Seasonal and medium-term lets to students and workers

Key rules

• Purpose: The let must have a real, temporary reason that is written into the contract.
• Term: Match the length of the let to the reason, and do not use renewals to disguise a permanent home.
• Risk: If a court reclassifies the let, a five-year minimum term and rent-increase limits apply.
• Local rules: Regions and stressed areas can add limits, taxes or rent caps on temporary lets.

The bottom line

A seasonal or medium-term let is lawful only when the purpose is truly temporary. If the real aim is to house the tenant permanently, a court can treat it as an ordinary residential lease, whatever the contract says. The label does not protect you. The facts do.

What counts as a temporary let

These are lets of a home for a use other than the tenant's permanent residence. Typical reasons are a summer stay, a study course, a work assignment or medical treatment. They are governed first by what you and the tenant agree, then by the general letting rules and the Civil Code. The special protections for residential tenants do not apply.

Your region may add its own rules. Some regions and cities limit or tax these lets, so check with your town hall or regional housing office before you advertise.

How to set one up

A medium-term let usually runs from 1 to 11 months. Do it in this order:

1. Ask the tenant for proof of the temporary reason, such as an enrolment letter or a work contract.
2. Sign a written contract that names the specific reason, for example studies at a named institution, or a work assignment with its dates.
3. Match the term to that reason. A nine-month course justifies a nine-month let, not two years.
4. Put the rent, the fianza, the utilities and a signed inventory of the contents in the contract.
5. Deposit the fianza with the regional body, where your region requires it.
6. Declare the rent as income for tax.

The tenant should keep a permanent home somewhere else. The checklist and documents below cover the paperwork.

What makes a court reclassify the let

Courts look at the whole picture. The main signs are:

• The stated reason is false or vague, or it has ended.
• The let is long, or it is renewed again and again.
• The tenant has no other home.
• The tenant's belongings and family live there.
• The tenant is registered at the address.
• You use the seasonal label as a habit to avoid the ordinary rules.

If the tenant challenges the let, the tenant has to prove the real purpose was permanent. Outcomes still depend on the judge and the facts, so do not rely on that burden alone.

What you risk if it is reclassified

The ordinary rules then apply. That means a minimum term of five years (seven if you are a company), limits on rent increases, and the tenant's right to extend. In areas declared stressed, rent caps can also apply. Using a false reason can bring fines.

Rules on seasonal lets have been tightening since 2025. Check the current position locally before you sign, and take advice if the tenant plans to stay long or you expect to renew.

See the warning, FAQ, documents and timeline below for the details.

Timeline and deadlines

• Ask the tenant for proof of the temporary reason, such as an enrolment letter or work contract: before you sign

• Sign a written seasonal-use contract that states the reason and matches the term to it: before the tenant moves in

• Deposit the fianza with the regional body, where required: after signing, where your region requires it

• Let for the term that matches the reason: 1 to 11 months

• Declare the rent income for tax: when you file your tax return

Documents you need

• Written seasonal-use contract stating the specific temporary reason (for example studies at a named institution, or a work assignment with its dates) and a term that matches that reason. You draw it up with the tenant.

• Proof of the temporary reason, such as an enrolment letter from the institution or the tenant's work contract. The tenant provides it.

• Inventory of the furniture and contents, signed by you and the tenant and attached to the contract.

• Proof that the fianza (the deposit) has been deposited with the regional body, where your region requires it.

What to watch out for

• A seasonal label does not protect you: If the real purpose is to house the tenant permanently, a court treats the let as an ordinary residential lease whatever the contract says. Then the five-year minimum term (seven for a company landlord), rent-increase limits and extension rights apply. State a specific, real temporary reason in the contract, keep proof of it, and match the term to that reason.

• Signs of a permanent home: Courts look at long terms, repeated renewals, the tenant registering at the address, and the tenant's family and belongings living there. They also notice landlords who use the label to avoid the rules. Make sure the tenant keeps a permanent home elsewhere, and do not renew in a way that hides a permanent stay.

• False reason, rent caps and local limits: Using a false reason can bring fines, and rent caps may apply in stressed areas. Some regions and cities also limit or tax these lets. Ask your town hall or regional housing office what applies where your home is before you advertise.

Frequently asked questions

Can I renew a seasonal let for the same tenant?

Yes, you can renew, but repeated renewals can make a court see a permanent home instead of a temporary stay. Courts look at the length of the lease and its renewals. Keep any renewal tied to the same real reason, such as a new academic year or an extended work assignment.

Does it matter if my tenant registers at the address?

Yes, a tenant who registers at the address (empadronamiento) makes it look like a permanent home, and courts weigh this. Courts also look at whether the tenant has another home and whether family and belongings live there. Ask the tenant to keep their permanent home elsewhere.

Who has to prove the let was really permanent?

The tenant has to prove the real purpose was permanent housing, whatever the contract calls it. A clear written reason with proof, such as an enrolment letter or work contract, protects you. Without that proof, a judge can more easily rule against the label.

What happens if my seasonal let is treated as an ordinary lease?

If a court requalifies it, the ordinary residential rules apply, including the minimum term, rent-increase limits and the tenant's extension rights. The minimum term rules are set out in the long-term landlord article.