The recent Ruling No. 620/2026, of 19 May, from Spain’s Supreme Court has brought about a significant change in the regulation of short-term rentals in Spain. The High Court has declared the partial nullity of Royal Decree 1312/2024, of 23 December, on the grounds that the State lacks the authority to impose a nationwide Single Register for Short-Term Rentals.
The ruling does not remove oversight of this type of rental, but it does redefine the division of powers between the State and Spain’s autonomous regions. Below, we analyse what has happened, which aspects remain in force and how this decision affects landlords, digital platforms and sector operators.

What was the Single Register for Rentals?

Royal Decree 1312/2024 was approved with the aim of aligning Spanish law with Regulation (EU) 2024/1028, on the collection and exchange of data on short-term accommodation rental services offered through digital platforms.
To this end, the rule created two separate instruments:

• A Single Register for Short-Term Rentals, through which each property had to obtain a registration number in order to be advertised on digital platforms.
• The Digital Single Window for Rentals, designed to centralise the exchange of information between digital platforms and public authorities.

Since 1 July 2025, having the corresponding registration number was an essential requirement for publishing listings on platforms such as Airbnb, Booking, Vrbo and similar sites.

Why has the Supreme Court struck down the Single Register?

The appeal was brought by the Generalitat Valenciana, which considered that the State had encroached on powers assigned to Spain’s autonomous regions in the areas of housing and tourism.
After analysing the constitutional division of powers, the Supreme Court concludes that the State lacks the constitutional authority to impose a nationwide register that overlaps with existing regional registers.
The ruling examines the various grounds invoked by the Government, such as the regulation of public registers, equality among Spanish citizens, economic planning and State statistics, and concludes that none of them justifies such an exhaustive regulation of an administrative register of this kind.
The Court also notes that the EU Regulation does not require Member States to set up a single national register, but only to guarantee a system that identifies accommodation and facilitates the exchange of information between authorities and digital platforms. In fact, the Regulation itself allows national, regional or local registers to coexist, provided that the same property does not have to be registered in more than one at the same time.

Which part of the Royal Decree remains in force?

The ruling only declares null the provisions relating to the Single Register for Rentals.
Other measures set out in the Royal Decree, however, remain fully in force, including:

• The Digital Single Window for Rentals.
• The obligations for digital platforms to report and exchange information.
• The transmission of data for statistical purposes to the relevant authorities.

As a result, the State retains its coordination and information-exchange functions, but cannot impose a single nationwide registration procedure.

What does this ruling mean for landlords?

The main practical consequence is that the obligation to obtain the State registration number set out in Royal Decree 1312/2024 disappears, since the procedure that governed it has been declared void.
However, this does not mean that the legal obligations applicable to short-term rentals disappear.
Landlords must continue to comply with the regulations in force in the autonomous region where the property is located, which may require, among other obligations:

• Registration in the corresponding regional register.
• Obtaining a tourist licence or authorisation where required.
• Submitting responsible declarations.
• Compliance with applicable planning, tourism and local regulations.

The ruling therefore does not remove administrative controls; rather, it hands the leading role in regulating this type of accommodation back to the autonomous regions.

What happens with digital platforms?

Short-term rental platforms remain subject to the obligations set out both in Regulation (EU) 2024/1028 and in the Spanish legislation that remains in force.
Among other obligations, they must continue to cooperate with the authorities by transmitting information on advertised properties and completed bookings, using the Digital Single Window to do so.

Can landlords file claims?

The nullity of the registration procedure may lead some affected landlords or businesses to consider bringing claims for State liability where they can prove they suffered damages directly arising from the application of the now-annulled provisions.
However, any potential right to compensation must be assessed on a case-by-case basis, since the ruling does not automatically recognise any right to compensation.

What can we expect from now on?

The ruling does not create a regulatory vacuum, nor does it remove oversight of short-term rentals.
Everything points to the Government pushing forward a new State regulation that respects the constitutional division of powers and allows the various regional registers to be coordinated without replacing them, in line with the position already defended by the Council of State during the processing of the Royal Decree.
In the meantime, the autonomous regions will remain the competent authorities for regulating the access and operating requirements for properties intended for tourist or seasonal rental.

Conclusion

The Supreme Court’s ruling represents a significant change in the regulation of short-term rentals, confirming that the State cannot impose a nationwide Single Register in a matter where competence largely lies with Spain’s autonomous regions.

However, this decision does not remove landlords’ obligations. Regional and local regulations remain fully in force and will continue to determine the requirements that properties intended for tourist or seasonal rental must meet. In a regulatory environment that is constantly evolving, having specialised advice is essential to avoid non-compliance, minimise risks and act with full legal certainty.

As property managers, at Bgestió we offer much more than a community and property management service. We are part of a multidisciplinary group that, through Blegal, provides specialised advice in legal, tax, employment and administrative matters. Our team of lawyers and specialists in real estate, administrative and tax law supports landlords, businesses, developers and investors, analysing each case individually to ensure compliance with current regulations and anticipate regulatory changes.

Because good management goes far beyond administering a property: it means protecting your assets, giving you peace of mind and supporting you in decision-making with the backing of specialised professionals.

Photo by Kristijan Arsov on Unsplash

Frequently asked questions about the annulment of the Single Register for short-term rentals