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

Negli ultimi anni, l’esplosione del mercato degli affitti turistici ha trasformato profondamente il panorama immobiliare in Spagna, in particolare nelle zone ad alta densità turistica come le Isole Canarie. Per rispondere a questa evoluzione, è nata una nuova piattaforma digitale: la Ventanilla Única Digital de Arrendamientos de Corta Duración. Ma cos’è esattamente? E perché è così importante?

🔍 Cos’è la Ventanilla Única?

La Ventanilla Única è un sistema digitale unificato, creato dal Ministero della Vivienda e dell’Agenda Urbana spagnolo, per raccogliere e centralizzare tutte le informazioni sugli affitti a breve termine – come le viviendas vacacionales, gli affitti turistici e quelli stagionali.

Non si tratta solo di un database: è uno strumento che coinvolge anche le Comunità Autonome, i Comuni, le piattaforme di affitto online (come Airbnb, Booking, ecc.) e i Registri della Proprietà.

🧭 Perché è stata creata?

La creazione della Ventanilla Única risponde a diverse esigenze urgenti:

Trasparenza nel settore turistico: con l’aumento degli affitti brevi, era sempre più difficile monitorare quante case venissero realmente affittate, in quali condizioni, e per quali scopi. La piattaforma porta ordine e visibilità.
Controllo dell’impatto sul mercato immobiliare: in molte città e isole, l’eccesso di vivienda vacacional ha ridotto l’offerta abitativa per i residenti. La Ventanilla permette di mappare e bilanciare meglio il mercato.
Conformità fiscale: centralizzando i dati, si può verificare che le attività turistiche dichiarino correttamente i redditi, contrastando l’evasione.
Tutela dei consumatori e degli standard di qualità: sapere quali alloggi sono registrati e legali offre maggiori garanzie agli utenti e permette alle autorità di intervenire dove ci sono abusi o rischi.
Risposta all’Unione Europea: la piattaforma risponde al Regolamento Europeo 2024/1028, che obbliga gli Stati membri a raccogliere e condividere dati affidabili sulle locazioni turistiche.

🎯 A cosa serve concretamente?

In termini pratici, la Ventanilla Única ha diversi obiettivi funzionali:

Centralizzare le informazioni su tutti gli alloggi destinati all’affitto breve.
Attribuire un numero identificativo univoco a ogni proprietà, per distinguerla in modo ufficiale.
Permettere alle autorità (locali, regionali e nazionali) di monitorare l’attività degli affitti turistici.
Offrire strumenti di controllo alle piattaforme online, che saranno obbligate a verificare che ogni annuncio sia registrato.
Garantire trasparenza agli utenti, mostrando se un alloggio è legalmente autorizzato.

🧩 Un sistema collaborativo

La Ventanilla Única non funziona da sola: è il risultato della collaborazione tra diversi livelli di governo e soggetti:

Il Ministero della Vivienda è l’ente promotore.
I Registratori della Proprietà attribuiscono i numeri di registrazione.
Le Comunità Autonome regolano i requisiti locali.
I Comuni possono integrare i dati nel proprio sistema urbanistico.
Le piattaforme digitali hanno l’obbligo di usare il numero ufficiale nei loro annunci.

📅 Quando entra in vigore?

La Ventanilla Única è attiva dal 2025, con un periodo di transizione. L’obbligo di conformarsi diventa effettivo dal 1° luglio 2025: da quella data in poi, tutti gli alloggi turistici dovranno essere correttamente registrati per poter operare legalmente.

📞 Hai una vivienda vacacional e vuoi registrarla?

Se hai bisogno di registrare la tua vivienda vacacional nella Ventanilla Única o vuoi semplicemente capire meglio se sei in regola, contattaci senza impegno:

📱 Spagna: +34 635 632 009
📞 Italia: +39 351 871 1203

📍 Siamo a Gran Canaria, in Calle Green 1, Salobre Golf, C.P. 35106, Maspalomas.
🗓️ È preferibile fissare un appuntamento prima di venire in sede, per garantirti la giusta attenzione e consulenza personalizzata.

💼 Ti seguiamo passo dopo passo: dalla consulenza iniziale alla registrazione completa, con professionalità, discrezione e conoscenza del territorio.
📊 Risparmia tempo, evita errori e metti al sicuro la tua attività: lascia che ci pensiamo noi.

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

New Law of April 3, 2025 - Tourist Rentals and Investments in Gran Canaria

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

Name: property for sale gran canaria
Price range: $

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

la nuova legge sulle vivienda vacacional alle canarie

November 7, 2024 Daniele Piccoli No Comments Legislation/Laws

The New Vivienda Vacacional Law: Less Supply, More Earning Opportunities for Investors

Why Investing in Canary Island Vacation Rentals Is a Winning and Safe Choice with the New Law

The impending entry into force of new vacation rental legislation in the Canary Islands, scheduled for the end of 2024, has raised great interest and some concern among real estate investors. The new regulations impose stricter standards for properties intended for tourist rental, but for those who know how to seize the opportunity, this law opens the door to a valuable market with a much higher potential economic return. Below we explain why demand for vacation rentals will not only remain strong but continue to grow, and why complying with the regulations now is the most advantageous strategic choice for investors.

