Entry into force

Llei 11/2026, of 9 July, on fiscal, financial, administrative and public sector measures, came into force on 14 July 2026. Passed by the Catalan Parliament under the powers held by the Generalitat de Catalunya in housing matters, the law introduces significant changes in the residential sphere, mainly amending:

• Llei 18/2007, on the right to housing (del dret a l’habitatge).
• Llei 24/2015, on urgent measures to address the housing emergency and energy poverty.
• The Decret llei 1/2015, on extraordinary and urgent measures for the release of housing arising from mortgage foreclosures.
• The regulations on the deposit register for rental bonds.

The reform’s main objectives are to strengthen control over the residential market, improve the Administration’s information mechanisms, extend the obligations of certain property owners and reinforce the protection of the right to housing.

Below we summarise the main new developments, with particular focus on their practical effects.

New unified definition of large-scale landlord (gran tenedor)

One of the main changes introduced by Llei 11/2026 is the amendment and unification of the concept of large-scale landlord, which affects housing matters, rent containment, social rental lettings and rights of first refusal and withdrawal.

Who qualifies as a large-scale landlord?

The following will be considered large-scale landlords:

• Financial institutions, their property subsidiaries, investment funds and asset management entities, including those arising from banking restructuring processes.
• Venture capital funds and asset securitisation funds.
• Individuals or legal entities that hold, directly or through a corporate group:
  • More than 10 urban properties for residential use located in Spain, or
  • 5 or more urban properties for residential use located in Catalonia.

For these purposes, ownership is not the only factor taken into account: holding rights of:

• Use.
• Enjoyment.
• Exploitation.

also counts.

Exceptions

The following will not be considered large-scale landlords, among other legal entities:

• Social developers.
• Entities with more than 15% of their property portfolio classified as protected housing for rent.
• Non-profit entities dedicated to addressing situations of residential vulnerability.

Counting properties to determine large-scale landlord status

To determine whether an individual or legal entity meets the established thresholds, the following rules must be taken into account:

• Individual shares held under joint ownership will only count when, added together, they are equivalent to full ownership of residential properties.
  For example, several shares which together represent the equivalent of 100% of five dwellings will count as five properties.
• Where a dwelling belongs to several owners, it is enough for one of them to qualify as a large-scale landlord for that dwelling to fall under the corresponding regime.
• Where a single registered property (finca registral) includes several independently used residential units, each will be counted separately even if no horizontal division has been registered, provided this can be evidenced through a land registry certificate or other public documentation.

Timing of the new definition

The new definition of large-scale landlord does not apply to tenancy agreements entered into before 31 July 2026.

Therefore, the new obligations linked to this status will affect agreements formalised after that date.

We recommend reviewing property portfolios to identify which owners acquire large-scale landlord status under new agreements formalised from 1 August 2026 onwards.

Practical consequences of large-scale landlord status

Large-scale landlord status may involve:

• Application of the specific rent containment regime where applicable.
• An obligation to disclose this status in advertising and in tenancy agreements for dwellings located in designated stressed residential market areas.
• An obligation to make a social rental offer, in legally established cases, prior to certain eviction claims or mortgage foreclosures, in accordance with Llei 24/2015.
• An obligation to register in the Register of Large-Scale Housing Landlords once it is fully operational.

Until the Register is operational, this information must be reported provisionally to the Catalan Housing Agency (Agència de l’Habitatge de Catalunya) using the form made available for this purpose.

In addition, in certain cases, the transfer of dwellings located in designated stressed residential market areas by legal entities considered large-scale landlords may be subject to the rights of first refusal and withdrawal of the Generalitat de Catalunya.

Difference from the tax definition of large-scale landlord

The new definition of large-scale landlord set out in housing legislation applies exclusively for the purposes of:

• Rent containment.

• Housing-related obligations.

• Social rental lettings.

• Rights of first refusal and withdrawal.

For tax purposes, the definition set out in Catalan tax legislation will continue to apply.

