Tourist Accommodations Before the 29-N: What Awaits Owners in 2027?

Marta · Gatavia · Reviewed on October 16, 2026

There is one thing I understand perfectly about those who own a tourist accommodation: the concern of not knowing what regulations they will have to comply with in a few months.

Because behind an accommodation, there is not always a large company. Many times, there is a family that bought a property with their savings, that is still paying a mortgage, or that has invested a significant amount in renovating and preparing it to receive guests.

And there are also small managers who have built their business property by property, hiring staff, working with suppliers, and responding to the owners who have trusted them.

With the general elections on November 29 just around the corner, the questions are the same: What will happen if Pedro Sánchez continues to govern? What if Feijóo wins? Will they be able to further limit tourist accommodations? What will happen to the existing licenses?

I think it is important to discuss this without alarmism and, above all, without promising what no one can guarantee.

Because there is a huge difference between what a party proposes, what a law allows, and what can ultimately happen with a specific property.

If Pedro Sánchez Continues, What Can We Expect?

In this case, the PSOE has indeed left a very concrete proposal in writing.

In the political resolution of its 41st Federal Congress, held in 2024, it proposes to prohibit the transformation of residential properties into tourist and seasonal accommodations in high-demand areas.

The proposal exists. It is published and can be consulted.

But that does not mean that there is currently a general prohibition of all tourist accommodations in Spain. Nor does it mean that if Sánchez continues to govern, the current licenses will automatically disappear.

These are different issues.

What we know is the orientation that the PSOE has defended: to prioritize residential use in certain markets and to strengthen the regulation of tourist activity when it considers that it affects access to housing.

What we do not know is the final content of the regulations that a future Parliament could approve.

And for an owner, there is one question that is especially important: are we talking about preventing new tourist accommodations or modifying the conditions of those that are already operating legally?

This is not a minor detail. It can completely change the consequences for an investment.

What If the Popular Party Governs?

The PP has defended a housing policy based, among other measures, on increasing the residential supply, speeding up procedures, and strengthening the legal security of owners.

This approach is different from that proposed by the PSOE in several of its proposals.

Now, there is something worth noting.

In Málaga, where the City Council is governed by the Popular Party, the implementation of new tourist accommodations has been suspended since August 23, 2025, for a maximum of three years or until the corresponding urban modification is approved.

And in Madrid, also governed by the PP, the RESIDE Plan came into effect in 2025, with significant limitations for new tourist accommodations in residential buildings.

Why do I mention these two cases?

Because they show that municipal reality can be very different from the national political debate.

A city can decide to restrict new tourist accommodations for urban and residential reasons, regardless of whether its government shares a party with the central government.

Therefore, it would not be serious to say that a victory for the PP would automatically end all limitations.

There is no basis to promise something like that.

What About Vox, Sumar, and Podemos?

The differences between these parties are also relevant.

Vox has defended private property and the reduction of certain tax burdens. In September 2024, its representative David Muñoz expressed a favorable position towards regulating tourist accommodations more uniformly, rejecting a general prohibition.

This is a documented statement, although it does not allow us to anticipate all the decisions that the party could make in a potential government agreement.

Sumar has proposed a more intense regulation of tourist and seasonal rentals. In its proposals for the General Budgets of 2025, published in 2024, it advocated raising the VAT on tourist apartments to 21%.

Podemos, for its part, has proposed limiting the concentration of tourist accommodations in certain neighborhoods and strengthening the role of homeowners' associations and administrations in controlling licenses.

We are talking about proposals and positions published at different times.

We cannot present them as if they were automatically the laws we will have in 2027.

And we must not forget that any legislative change will require the necessary parliamentary support.

There Are Tax Changes That Deserve Our Attention

While we discuss who will govern after November, there is a much more immediate issue.

The Royal Decree-Law 29/2026, of October 6, has introduced significant changes related to rental and real estate taxation.

Its article 7 provides, effective from December 1, 2026, for the application of a reduced VAT of 10% to certain rentals of furnished apartments or homes.

The regulation includes, among other cases, rentals that do not exceed 30 nights for the same tenant, with an exception when it comes to the landlord's habitual residence. Rentals with complementary services typical of the hotel industry were already subject to specific VAT treatment.

Each situation must be studied, as not all accommodations have the same characteristics, nor do all territories apply the same indirect tax regime.

Additionally, the regulation is subject to the parliamentary ratification procedure.

It also introduces the possibility for certain municipalities, in areas with tense residential markets, to establish surcharges on the IBI for properties intended for tourist accommodation.

These surcharges can reach 50%, 100%, or 150%, depending on the number of tourist properties owned and the legal conditions.

I want to pause on something: that a law allows a surcharge of up to 150% does not mean that all owners will pay that increase.

Requirements must be met, and the corresponding municipality must establish it through its tax ordinance.

And here comes a concern that does not always appear in the headlines.

If taxes change, what happens to profitability?

