to be redone, old fixtures, smelly furniture–and think they can turn them into income with a simple clean-up.

But how does such a property make a return? No one wants to stay in an apartment that looks like something out of another era, with ongoing maintenance problems and an unwelcoming environment. This approach not only drives away customers, but turns the property into a nightmare for the owner himself.

The truth: A property in poor condition is not an investment, it is a burden. Only a well-renovated property with attention to detail can generate profits and attract quality guests.

Why Some Properties Yield and Others Don't

Of course, not all properties have the same yield. A property’s ability to generate profits depends on many factors: location, condition of the house, quality of furnishings, pricing strategies, and platform management.

These are aspects that I have learned to evaluate since 2015, when I started with my sublet apartments. Since then, I have developed a system that I share with my investors, helping them to get real results. And if my investors make good returns today, it is because they follow these principles.

Conclusion

Investing in short rentals in Gran Canaria is a great opportunity, but it requires knowledge, commitment and the right strategy. Avoiding the most common mistakes in managing on Airbnb and Booking, along with a wise choice of property and targeted action to enhance its value, is essential to turn an investment into a successful business.

Remember: success is not guaranteed just because you bought a property. It’s the work you do on that property, from renovations to professional management, that will really make a difference.

If you want to learn more about how to assess whether a property is profitable or not, follow me: I will tell you about it in a future article.

Do you want to maximize the return on your property without stress? Rely on an expert in managing short rentals! I will help you turn your property into a stable and secure source of income, taking care of every detail: from the initial set-up to complete guest management. Don’t let your investment lose value. Contact me today and find out how we can get your real estate business off the ground!

Daniele Piccoli +34 635632009 / +39 3518711203

come gestire un appartamento per affitti brevi in gran canaria
September 13, 2024 Daniele Piccoli No Comments Real Estate Investments, Short Term Rentals/Tourist Rentals

Mini Guide to Managing an Apartment for Short Rent in Gran Canaria

Running a short-term rental apartment in Gran Canaria can be a lucrative opportunity, thanks to the island’s year-round mild climate, beautiful beaches, and vibrant cultural scene. However, to maximize earnings and ensure a positive guest experience, it is crucial to prepare the apartment optimally and offer services that stand out from the competition. In this detailed guide, you’ll discover how to furnish and manage a short-let apartment in Gran Canaria to attract guests and get positive reviews.

1. How to Furnish an Apartment for Short Rentals in Gran Canaria.

1.1 Choosing a Cozy and Functional Furniture Style

Furnishing is one of the most important aspects of attracting guests and ensuring a comfortable stay. Here are some suggestions on how to furnish your apartment:

  • Mediterranean or Tropical Style: Gran Canaria is a coastal destination, so a Mediterranean or tropical style can be very attractive to tourists. Use light colors such as white, blue and green, and add natural elements such as wood and rattan. Light fabrics such as linen can add a cool, relaxing touch to rooms.

  • Functional Furniture: Opt for furniture that is functional and suitable for small spaces. Sofa beds, folding tables and stackable chairs are great ways to maximize space without sacrificing comfort.

  • Local Decorations: Integrate decorative elements that evoke Canary Island culture, such as local ceramics, paintings by island artists, or photographs of Canary Island landscapes. This will give the apartment a unique and authentic touch.

1.2 Creating Comfortable Spaces

In addition to aesthetics, it is crucial to create comfortable spaces for your guests:

  • Living Area: The living area should be cozy and functional. Make sure you have a comfortable sofa, a flat-screen TV, and high-speed Wi-Fi. If space allows, create a dining area with enough table and chairs for the maximum number of guests.

  • Bedrooms: Quality sleep is essential. Provide comfortable beds with good quality mattresses and fresh, clean bedding. Provide pillows of different densities to suit guests’ preferences. Also provide sufficient storage space, such as a closet or dresser.

