As of January 1, 2026, Law 11/2025 on housing and urban planning came into effect, introducing significant changes to the rental market in Catalunya. Here’s a breakdown of the main implications.
- Impact on property owners
The law tightens control over rental contracts and restricts certain common practices.
Key points:
- Stricter rules for short-term rentals
Temporary contracts are only valid if there’s a real, verifiable reason—such as work, studies, or medical needs. If the temporary nature isn’t properly justified, the lease will be treated as a standard long-term rental (5 or 7 years).
- Documenting the reason for temporariness
The reason must be included in the contract and supported with documents, which must be filed along with the security deposit.
- Rent limits in tight rental markets
In high-demand areas, temporary rentals (except vacation rentals) must comply with rent caps, just like regular leases.
- Limits on consecutive contracts
If multiple temporary contracts are signed consecutively for the same property with the same parties, the lease may be considered permanent from the start.
- Room rentals
Even when rooms are rented separately, the lease is still considered a housing rental. In high-demand areas, the combined rent of all rooms cannot exceed the maximum allowed for the entire property.
- Impact for investors
The law strengthens tenant rights and increases public oversight of certain transactions.
What investors need to know:
- More oversight in tight rental markets
Expected returns on short-term and room rentals are limited by rent caps.
- Expanded preemption and buy-back rights
The Generalitat can exercise these rights over more transactions, particularly:
- Housing in high-demand areas
- Housing owned by large corporate landlords
- Housing from administrative or judicial auctions (with exceptions)
- Housing acquired by the Administration
Units obtained through preemption or buy-back are permanently classified as public housing, limiting their future availability on the open market.
- Large landlord registry
A mandatory registry requires compliance, increasing transparency and reporting obligations.
Overall, the law requires a careful assessment of regulatory risks before investing in rental properties in Catalunya.
- Impact on tenants
The law strengthens tenant protection and limits abusive use of temporary contracts.
Key benefits:
- Fewer unjustified temporary leases
If the landlord cannot prove a valid reason for temporariness, the lease is treated as a long-term rental, offering more stability.
- Enforced rent limits
Non-vacation temporary rentals in high-demand areas must comply with maximum rent caps.
- Greater contractual stability
Hidden extensions of temporary leases are no longer valid without a legitimate reason.
- Regulated room rentals
Minimum habitability standards apply, and total rent cannot exceed the legal maximum for the property.
In practice, the law aims to reduce housing instability and give tenants a stronger position against irregular rental practices.
Conclusion
Law 11/2025 marks a significant shift in how housing is rented and managed in Catalunya, particularly in high-demand areas.
Property owners and investors will need to ensure strict compliance and review their contracts, while tenants benefit from greater protection and stability.
For guidance on this regulation, contact us at +34 934 875 200, email comunicacio@addwill.eu, or click here. We are happy to help.