Law 11/2025, of December 29, on measures regarding housing and urban planning, entered into force on January 1, 2026, following its publication in the Official Gazette of the Government of Catalonia (DOGC). This regulation introduces a specific regime for seasonal leases, room rentals, and the management of housing owned by large property holders, strengthening tenant protection and rent containment in stressed residential market areas.
Seasonal leases
A seasonal lease is considered any rental contract formalized to temporarily satisfy the tenant’s housing needs for professional or work-related reasons, studies, medical care or assistance, provisional situations awaiting the delivery of a home or return to a habitual residence, and/or other analogous uses intended to cover the need for housing.
The temporary nature must be expressly stated in the contract, and its purpose must be supported by documentary evidence. This documentation is deposited along with the security deposit in the corresponding registry (Incasòl).
Leases for exclusively recreational, tourist, or holiday purposes are excluded from this regulation; these must be expressly indicated in the contract and must verify the tenant’s place of permanent residence.
As of the law’s entry into force:
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Seasonal leases in stressed residential market areas are subject to the same rent limits as habitual housing leases.
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The rules of the Urban Leasing Law (LAU) apply regarding:
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Determination and updating of rent.
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Rent increases due to improvements.
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Assumption of general expenses and individual services.
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Security deposits and guarantees.
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There is a presumption of habituality: any lease contract is considered for habitual housing unless the owner proves its temporary nature.
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In the event of an extension or renewal with the same tenant, the contract is subject to the habitual housing regime unless there is documentary justification of its temporary nature.
The regulation seeks to prevent seasonal rentals from being used as a mechanism to evade habitual housing regulations, guaranteeing tenant rights and controlling price increases.
Room rentals
Room rental is understood as a contract by which the landlord grants the tenant the exclusive use of a room and the right to use other common areas of the dwelling in exchange for a price.
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Area standards per person and the maximum occupancy threshold set by sectoral regulations and the occupancy certificate (cèdula d’habitabilitat) must be respected.
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The sum of the rents of the rooms in the same dwelling within stressed residential market areas cannot exceed the maximum rent applicable to a unitary lease of the dwelling.
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The physical or contractual fragmentation of the dwelling does not alter its nature as a residential lease nor does it avoid the application of its rules.
Right of first refusal and withdrawal for large property holders
Law 11/2025 maintains the rights of first refusal and withdrawal established by Decree Law 2/2025 (February 27, 2025) for dwellings located in stressed residential market areas owned by large property holders that are legal entities.
Exceptions:
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Transfers of newly built or renovated dwellings within the year following the issuance of the occupancy certificate.
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First transfers between companies of the same group with a similar corporate purpose or real estate activity.
Dwellings acquired through these rights must be permanently classified as officially protected housing (viviendas de protección oficial) or an equivalent status. Until the regulations for the Registry of Large Property Holders are approved, legal entities must declare whether they are large property holders and provide a registry certification of the number of properties in their ownership.
Complementary measures and objectives of the Law
Law 11/2025 also establishes:
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An increase in the public protection land reserve in new urban plans.
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Creation of the Registry of Large Property Holders and the Housing Lease Contract Supervision Commission.
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Strengthening of inspections, declaring inspectors as public authorities and regulating their functions.
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The presumption that any lease contract is for habitual housing, unless its temporary nature is documentarily justified.
The objective declared by the Generalitat is to increase the stock of affordable housing and protect habitual housing, preventing housing from becoming a source of uncertainty or speculation.
Impact on Barcelona and other areas
Catalonia was a pioneer in applying rent caps, starting the regulation in March 2024 in some municipalities and later expanding it to 271 municipalities.
Official statistics indicate that in Barcelona, the average rent for new contracts has decreased from €1,193.51 to €1,087.23 in one year, although the price per m² has increased and the average size of rented homes has decreased, explaining the apparent drop in rents.
This Law represents a comprehensive intervention in the rental market in Catalonia, combining price control, regulation of seasonal and fragmented leases, and reinforcement of habitual housing protection.
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