  • Equipped Kitchen: Many guests appreciate the opportunity to cook during their stay. Make sure the kitchen is well equipped with the necessary utensils such as pots, pans, cutlery, and small appliances such as microwave, toaster, and kettle. A matching set of plates and glasses adds a neat touch.

  • Clean and Functional Bathroom: The bathroom should be clean and well maintained. Provide good quality towels, soap, shampoo and other essential toiletries. If possible, add a hair dryer and a small first aid kit.

1.3 Details that Make a Difference

  • Lighting: The right lighting can transform the atmosphere of an apartment. Use dim lights in lounging areas and brighter lights in the kitchen and bathroom. Reading lamps next to the beds are a small but appreciated detail.

  • Outdoor Space: If the apartment has a balcony or terrace, furnish it with outdoor furniture such as chairs and a small table. Guests will appreciate the opportunity to enjoy Gran Canaria’s climate outdoors.

  • Extra Accessories: Add small accessories that make the living room more enjoyable, such as extra blankets, decorative pillows, and a few plants to add a touch of life to the rooms.

2. Services to Offer to Distinguish Yourself from the Competition

2.1 High Speed Internet Connection

In an increasingly digital age, a reliable and fast Internet connection is a must. Make sure your apartment has a high-speed Wi-Fi connection. This is especially important if you want to attract remote workers who might choose Gran Canaria as their “workation” destination.

2.2 Self Check-In and Flexibility

Offer the option of self check-in via a key lock box or smart lock. This makes it easier for guests to arrive at their preferred time without having to coordinate a meeting to drop off keys. Flexibility in check-in and check-out times can be a great advantage for travelers.

2.3 Welcome Kit

Welcome your guests with a welcome kit that might include:

  • Maps and Local Guides: Provide island maps and guides with information on attractions, restaurants, and activities to do in Gran Canaria.

  • Snacks and Drinks: A small basket with local snacks, fresh fruit, a bottle of water or a bottle of wine can make guests feel welcome.

  • Toiletries: In addition to the usual shampoos and soaps, you can offer extra products such as conditioner, body lotion, and shaving kits.

2.4 Cleaning and Maintenance

Cleanliness is a crucial aspect. Partner with a professional cleaning service to ensure that the apartment is always in impeccable condition for each new guest. Offer extra cleaning service for guests staying for longer periods, and make sure there are enough cleaning products available in the apartment.

2.5 Assistance and Support

Being available to guests during their stay is critical to answering questions and resolving any problems. Provide an emergency contact number and create a house guide with useful information, such as instructions for using appliances, condo rules, and useful numbers (e.g., cab, hospital, etc.).

2.6 Activities and Local Councils

A great way to stand out is to offer personalized recommendations on activities to do in Gran Canaria. Partner with local tour operators to offer discounts or exclusive packages to your guests, such as boat trips, surf lessons, or guided tours. Create a small guidebook within the apartment with suggestions on restaurants, lesser-known beaches, and places of cultural interest.

3. Marketing Strategies and Reservation Management

3.1 Professional Photographs

Invest in professional photographs of the apartment. High-quality images are key to attracting the attention of guests on short-term rental platforms such as Airbnb e Booking.com. Make sure the photos show the rooms clearly, brightly and welcomingly.

3.2 Description of the Ad.

Create a detailed and engaging description of the apartment. Highlight strengths such as location, amenities offered, and nearby attractions. Use relevant keywords such as “sea view,” “within walking distance to the beach,” or “renovated apartment” to improve visibility in searches.

3.3 Competitive Pricing

Do market research to establish a competitive rate. Monitor the rates of similar apartments in your area and adjust prices according to season and demand. Consider offering discounts for extended stays or special promotions during off-season periods.

3.4 Managing Reviews

Reviews are crucial to the success of a short-term rental. Encourage satisfied guests to leave a review and always respond to feedback, both positive and negative, in a professional and courteous manner. Positive reviews help build a good reputation and increase future bookings.