Because one thing is to talk about percentages, and another very different is to know how much money is left after paying all expenses.

The Homeowners' Association Also Has a Lot to Say

Another issue that should not be forgotten is the Horizontal Property Law.

Since April 3, 2025, the reform introduced by Organic Law 1/2025 requires, to initiate tourist activities covered by its article 7.3, the express approval of the homeowners' association.

The majority required in article 17.12 is three-fifths of the total owners, who must also represent three-fifths of the participation quotas.

The law provides a specific regime for those who were already legally exercising the activity before that date.

That is why it is so important to distinguish a property that has been operating for years from one that intends to start now.

It is also worth remembering that autonomous communities and municipalities maintain their own competencies over activity and urban uses.

In May 2026, the Supreme Court annulled important parts of the state procedure for the Unique Rental Registry. But that ruling did not automatically eliminate the regional tourist requirements or municipal urban limitations.

Not all authorizations are the same. And not all obligations come from the same administration.

What If We Leave Vacation Rentals and Switch to Seasonal Rentals?

I understand that some owners may consider this.

If one modality becomes too complicated, it is logical to explore alternatives.

But seasonal rental cannot simply become another way to call a tourist rental.

The Royal Decree-Law 29/2026 incorporates rules regarding the justification of temporality and the duration of certain contracts. Its situation and application must be verified according to the regulations in force at each moment.

We also need to do the math.

A longer stay can save on cleanings, check-ins, and check-outs, or certain commissions. But it could reduce income and bring other risks and obligations.

There is no valid economic answer for all properties.

A house by the beach, an apartment in downtown Madrid, and a property intended for displaced professionals can have completely different demands, costs, and exploitation possibilities.

The reasonable thing is to study which modalities are legally possible and how much money each would generate over a full year.

There Is Something That Concerns Me Especially: Deciding Without Knowing the Numbers

When we talk about the future of tourist accommodations, we often focus on licenses, prohibitions, and taxes.

And that is logical.

But what happens if an accommodation can continue to operate legally and still becomes unprofitable?

Let’s take a simple example.

A property may generate 30,000 euros a year. It seems like an attractive figure.

But from that, we must deduct the corresponding costs: commissions, cleaning, utilities, insurance, maintenance, management, and other operating expenses.

If its margin is small, any increase in costs can change the outcome of the business.

And that can happen regardless of which party is in power.

At Gatavia, we advocate that owners and managers need to know their accounts well to make decisions. Knowing how much is billed is important; knowing how much is left and what risks each accommodation can bear is even more so.

A manager with twenty properties and another with two hundred will not face the same changes in the same way. Their cost structures, obligations, and cash flow needs are different.

We cannot control all political decisions. But we can better understand our economic situation before those decisions affect us.

What Would I Do Before the Elections?

I would start by reviewing the situation of each property, without assuming anything.

Is it properly authorized? Does it comply with regional and municipal regulations? Can the homeowners' association impose any limitations? Are there pending legal changes that could affect its activity?

Then I would look at the accounts.

How much money does the property really generate per year? What would happen if certain taxes or expenses increased? How much margin do we have to withstand a season with fewer bookings?

And finally, I would study the alternatives that are legally viable.

There is no need to wait for the electoral outcome to start that work.

After the 29-N, There Will Still Be Questions

We do not know who will form the next government or what measures will be approved.

What we do know is that the regulation of tourist accommodation will continue to be an important issue for administrations, residents, owners, and management companies.

The concern for access to housing is real. So are the investments made by those who have legally developed a tourist activity.

Finding a balance between both interests requires clear regulations, legal certainty, and data-driven decisions.

To owners, I would say something simple: get informed, review your situation carefully, and avoid hasty decisions.

And to management companies, do not lose sight of the profitability of each property and your own structure.

On November 29, we will vote for a new Parliament. But the accounts of each accommodation will continue to arrive every month.

And those accounts deserve as much attention as any electoral headline.

Consulted Documentation

Analysis conducted with information published until October 16, 2026. Regulations and their parliamentary situation may change after this date.

• BOE. Royal Decree 806/2026, calling for general elections.
• BOE. Royal Decree-Law 29/2026, especially articles 3, 7, and 8. Its content and ratification must be reviewed if subsequent changes occur.
• BOE. Law 49/1960, on Horizontal Property, articles 7.3 and 17.12 and additional provision two.
• BOE. Supreme Court ruling of May 19, 2026, on Royal Decree 1312/2024.
• PSOE. Political resolution of the 41st Federal Congress, December 2024.
• Popular Party. Communications and public proposals on housing, 2026.
• Vox. Statements by David Muñoz on tourist accommodations, September 2024.
• Sumar Movement. Proposals for the General Budgets of 2025, published in 2024.
• Podemos. Public program, measure 207, on tourist accommodations.
• City Councils of Madrid and Málaga. Official documentation of the RESIDE Plan and the suspension of new tourist accommodations, respectively.