For these purposes, a large-scale landlord is anyone who:

• Owns more than 10 urban properties for residential use or a built residential surface area of more than 1,500 m² located in Catalonia; or
• Holds 5 or more urban properties for residential use located in municipalities declared stressed residential market areas.

This status may have tax consequences for certain property transactions.

New regulation of room lettings

Llei 11/2026 expressly regulates the letting of rooms with the aim of preventing the fragmentation of dwellings from being used to circumvent rent containment rules.

The regulation covers:

• Room tenancies.

• Assignments of use.

• Sub-lettings.

• Any other legal arrangement having an equivalent effect.

Provided that, in exchange for payment, they grant exclusive use of a room together with the right to use common areas.

Main obligations:

• Mandatory deposit of the rental bond, on the same terms as for the letting of a whole dwelling.
• Registration of the contract details and notification of its purpose in the Rental Bond Register.

Extension of the concept of rent for containment purposes

A broader concept of rent is introduced.

For these purposes, rent is considered to be any amount, direct or indirect, payable by the tenant, including:

• Principal rent.
• General expenses.
• Individualised services.
• Fees.
• Passed-on charges.

In addition:

• The use of legal transactions, contractual structures or clauses designed to avoid the application of the rent containment regime is prohibited.

• Property management costs and costs arising from formalising the contract may not be passed on to the tenant when they are legally the landlord’s responsibility.

Certificate of habitability, advertising and tenancy agreements

The reform amends certain obligations relating to the certificate of habitability.

Main new developments:

• It is no longer mandatory to state the certificate of habitability reference number in the tenancy offer or advertisement.

• The prohibition on marketing or advertising dwellings for residential use without holding the corresponding certificate of habitability remains in place.

Lack of a certificate:

• At the time of advertising.
• At the time of formalising a tenancy, sub-tenancy or any other legal arrangement allowing residential use.

may constitute a minor administrative offence, with penalties provided for ranging from €3,000 to €9,000.

Voluntary rent regularisation mechanism

Where an administrative inspection procedure detects that the price paid exceeds the maximum legal amount permitted by up to 5%, the Administration may require voluntary regularisation.

The requirement may consist of:

• Adapting the contract to the maximum legal price.

• Returning amounts wrongly charged to the tenant.

If the landlord proves full compliance with the requirement within the period granted and there is no repeat offence:

• No penalty proceedings will be opened in respect of this matter.

However, notification of the requirement interrupts the limitation period for the possible offence.

Amendments to Llei 24/2015: protection against situations of residential vulnerability

The reform maintains and reinforces the protection mechanisms against situations of residential emergency.

The amendments mainly affect:

• People in situations of vulnerability.
• Procedures for loss of habitual residence.
• Obligations of certain property owners, particularly large-scale landlords.

The main objective remains to prevent situations of residential exclusion and reinforce protection mechanisms before the loss of a habitual residence.

Amendments to Decret llei 1/2015: rights of first refusal and withdrawal

The reform maintains and reinforces the mechanisms for public intervention in certain property transfers.

The Generalitat may exercise rights of first refusal and withdrawal for the purpose of:

• Increasing the public housing stock.
• Preventing the loss of dwellings used for residential purposes.
• Facilitating access to affordable housing.

Llei 11/2026 strengthens the Generalitat’s role in regulating the residential market, increasing the information, control and cooperation obligations of certain property owners and property operators.

Its main impact affects:

• Property-owning companies.

• Property groups.

• Large-scale landlords.

• Companies managing rental housing.

These entities should review their property portfolios, tenancy agreements and administrative obligations in order to adapt to the new regulatory framework.

At Blegal we offer our clients a comprehensive property management and advisory service aimed at property owners, landlords and companies with residential assets, helping them analyse their situation, review their obligations and adapt their management procedures to the new regulations.

We have a multidisciplinary team with experience in real estate, legal, tax and employment matters, which allows us to offer a global, tailored view of the regulatory changes that may affect each specific situation.

We are on hand to answer any questions on the practical application of this legislation.

Photo by Jorge Salvador on Unsplash

Frequently asked questions about the housing changes in Catalonia (Law 11/2026)