Entrust Your Apartment to Our Management Method for Short Term Rentals: Make Money Without Worries

Entrusting your apartment in Gran Canaria to our management method for short rentals means having the peace of mind of a complete service, designed to maximize your earnings without making you worry about anything. We take care of everything: from preparing the apartment to make it welcoming and attractive, to promoting the listing on the main short rental platforms, ensuring maximum visibility and constant bookings.

We manage every aspect of hosting guests, providing impeccable service that results in positive reviews and satisfied guests. We take care of cleaning, maintenance, and service throughout your stay, allowing you to enjoy the profits without the stress of day-to-day management. With our method, we adjust rates dynamically to ensure that your apartment is always at its maximum earning potential.

If you want to entrust your apartment to a team of professionals who will take care of every detail, from A to Z, click here and find out how we can help you turn your property into a secure and worry-free source of income.

explotacion turistica in gran canaria
September 12, 2024 Daniele Piccoli 2 Comments Legislation/Laws, Short Term Rentals/Tourist Rentals

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 authorized 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 without 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

August 27, 2024 Daniele Piccoli No Comments Legislation/Laws, Short Term Rentals/Tourist Rentals, vivienda vacacional

Penalties for Holiday Homes in the Canary Islands (Viviendas Vacacionales)

Compliance and Penalties: The Importance of Complying with Canary Islands Vacation Rental Regulations (Vivienda Vacacional)

In recent years, the Canary Islands have consolidated their position as one of the world’s most desirable tourist destinations, attracting millions of visitors due to their mild climate, spectacular natural beauty, and wide range of recreational activities. This growing influx of tourists has prompted many local investors and owners to turn their homes into Viviendas Vacacionales, or vacation homes, to take advantage of the high demand for short-term accommodations.

However, the expansion of this sector has raised concerns both about the impact on the housing market and the quality of life of local residents and the need to maintain high standards of safety and service for tourists. In response to these challenges, Canary Island authorities have introduced a series of regulations designed to govern the use of viviendas vacacionales. These regulations not only define the requirements necessary to operate the business, but also establish a strict penalty framework for those who do not comply.

In my article, I looked in detail at the penalties provided by law for violators of the viviendas vacacionales regulations. These penalties vary according to the severity of the violations and can result in significant consequences for owners, including heavy fines, suspension of operations and, in the most serious cases, permanent closure of the business itself. Penalties are divided into three main categories: mild penalties, severe penalties, and very severe penalties, each reflecting the nature and severity of the violation committed.

Mild penalties, which can result in fines of up to 1,500 euros, are generally applied for minor infractions such as the lack of mandatory information announcements or minor deficiencies in the services offered. Serious penalties, with fines of up to 30,000 euros, refer to more serious violations such as lack of adequate infrastructure or misleading advertising. Finally, very serious penalties, with fines of up to 300,000 euros and suspension of activities for prolonged periods, are reserved for more serious infractions, such as building facilities without a permit or falsifying documents.

This overview of sanctions highlights the importance of responsible and compliant management of viviendas vacacionales. For investors and owners, it is critical to fully understand the legal implications of their activities and take all necessary steps to comply with local laws. This is the only way to avoid the heavy penalties involved and ensure the long-term success of the tourism business.

Through a thorough knowledge of the rules and an unwavering commitment to their compliance, owners of viviendas vacacionales can not only protect themselves from legal consequences, but also contribute positively to the local economy by offering tourists a safe and high-quality experience in the beautiful Canary Islands.

MILD PENALTY OF UP TO 1,500 EUROS

1) Accessing or engaging in unregulated tourism activities in accordance with the regulations, violating the reporting requirement stipulated in Article 13.2 (a).

2) The lack of mandatory public display announcements, badges, signs or information, the refusal to provide them, or any form of concealment thereof.

3) The rude treatment of customers.

4) The behaviors deterring from requesting information.

