If you own a property in Marbella and want to rent it out to holiday guests, you need a VUT licence — Vivienda con Fines Turísticos. Without it, you cannot legally list on Airbnb, Booking.com or any other platform, and you risk significant fines from the Junta de Andalucía.
This guide explains exactly what the VUT licence is, who needs one, how to get it, and how Glaser Group handles the entire process for you as part of our onboarding.
What is the VFT Licence?
The VUT (Vivienda de Uso Turístico) is a registration number issued by the Junta de Andalucía that legally permits a property to be rented to tourists for short stays. It is required for all holiday rentals in Andalusia — including Marbella — regardless of whether you use a management company or rent directly.
The licence is tied to the property, not the owner. If you sell the property, the licence can transfer to the new owner. If you buy a property that was previously rented, check whether a licence already exists before you start marketing it.
The VUT licence is a legal requirement throughout Andalusia. There is no exemption for occasional rentals, short periods or properties rented through private channels.
Who Needs a VFT Licence?
You need a VUT licence if you rent your property to tourists for periods of less than two months. This applies to:
- Apartments and villas listed on Airbnb, Booking.com, VRBO or similar platforms
- Properties rented privately through social media, WhatsApp or word of mouth
- Properties managed by a rental management company
- Second homes rented out during periods you are not using them
Long-term rentals of two months or more fall under different legislation and do not require a VUT licence.
What are the Requirements?
To obtain a VUT licence in Marbella, your property must meet the following requirements set by the Junta de Andalucía:
- Habitation certificate (cédula de habitabilidad or licencia de ocupación) — confirms the property meets minimum living standards
- Urban planning compliance — since Decree 31/2024, the First Occupation Licence is no longer required; instead you declare that the property complies with urban planning regulations
- Community of owners approval — from April 2025, if your property is in a building with a community of owners, you need a 3/5 majority vote approving tourist rental activity before you can apply
- Minimum room sizes — bedrooms must meet minimum square metre requirements
- Ventilation and natural light — all habitable rooms must have windows
- Air conditioning — fixed air conditioning is required in bedrooms and living areas if renting May to August; heating required if renting December to March. A portable fan is not a legal substitute — fixed installation is mandatory under Decree 31/2024
- First aid kit — must be present in the property
- Tourist information folder — including local emergency numbers, house rules and appliance instructions
- Complaints book (hoja de reclamaciones) — must be available to guests on request
The Application Process
The VUT licence is obtained through a declaración responsable — a responsible declaration submitted to the Junta de Andalucía. This is not a lengthy approval process — you submit the declaration, receive your registration number, and can begin renting immediately. The authorities can inspect the property afterwards to verify compliance.
What are the Fines for Renting Without a Licence?
The Junta de Andalucía takes unlicensed tourist rentals seriously. Inspections are carried out regularly, and platforms such as Airbnb are required to report listings that do not display a valid VUT number.
Fines for renting without a VUT licence in Andalusia range from €2,000 for minor infractions up to €150,000 for serious violations — and in the most serious cases under national law, up to €600,000. Properties found operating illegally can be ordered to stop taking bookings immediately.
Beyond fines, unlicensed properties face removal from Airbnb and Booking.com once their compliance teams identify missing licence numbers — a process that has accelerated significantly since 2023.
Can Glaser Group Handle the Licence for Me?
Yes. Obtaining the VUT licence and NRUA national registration is included as part of our onboarding process. We handle the full registration — document preparation, submission to the Junta de Andalucía, national NRUA registration and police registration setup — so you do not need to navigate the process yourself.
If your property already has a VUT licence, we simply verify it is current and correctly displayed on all platforms. If it does not, we begin the process immediately so your property can go live as quickly as possible.
From starting the VFT application to receiving your registration number typically takes 2–5 working days, provided all documents are in order. In most cases this does not significantly delay your go-live date.
New Regulations in 2026
Spain has continued to tighten holiday rental regulation in response to housing pressure in tourist areas. Key developments to be aware of in 2026:
- NRUA — new national registration number — since the December 2025 Ministerial Order, all tourist rental properties in Spain must also obtain an NRUA (Número Único de Registro de Arrendamiento) from the national Land Registry. This is in addition to — not instead of — your regional VUT licence. Operating without it can result in fines and block future licence renewals.
- Community veto power — since April 2025, if your property is in a building with a community of owners, a 3/5 majority vote is required to approve tourist rental activity. Without it, no new licence can be granted.
- Municipal restrictions — Malaga and Fuengirola have introduced restrictions requiring independent street access for new VUT licences, effectively excluding many apartments. Always check with your local Ayuntamiento before applying.
- Stricter platform enforcement — Airbnb, Booking.com and VRBO now proactively remove listings without valid, verifiable licence numbers in Spain.
- Guest registration mandatory — electronic registration of all guests aged 14 and over with national police is now strictly enforced through the SES.Hospedajes system, with fines for non-compliance.
If you are unsure about the current regulations for your specific property in Marbella, speak to us directly. Our team stays up to date with all regulatory changes so you do not have to.
