Until 2024, a tourist-home registration in the Comunitat Valenciana was effectively permanent. Not any more. Since the Valencian housing decree-law came into force, every registration is valid for five years and then has to be renewed. If you own a holiday apartment in Torrevieja, Orihuela Costa or anywhere else in the region, this is the date to put in your diary.
This guide explains what the rule says, when your renewal falls due, what you have to file and what happens if you let it slip. It is based on the text of the decree-law and on the Generalitat's own owner FAQ, both linked below.
What the law says
The five-year validity comes from a new Article 23 bis added to Decree 10/2021 by Decree-Law 9/2024 of 2 August, published in the regional gazette on 7 August 2024 (DOGV, decree-law text). In plain terms:
- The registration is valid for five years from the date of the declaration, and that period is recorded in the registry entry.
- To keep operating, the holder of the activity must file a new renewal declaration (declaración responsable de renovación), with the express permission of the owner, within the month before the period ends.
- The renewal must be accompanied by a new, favourable municipal compatibility report for tourist use, or an equivalent document, in the cases where it is required.
- The declaration must state that the home meets all the legal and regulatory requirements in force at the time of renewal.
- If the five years pass with no renewal filed, the home is removed from the registry.
When is your renewal due?
The Generalitat's tourism directorate sets this out in its owner FAQ (version of 16 October 2025, Generalitat Valenciana FAQ, PDF):
| Your registration date | Renewal due |
|---|---|
| Up to 7 August 2024 | 8 August 2029 |
| From 8 August 2024 | Five years after the registration date, which is stated in your registry notification |
Because you must file in the month before the deadline, someone with an 8 August 2029 deadline should aim to file in July 2029. Don't wait for the last day. A rejected or incomplete filing is much easier to fix with weeks in hand.
What you have to file, by case
The documents depend on when the home was first registered. The FAQ distinguishes three cases:
- Registered before 8 July 2018 (before the Valencian Tourism Law took effect): a renewal declaration only, covering compliance with the minimum requirements of Annex III of the accommodation decree.
- Registered between 8 July 2018 and 7 August 2024: a renewal declaration with express statements on the same points as a new registration, except the community-of-owners certificates, plus a favourable municipal compatibility report updated to the renewal date.
- Registered from 8 August 2024: a full renewal declaration covering every point of Article 23, plus an updated favourable compatibility report. This group does need to deal with the community-of-owners paperwork again.
The owner has to give permission in every case. If the person who runs the rental is not the owner, get that written permission in place well before the deadline.
The Annex III minimum requirements
If you are in the first or second group, the renewal is also the moment you confirm your home meets the Annex III minimums. According to the FAQ, homes already registered before 8 August 2024 have until 8 August 2029 to adapt to the new requirements, and the internet-connection requirement is given as an example. Among the minimums the FAQ lists are:
- an evacuation plan on the apartment door, or emergency instructions in several languages;
- a 24-hour contact telephone;
- a visible list of emergency and useful numbers;
- cooling and heating in at least the living-dining area;
- an internet connection, unless the area has no coverage.
Check the full list in the FAQ against your own apartment. It is cheaper to fix a missing item in 2027 than to discover it in July 2029.
Step by step
- Find your registration number and date. It is on your registry notification and on the plaque by the door.
- Work out which of the three cases applies, and from that, which documents you need.
- Request an updated compatibility report from the town hall (ayuntamiento) if your case requires one. Reports can take time, so ask early. Our post on the NRA ruling recaps the other Valencian rules that still apply.
- Check the Annex III list against the apartment and fix anything missing.
- Get the owner's express permission, if the holder is not the owner.
- File the renewal declaration online in the Generalitat's self-registration service, using the modification procedure, within the month before expiry. The FAQ says renewals, changes of owner and cancellations all go through this same self-registration route.
- Keep the confirmation. Save the receipt and the new registry details, and check that your listings still show the right registration number.
Common mistakes to avoid
- Assuming the old registration is permanent. It is not. The first mass renewal deadline is 2029.
- Filing too late. Under the decree, a home is removed once the five years pass without a renewal, so request the compatibility report early.
- Forgetting a change of owner. If you bought a registered home on or after 8 August 2024, you need a change-of-owner declaration with a favourable compatibility report. The FAQ says this applies whatever the date of the registration itself. Our tourist licence guide explains how the registration process works from the start.
- Letting the Annex III list slip. Your renewal declaration states that the home meets the requirements in force, so make sure it does.
If you would rather not track dates and paperwork yourself, we do this for the owners we manage. Send us your address and registration date and we'll tell you when your renewal falls due and what you will need.
Rules can change. The Generalitat also lists a later version of this FAQ, dated 17 March 2026, so check the current text on the Generalitat website before you file.
Frequently asked questions
How long does a Valencian tourist registration last?
Five years. Article 23 bis, added in August 2024, makes every registration valid for five years, after which the holder must file a renewal declaration to carry on renting to tourists.
When do I have to file the renewal?
Within the month before the five-year period ends. For homes registered up to 7 August 2024, the date is 8 August 2029 according to the Generalitat's FAQ. For later registrations it is five years after the registration date.
What happens if I miss the renewal date?
Once the five years end without a renewal declaration (and the compatibility report, where required), the home is removed from the Tourism Registry. After that you can no longer legally rent it to tourists, and would have to start a new registration.
Do I need a new compatibility report from the town hall?
Usually yes. Homes registered since 8 July 2018 need an updated favourable municipal compatibility report with the renewal. Homes registered before that date only have to declare compliance with the Annex III minimum requirements.
Does the renewal process cost anything?
We have not confirmed whether the Generalitat charges a fee for the renewal filing, so we have left that out. Check the procedure page on the Generalitat's website.