5) Slight deficiencies in the provision of services, in the decoration of establishments and in the operation or cleanliness of premises, facilities and furnishings, or in the hygiene and decorum of personnel that cause inconvenience to users.

6) Failing to prepare invoices in accordance with regulatory requirements, or failing to keep copies of invoices issued.

7) Actions or omissions that, as part of the inspection or technical verification activity, result only in a delay in fulfilling information and reporting requirements.

8) Any other violations that, while classified as serious, would not merit this consideration due to lack of intent, nature, occasion, or circumstance, and, in particular, serious violations when it is established that the restoration of legality was immediate, without the rights of users being compromised, or when, having been established by the intervening inspection that the violations provided for in Nos. 1 and 3 of Article 76 were committed, legality is restored within the time limit established by it based on the extent and nature of the violations and the time limitation period of the violations.

9) Failure to submit the report resulting from the technical inspection of tourist establishments within the prescribed time limit

10) Failure to notify the land registry office of the actual use of the tourist farm within the stipulated time.

A warning will be adopted in cases of minor infractions when there is no recurrence and the imposition of a fine is not deemed appropriate

SEVERE PENALTY OF €1,501 TO €30,000

Temporary suspension of professional activities or practice: from one day to six months suspension in case of recidivism.

1) Not having the mandatory facilities, systems or services, according to tourism regulations, or having them in an inadequate state of preservation or operation.

2) Obvious and widespread deficiencies in the provision of services, decoration of establishments and operation or cleanliness of premises, facilities and utensils, as well as violation of the obligations set forth in Article 17.2 of this law.

3) The mishandling of words, actions or omissions towards the tourist user.

4) Missing mandatory complaint forms, failing to provide them to customers, or failing to handle them promptly and properly

5) Do not issue or fail to deliver invoices to the tourist customer for services rendered

6) The contracting of personnel who do not possess the prescribed title or qualification to provide the required services.

7) Obstructing or resisting the work of tourist inspection, as long as it does not impede it.

8) Failure of employers or their representatives to appear at summonses conducted by tourism inspectors in the manner established by this law

9) Missing or failing to provide the inspection book when a standard requires it to be available.

10) Obstruction or resistance to the verification action, which does not go so far as to prevent it, carried out by the Tourism Administration in accordance with the provisions of Articles 24.1 and 32.4, provided that it does not fall under number 6 of the previous article.

11) Misleading tourism advertising, equivocal offers or any form of suggestion that suggests a higher quality of facilities or services than the real thing.

12) The use of aggressive promotional systems that disturb the tranquility of tourist users, under the terms covered by Article 19.1 of this law.

13) Overbooking that originates an excess of reservations that cannot be handled unless it is proven that the requirements set forth in items 2 and 3 of Article 37 of this law are met and that the stay was satisfactory to the tourist user.

14) Violation of the rules regarding reservations and cancellations of seats and failure to provide an agreed service, when this results in obvious prejudice to the customer.

15) Professional practice carried out in violation of regulations on the provision of tourist services.

16) Falsehood in previous communications and responsible statements in cases not covered in Section 9 of the previous article.

17) Violation of the obligations to maintain the quality of establishments stipulated in this law.

18) Violations considered to be very serious that, for reasons of intent, nature, occasion or circumstances, should not be considered as such.

19) Failing to submit the report of the technical inspection of tourist establishments, having already suffered a penalty for committing the offense stipulated in Article 77.9 of this Law.

20) The violation of the adopted provisions on restrictions on access to the tourist accommodation facility for public health reasons.

VERY SERIOUS PENALTY OF €30,001 TO €300,000

(1) The construction, expansion, rehabilitation, reform or opening of tourist lodging facilities in disregard of the obligations stipulated in Article 13.2 (a).