Vacation Rentals: An Essential Sector with Growing Demand

The Canary Islands are a popular destination for tourists from all over the world because of the pleasant year-round climate, natural beauty and cultural richness. For these reasons, the short rental market may never disappear; in fact, demand for vacation rentals is expected to grow even further. The Canary Islands attract a continuous flow of tourists, and short rentals in independent apartments are becoming the preferred choice for those visiting the archipelago, especially among more mature travelers and families.

New Tourism Trends: Private Apartment is the Preferred Choice of Tourists

Today, tourism has changed, and travelers are looking for more free and flexible experiences than those offered by hotels. More and more tourists, especially older ones, but also families and groups of friends, are choosing to stay in private apartments for a number of specific reasons:

- Freedom and Flexibility in Catering

Apartment guests are not bound by hotel menus and schedules. They can choose to cook their own meals, perhaps using local, wholesome ingredients, and have the freedom to eat when they prefer. This independence is a unique advantage that is increasingly appreciated by travelers who want an unencumbered stay.

- Larger and More Comfortable Spaces

Apartments offer much more generous space than hotel rooms, which are often limited in terms of square footage. Having a living room, a kitchen, separate rooms and even a private garden or terrace allows guests to fully enjoy their stay, feeling like home but with all the comforts of a vacation.

- Flexibility in Schedules

With an apartment, tourists can manage their time as they please, without being tied to meal times or cleaning schedules as in a hotel. This flexibility is especially appreciated by travelers who want to enjoy the destination at their own pace, without imposed limits.

- Personalized Services and Greater Authenticity

Vacation rental owners often offer personalized welcome and services that are not possible in hotels, such as advice on local activities, leisure facilities, and suggestions for fully experiencing the local culture. For many tourists, this makes for a more authentic and enriching experience than staying in a traditional hotel.

- Unique Local Experience

Apartments allow tourists to immerse themselves in local life, visiting markets, cooking typical dishes and living like residents. This authenticity is increasingly in demand by travelers who seek authentic and personalized experiences that are hard to find in hotels.

The New Law: Less Supply, More Earning Opportunities for Investors

The new regulations impose quality and sustainability standards that many owners may decide they are unwilling or unable to support. The reasons for this will vary: some owners will not have the funds for the required adjustments, others will not fully understand the potential of the market or will decide not to invest for personal reasons. In addition, increased controls will limit the activity of irregular vacation rentals, further reducing competition.

This decrease in the supply of tourist accommodation will produce immediate effects on the market: an increase in demand for vacation rentals in good standing and an increase in prices for short rentals, with higher returns for investors who will have adapted to the new requirements.

Benefits of Immediate Adjustment for New Investors

Compliance and Serenity for Investment

Adapting to the new standards now means making sure you comply with all regulations, avoiding the risk of having to take action in the future to comply or, worse, having your license revoked. Those who purchase and adapt their property right away will be able to operate peacefully in the tourist rental industry without fear of the new controls.

Increase in the Value of the Property

Properties that meet the sustainability and energy efficiency standards required by the law will increase in value. Energy efficiency, climate control systems, and access to modern infrastructure (such as electric vehicle charging) not only add intrinsic value to the property, but also meet tourists’ demand for comfort and sustainability. This appreciation of property value is a major benefit for long-term oriented investors.

Reduced Competition and Increased Demand.

With a reduction in the supply of vacation homes due to the new requirements and increased inspections, compliant properties will become even more in demand. Those who choose to invest now will therefore have less competition and will benefit from increased demand, earning higher profit margins than at present.

A Higher ROI: More Investment, More Profits

Adapting to the new requirements involves an initial investment, but the benefits far outweigh the costs. With less competition and stable demand, prices for short rentals will rise, providing much higher returns. The return on investment (ROI) will be higher, and those who comply now will be able to earn higher profits in a regulated and secure market.

Contact us for Support in Renovation and Adaptation

If you are considering the purchase of a vacation home or already have a property that needs to be retrofitted, we are available to support you in renovating and bringing it up to the new standards. With our team of compliance and sustainability experts, we can help you enhance the value of your investment and position you in a market that will reward quality and sustainability.

Investing in vacation rentals in the Canary Islands is a strategic and forward-looking decision. The new regulations, with reduced supply and increased controls, will create a favorable environment for those who meet the required standards. With continued high demand and limited competition, the vacation rental market promises a future of growth and high returns for those ready to invest in a compliant and competitive property.

la nuova legge sulle vivienda vacacional

October 3, 2024 Daniele Piccoli 2 Comments Legislation/Laws

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 obliged 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 loosely manages Viviendas Vacacionales. Those who manage a property will have to regularly issue invoices for commissions, cleaning, and guest stays, 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 short-rent properties 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.

