Living in a building with short-term holiday lets

Key rules

• Building vote: Owners can limit or condition tourist flats with a vote of three fifths of owners holding three fifths of ownership shares.
• Noise record: Call 092 while the noise is happening to get an official record.
• Evidence: Keep dates, times, photos, video or audio of every disturbance before you complain.
• Order of steps: Start with the host and the building administrator before formal complaints or court action.

What holiday lets mean day to day

A holiday let in your building usually means more people coming and going, luggage in the stairwell, and noise at odd hours. Guests change every few days, so they do not know your neighbours or the house rules. Bins overfill, doors are left open, and strangers use the entrance.

Not every tourist flat causes trouble. Many are quiet. But when one does, you have clear steps to follow.

How to tell if a neighbouring flat is a holiday let

Look for these signs:

• Key lock boxes at the door or on the railings.
• Suitcases wheeled in and out, and different people every few days.
• Groups arriving or leaving at odd hours.
• A registration plate or number beside the door.
• Buzzer labels with only a number or a brand name.
• Overfilled bins.

You can also search the booking sites for listings around your building's address. Each listing should show a registration number.

First steps if a holiday let bothers you

Work through these in order. Most problems end in the first few steps.

1. Record it. Note the date and time of each disturbance. Keep photos, short videos or audio. A decibel app reading is only a rough guide, but it adds to the pile.
2. Ask the host. The host's or local manager's contact is on the listing. Ask calmly for the nuisance to stop.
3. Tell the building. Contact the administrador de fincas or the community president. They can send a formal letter and check whether the flat has a licence and is allowed by the building's statutes.
4. Complain to the booking platform. Send your evidence and the listing's registration number.
5. Call the police during the noise. To get an official record, call the Policía Local on 092 while the noise is happening.
6. Ask the city. Your city's tourism or licensing department can tell you whether the flat has a licence.

Formal complaints, fines from the town hall or court action come after these steps. Local police response varies by town.

What the building can do

The owners can limit or condition tourist flats by a vote of three fifths of owners holding three fifths of ownership shares. The building can also set extra fees for such flats, up to 20 percent above the normal share of expenses. A decision like this binds owners who already run a holiday let only from the day it is agreed.

Starting a new holiday let in a building also needs the owners' approval by the same majority. The building's statutes can ban holiday lets outright, and regional rules still apply. If you want a limit, ask your administrador de fincas to put the vote on the agenda of the next owners' meeting.

When a city cracks down

Several big cities are cutting back tourist flats. Barcelona plans to end all tourist licences by November 2028. Valencia and Madrid have tightened rules, and a national registry has led to many listings being removed. In affected buildings, this has meant fewer holiday lets, less noise and turnover, and some flats moving to longer rentals. Check current rules with your city council.

If you are thinking of buying

Before you buy, look for the signs above and ask the community president or administrador de fincas how many flats are let to tourists. Also ask whether the statutes or a recent vote limit them. The checklist and the "what if the noise is unbearable" section below give further help.

Checklist

• Write down the dates and times of each disturbance, and keep photos, short videos or audio.

• Ask the host or local manager, whose contact is on the listing, to stop the nuisance.

• Tell the administrador de fincas or the community president, and ask them to send a formal letter and check whether the flat is licensed and allowed by the statutes.

• Complain to the booking platform with your evidence and the listing's registration number.

• Call the Policía Local on 092 while the noise is happening, so an official report is made.

What if the noise is unbearable after you move in?

Start with the small steps below, in this order. Formal complaints come after them, and they work better when you have already done these.

Do this first

1. Document the noise. Write down dates, times and how long it lasts. Record short videos or audio clips. A decibel app on your phone can add to the log, but its readings are only a rough guide.
2. Ask for it to stop. If the flat is a tourist rental, contact the host or local manager. Their details should be on the listing or in the flat's registration. Stay calm and give specific examples from your log. For an ordinary neighbour, talk to them politely or leave a note.
3. Tell the community president or the building administrator. They can send a formal letter to the owner. They can also check whether the flat is licensed and allowed under the building's rules. Repeated nuisance can lead to court action, and this step starts that paper trail.
4. Complain to the booking platform. If the flat is a tourist rental, send the platform your evidence and the listing's registration number. Platforms can act against hosts who break house rules.
5. Call the Policía Local on 092 while the noise is happening. This is how you get an official record, which is strong evidence later.

If it keeps happening

Only now move to formal routes: a mediation service, a formal complaint to your town hall, a municipal sanction request or a civil claim. Your town hall's environmental department can measure the noise. Night-time limits and quiet hours are set locally, so check your town hall's rules for the exact hours.

Keep adding to your log after every step. Your notes, the police record and the replies from the host, administrator and platform are what you will hand over if you escalate.

Frequently asked questions

How can I tell if a neighbouring flat is a tourist let?

You can usually tell from key lock boxes at the door or railings, suitcases coming and going, and different people arriving at odd hours. Buzzer labels with just a number or brand name, overfilled bins and a regional registration plate by the door are other clues. Searching a booking platform for your street also shows listings, which should each display a registration number.

Can the building stop a new tourist flat from opening?

Yes, the owners can limit or condition tourist flats by a vote of three fifths of owners holding three fifths of ownership shares. The building's statutes can also ban them, and regional rules still apply. Ask your administrador de fincas which of these applies to your building.

What changes in a building when a city cracks down on tourist flats?

Buildings in cities with crackdowns, such as Barcelona, Valencia and Madrid, tend to see fewer tourist flats, less noise and less turnover. Some flats move to long-term or mid-term (temporada) rentals, and some owners sell. Rents have not clearly fallen so far.