2) The construction, expansion, rehabilitation, reform, or opening of tourist accommodation facilities, without a permit, when by law or regulation, limitations or restrictions are established on the creation of new tourist accommodation offerings for environmental or land-use planning reasons, particularly when such limitations are justified by land-use planning based on the carrying capacity of the islands, as stipulated in Article 24.2 of this Law.

3) Access to or exercise of regulated tourist activities by failing to comply with the reporting requirement stipulated in Article 13.2 (a); as well as failing to obtain the permits stipulated in Article 13.2 (b) and (g)

4) Fail to assume or maintain in force the liability policy in accordance with the terms established by the applicable regulations.

5) Failure to comply with tourist standards of density, infrastructure or service at places of tourist stay.

6) Failing to provide a service as agreed upon by the parties when doing so would result in serious harm to the user.

Damage will be considered serious when it affects the health or safety of tourist users or represents a significant and irreversible loss of money or value of their property.

The denial or obstruction of the action of the tourism inspection that goes so far as to prevent the exercise of the functions that are legally or regulationally assigned to it or the provision of false information or documents to it

(7) The denial or obstruction of the verification activity provided for in Articles 24.1 and 32.4, when preventing access to the establishments or making it impossible to verify all the requirements required by the regulations in force for the exercise of the activity or operation of tourist establishments or their classification and, in particular, those that concern the health and safety of tourist users

8) Attacks and actions detrimental to the tourist image of the Canary Islands or any of its tourist places, which constitute violations of tourism regulations or sectoral laws. Attacks or actions detrimental to the tourist image of the Canary Islands or any of its tourist places will be considered behaviors that falsify, damage, weaken or deteriorate such image.

9) The violation of legal regulations regarding the principle of unity of exploitation of housing establishments.

10) Falsehood in responsible statements when it relates to data that seriously affects the health and safety of tourists. It is understood that the falsehood affects the safety of tourists when it relates to or refers to compliance with the regulations on fire protection, safety of buildings and premises, and conditions of hygiene and safety of industrial, sports or entertainment facilities, causing such falsehood to result in the hidden risk situation that the violated regulations are intended to prevent.

11) Failure to comply with the duty of building renewal in the prescribed time when so stipulated in the determinations contained in the ordering and planning instruments.

12) The violation or alteration of the necessary and decisive conditions for the exercise of tourist activity that were a prerequisite for the corresponding permit or prior notice.

13) The violation of the obligation to comply with the use established by the urban development plan by allocating a tourist accommodation facility for residential purposes

14) Professional practice carried out in violation of tourism regulations

APPLY FOR VIVIENDA VACACIONAL LICENSE HERE. READY IN LESS THAN 48 HOURS

If you want to comply with the law and operate your vacation home in the Canary Islands in a compliant manner, it is essential to obtain a vivienda vacacional license. Click on the link below to start the official application process and make sure you are in compliance with all legal requirements.

https://www.propertyforsalegrancanaria.com/vivienda-vacacional/

August 10, 2024 Daniele Piccoli No Comments Short Term Rentals/Tourist Rentals

Disadvantages of Long-Term Renting in Gran Canaria: Why Short-Term Renting is More Profitable and Advantageous: The Reasons You Need to Know

With the new law on the horizon, politicians and a few social real estate gurus want us to believe that renting a property in Gran Canaria, long term is the same in terms of income and peace of mind as renting it out to tourists…..

Renting a property for the long term has several disadvantages that can negatively affect the owner. Here is a detailed overview of these disadvantages that leads me to confirm again and again how tourist renting on the island is a great source of income for landlords and therefore always opposed by the powerful and gurus with vested interests:

Lower Yields

1. Lower Rental Rates:

- Comparison with Short Rentals:

Long-term rentals generally involve lower monthly rents than short-term rentals, especially in tourist areas such as the Canary Islands, where short-term rentals can capitalize on high seasonal demand.

- Annual Yield:

Although short rentals may have lulls, during peak seasons they can generate revenues that far exceed those of a long-term stable rental.