September 27, 2024 Daniele Piccoli No Comments vivienda vacacional

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 Island 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.

Decree No. 113/2015 of the Government of the Canary Islands, which came into effect on May 29, 2015, established the criteria and modalities for offering 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 zone 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.”

Because of 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.

(d) Rural hotel.

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

(a) Apartment.

(b) Villa.

(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.

(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.

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.

(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 occupancy of the vacation rental 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.

September 16, 2024 Daniele Piccoli No Comments vivienda vacacional

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 strike 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.

May 12, 2023 Daniele Piccoli No Comments Short Term Rentals/Tourist Rentals, vivienda vacacional

MANAGEMENT VIVIENDA VACACIONAL

Running a vacation rental in Gran Canaria: Tips for a successful experience

Gran Canaria is one of the most popular tourist destinations in the world, with its combination of beautiful beaches, temperate climate and cultural richness. If you own a property on the island and have decided to run it as a vivienda vacacional (vacation home), you are on the right track to take advantage of the potential of the tourism market. In this article, we will explore some key tips to help you successfully manage your vivienda vacacional in Gran Canaria.

Comply with regulations: First of all, it is essential to understand the local regulations regarding the management of vacation rentals in Gran Canaria. Be sure to register your property with the proper authorities and obtain all necessary licenses. Complying with the law is essential to avoid penalties and to ensure the safety and satisfaction of your guests.
Prepare your property: To attract guests and get positive reviews, it is important that your vivienda vacacional is cozy and well equipped. Be sure to offer comfortable beds, a clean environment, and all essential appliances. Also provide extra amenities such as free Wi-Fi, cable TV, a washing machine, and a fully equipped kitchen. Consider adding little details like a local guide or tips on places to visit to make your guests’ experience even more enjoyable.
Develop a marketing strategy: To be successful in running a vivienda vacacional in Gran Canaria, you must actively promote your property. Create an eye-catching listing on popular online booking platforms such as Airbnb, Booking.com or VRBO. Use high-quality photos to best showcase your vacation rental and describe its unique features. Also, take advantage of social media and digital marketing platforms to reach a wider audience.
Provide a hospitable experience: As a vivienda vacacional owner, you need to make sure your guests feel welcome and supported during their stay. Respond promptly to their questions and requests, provide useful information about the area and what to do during their visit to Gran Canaria. You may also consider partnering with professional hospitality services to ensure a smooth experience for your guests.
Maintain high standards: The cleanliness and maintenance of your vivienda vacacional are critical to getting positive reviews and retaining your guests’ loyalty. Be sure to thoroughly clean the property between guests and promptly address any maintenance issues.

CLICK HERE AND FIND OUT HOW TO GET A VIVIENDA VACACIONAL LICENSE

December 14, 2021 Daniele Piccoli No Comments vivienda vacacional

VIVIENDA VACACIONAL INSPECTION

Today around 1:10 p.m. I was in the “Maspalomas Lago” complex to welcome a German tourist to one of the Bungalows under my management and I see the Polizia Nacional going around the various bungalows taking notes. I already had an inkling that they would ask me questions as soon as they were done with the client. AND THEY WERE!

They started by asking me who I was and what I was doing there since I was holding a folder of documents and Pos for electronic payments and showing the bungalow to the tourist who had just arrived with his luggage. I explained to them that I am the owner of the PROPERTY FOR SALE GRAN CANARIA agency and that I am in the business of managing licensed VIVIENDAS VACACIONALES properties to tourists.

At that point they asked me what procedure I was implementing for guest registration and I passed with flying colors! Of course, I then had to tell them the first and last name of the bungalow owner, the name assigned to the Vivienda Vacacional, the responsible person registered with the police (which in this case is me and I do not delegate third parties) my personal information and my agency’s business card for references.

So I am expecting a visit from them to the office here in Playa del Ingles in the Mercurio building to get more information about what I am doing and certainly a phone call from them to the owner of the bungalow who will also be the subject of tax audits in order to check whether or not he pays taxes on the rental income, but, for that no worries since I personally follow up on the taxation of the properties under my management through my trusted tax advisor and keeping all the documentation.

All this only confirms that my method of working under local rules is the only viable method if you want to invest and work in the Short Rental Business in Gran Canaria. So, as I always say, be careful in relying for the tourist management of your property on the cleaning lady or the friend of the friend of the friend who is penniless or the handyman on duty to save on commission and taxes from the cost of a plate of lentils because it is not worth it!

With audits by the Tax Agency and the Nacional Police, one can incur very heavy penalties indeed and risk damaging one’s investment.

To you who follow me….ne is it worthwhile to rely on people who are not competent but are just trying to make ends meet? Think about it…