Tourist Rental License in Galicia: Requirements and Procedures 2025

Regulation of tourist rentals in Galicia

Galicia regulates tourist housing through Decree 12/2017, updated in 2024 to adapt to new state legislation. This decree establishes the regulatory framework for all properties intended for tourist rental in the Galician autonomous community.

The Galician regulation distinguishes between two types of tourist accommodation:

• Tourist housing: Complete dwelling habitually rented for tourist accommodation for periods under 30 days. This is the most common category.
• Tourist room: Rooms within the owners habitual residence, with a maximum of 4 places.

It is essential to understand that tourist housing does NOT require a prior activity license, but operates through a prior communication and registration system. However, compliance with all requirements is mandatory before starting the activity.

Registration with Turismo de Galicia (RUT)

The Single Tourism Registry of Galicia (RUT) is the body where all tourist housing must be registered. The process is electronic through the turismo.gal platform.

Requirements by property type

Complete tourist housing

• Minimum surface: Not expressly established, must comply with building code and municipal urban standards.
• Maximum capacity: As determined by the habitability certificate. Generally 2 places per bedroom + 2 additional in living room.
• Bathrooms: Minimum 1 complete bathroom per 6 places.
• Ventilation: All habitable rooms must have direct exterior ventilation.

Tourist room

• Maximum 4 places total
• The property must be the owners habitual residence
• Maximum 3 rooms can be allocated to tourists

Mandatory safety requirements

• Fire extinguisher: At least 1 (minimum 6 kg ABC powder), annual inspection required.
• First aid kit: With minimum content per regulations.
• Emergency information: Evacuation plans visible, emergency numbers (112).
• Luminous signage: For properties over 50 m2 or capacity exceeding 6 places.
• Smoke detector: Recommended (mandatory since 2022 for new installations under state law).
• Accessibility: New tourist housing must comply with universal accessibility regulations.

Mandatory insurance

• Third-party damage: Minimum 300,000 euros per incident
• Owner civil liability: Guest accident coverage
• Estimated cost: 150-400 euros/year

Step-by-step registration process

Step 1: Verify viability (1 week)

Check municipal restrictions, urban planning allows tourist use, and community of owners does not prohibit it.

Step 2: Adapt the property (2-4 weeks)

Install extinguishers, first aid kit, signage. Contract civil liability insurance.

Step 3: Electronic application (1 day)

Access sede.turismo.gal with digital certificate and submit prior communication.

Step 4: Inspection (1-3 months)

Turismo de Galicia may conduct an on-site inspection.

Step 5: Obtain RUT code

After verification, receive the RUT registration code for platform listings.

Estimated costs

Platform requirements

Since 2024, major platforms require:

• Airbnb: RUT registration number mandatory. Without it, the listing is automatically suspended.
• Booking.com: Requires license/registration number.
• Vrbo/HomeAway: Requests registration during setup.

Penalties for operating without registration

Municipal restrictions

• A Coruna: Partial moratorium in central areas since 2023. New regulatory plan for tourist housing density in historic center.
• Santiago de Compostela: Limits new licenses in the historic center (UNESCO World Heritage). Additional activity license required.
• Vigo: Minimum distance requirement (50 meters) between tourist housing in certain areas.
• Sanxenxo: Seasonal restrictions during summer months in high-density areas.

Impact of the Housing Law 2023

• Stressed zones: Municipalities can declare stressed zones and limit tourist rental prices.
• Platform obligations: Platforms must share data with tax authorities.

Tax implications

• Residents: Declared in IRPF. Possible 50% deduction of net income. Deductible expenses include mortgage, community fees, IBI, insurance, cleaning, utilities.
• Non-residents: 19% withholding (EU) or 24% (non-EU) on gross income. Quarterly model 210 required.
• VAT: Exempt for stays under 2 months in tourist housing.

Conclusion

Obtaining a tourist rental license in Galicia is relatively straightforward but requires attention to safety and compliance details. Registration is free, but adaptation costs can reach 500-1,280 euros. Penalties for operating without registration are severe (up to 30,000 euros). With proper preparation, tourist rental in Galicia can be a very profitable investment, especially in coastal areas with high seasonal demand.