2. Limited Increases in Fees:

- Laws and Regulations:

In many places, rent increases are regulated by law, limiting the landlord’s ability to adjust the rent to the growing market.

Less Flexibility

1. Limited Personal Use:

- Availability of the Property:

Once rented, the owner loses the ability to use the property for personal purposes or to host friends and family.

- Sales Planning:

If the owner decides to sell the property, it may be difficult to do so without waiting for the lease to expire.

2. Contractual Binding:

- Contract Duration:

Long-term leases often have minimum durations, making it difficult for the owner to regain possession of the property before the lease expires.

- Restrictive Clauses:

Many contracts include clauses that protect tenants and limit the landlord’s ability to terminate the contract early.

Risk of Morosity

1. Morose Tenants:

- Payment Delays:

There is always a risk that tenants will not pay rent on time, or stop paying rent altogether.

- Legal Costs:

Recovery of unpaid fees may require expensive and time-consuming legal action.

2. Difficult Recovery:

- Insufficient Guarantees:

Even with deposits and guarantees, fully recovering the amounts owed can be difficult if the tenant is in financial difficulty.

- Eviction Process:

Evicting a delinquent tenant can be a long and complicated process, subject to laws and regulations that protect tenants.

Damage to the Property

1. Wear and Damage:

- Routine Maintenance:

Tenants may not take as good care of the property as a landlord would, leading to more wear and tear.

- Costly Repairs:

Damage caused by tenants can require significant, expensive, and sometimes uninsured repairs.

2. Lack of Adequate Maintenance:

- Neglected Small Repairs:

Tenants may ignore small repairs or problems, which could worsen over time if not promptly resolved

- Owner's responsibility:

Although contracts may specify tenant responsibilities, the landlord may still need to take action to keep the property in good condition.

Legislation and Regulation

1. Tenant Protection:

- Tenants' Rights:

Laws often offer strong protection to tenants by limiting the actions landlords can take against them, including for nonpayment or damages.

- Obligations of the Owner:

Landlords are required to meet housing standards and may have to invest in improvements or repairs required by law.

2. Legal Disputes:

- Disputes with Tenants:

Legal disputes can easily arise and resolving them can take time, money and resources.

Tenant Management

1. Choice of Tenants:

- Careful Selection:

Finding reliable tenants can be a long and challenging process. An error in selection can lead to significant problems.

- References and Verifications:

Conducting thorough reference and credit checks of tenants is essential, but requires time and resources.

2. Coexistence Issues:

- Conflicts with Neighbors:

Tenants may have problems with neighbors, creating tensions that may require landlord intervention.

- Respect for the Rules:

Tenants may not abide by the rules of the condominium or owners’ association, causing further problems.

Sales Difficulties

1. Real Estate Market:

- Reduced Attractiveness:

A long-term leased property may be less attractive to potential buyers than a vacant property, reducing the number of potential buyers.

- Sale Price:

The presence of tenants can negatively affect the sale price of the property, as new buyers may perceive risks or inconveniences.

2. Contractual Constraints:

- Ongoing Contracts:

Buyers may be discouraged from purchasing a property with existing tenants, especially if contracts include long terms or inflexible conditions.

- Takeover of Contracts:

Managing the takeover of leases can be complex and require additional time and resources.

Conclusion

Renting a long-term property in the Canary Islands can involve a number of disadvantages and issues that must be carefully considered.

It is important to evaluate these aspects in relation to one’s own needs, management and financial capabilities before making a decision, however, the advantage of renting to tourists who pay in advance and leave at a certain date remains unimpeachable, so I suggest not to be beguiled by promises of secure returns and zero worries because a long-term rental is far from it!

So if you really want to invest in real estate for income, you should not buy in the residential areas like Las Palmas or center island but you should invest in the South, in the tourist area where, in spite of what they want us to believe, a property in the right area and well equipped will only generate high and secure income from short or medium term rent.

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