The Generalitat of Catalonia has approved Law 11/2025, of December 29, which entered into force on January 1, 2026
This law introduces significant changes in the field of housing and urban planning, with a particular impact on seasonal rentals and room rentals. Its purpose is to put an end to the misuse of temporary contracts as a way to circumvent the regulations applicable to primary residence leases.
Seasonal rentals
From the entry into force of the law, temporary rental contracts that are not intended for holiday, tourism, or recreational purposes—such as those linked to studies, temporary work relocations, medical treatments, or other residential needs—will be subject to the legal regime applicable to primary residences under the Urban Leasing Law. This applies specifically to rules governing rent determination and updates, deposits, additional guarantees, and the distribution of expenses between the parties.
When the property is located in an area declared as a “stressed housing market,” the rent for these contracts must comply with reference price indices both at the start of the contract and during annual revisions. Only rentals that are strictly tourist or holiday in nature will be excluded from this regulation, and this condition must be properly justified and stated in the contract.
The law also strengthens the supervisory powers of the Administration. If it is determined that a temporary contract is actually disguising a permanent lease, the competent authority may reclassify it, require compliance with the applicable rent limits, and, where appropriate, impose sanctions on the landlord.
Room rentals
The law also introduces specific regulation for room rentals, clarifying that this modality does not alter the nature of a residential lease. In stressed market areas, the total income obtained from renting out all rooms may not exceed the maximum amount that would apply to renting the entire property.
Conclusion
Overall, Law 11/2025 represents a significant shift in rental regulation in Catalonia. Property owners, investors, and industry professionals must carefully justify the temporary nature of contracts, ensure contractual clarity, and strictly comply with established rent limits to avoid legal risks and penalties.
Practical key points of Law 11/2025
- Attention to stressed areas: in these zones, both “assimilated” temporary rentals and room rentals must comply with the maximum rent limits established by regulation.
- Justification must be real and documented: temporary contracts must clearly explain and prove the reason for their temporary nature to avoid reclassification and sanctions.
- Room rentals also have limits: the total rent from all rooms cannot exceed the maximum rent applicable to renting the entire property.
Drafted by: Arc Associats
First publication date: January 26, 2026
