Tenerife's new Vacation Rental law explained: What every property owner needs to know

"Everything is forbidden now." "Vacation rentals are over." Neither is true — but things have changed. Here's what actually happened, and what it means for you.

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Law 6/2025 is in force. It's not a ban on vacation rentals — it's a framework that makes location, property type, and compliance more important than ever.

First, a distinction that changes everything

Before anything else, there's one thing you need to understand clearly — because most of the confusion out there comes from missing this single point:

Residential properties

Homes built for long-term living. Need a VV (Vivienda Vacacional) licence to rent to tourists. This is what Law 6/2025 primarily governs.

Turística properties

Officially designated for tourist use from the start. Different legal framework. Not subject to the same VV rules.

If your property is Turística, much of this article doesn't apply to you in the same way. If it's residential — read on carefully.

Why did this law come into force?

Vacation rentals in residential areas across the Canary Islands grew rapidly over recent years. In some areas, faster than housing supply, local infrastructure, and regulation could keep up. Law 6/2025 (in force since December 2025) exists to restore that balance — not to eliminate tourism, but to organise it.

The goal: The intention is to protect residential housing availability, give municipalities real control over their territory, and encourage quality, sustainable tourism over uncontrolled growth.

The big shift: zoning now decides everything

This is the core change that catches most owners off guard. A VV registration alone is no longer enough. Tourist rental of a residential property is now a specific use — and it must be explicitly permitted by the local urban planning in your area.

In practical terms: your municipality decides whether residential properties in your zone may obtain a VV licence at all. If the local plan doesn't allow it, there is no workaround.

The 90/10 rule

Within residential areas across Tenerife, the law sets a clear ceiling:

90%

Must stay residential

10%

Maximum VV use

5 yrs

VV license duration

Municipalities monitor and enforce this balance. Once the 10% ceiling is reached in a zone, no new VV licences may be granted there — regardless of how compliant your property might otherwise be.

Absolute exclusions — no exceptions

Certain residential properties simply cannot obtain a VV licence under any circumstances. These are firm, regardless of municipal discretion:

• Located in protected natural areas (unless explicitly authorised)

• On rustic or agricultural land

• In flood-risk zones or public coastal areas

• Classified as social or protected housing (VPO), currently or within the past ten years

• Considered unfit for habitation

• Mixing permanent residential use with tourist use

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The 10-year age rule for residential properties

To prevent speculative new builds aimed purely at tourism, the law introduces a minimum age requirement. A residential property must generally be at least 10 years old — based on official construction and occupancy records — to qualify for a VV licence.

Exceptions are rare and only possible through specific urban planning instruments, and never in areas classified as having a tensioned housing market.

VV licences are now time-limited

One of the most operationally significant changes: VV licences for residential properties are no longer permanent. They are granted for five-year periods and must be actively renewed.

Renewal requirements: Updated property documentation · A municipal planning certificate · Confirmation the area isn't a tensioned housing zone · Submission within the final month before expiry. Miss this window and the licence is definitively cancelled — not suspended, cancelled.

Can your residential property still get a VV licence?

Yes, if...

• Local zoning explicitly permits VV use

• Property is at least 10 years old

• Not in an excluded category

• Area hasn't hit the 10% VV ceiling

• Registration and renewal are maintained

No, if...

• Local zoning does not permit it

• Property is less than 10 years old

• It falls into an excluded category

• The area's VV quota is full

• Licence has expired without renewal

Advertising rules: your registration number must appear everywhere

Every licensed VV property receives an official registration number. This number is now mandatory on Airbnb, Booking.com, and any other platform or website where the property is advertised. No number, no legal advertising — it's that simple.

Quick answers to common questions

Does the new VV law apply to Turística properties?

No. Turística properties fall under a different legal framework and are not subject to the VV regulations that govern residential apartments.

Can I still rent my residential apartment to tourists?

Yes — provided local urban planning explicitly allows it, the property is at least 10 years old, and all registration, renewal and advertising requirements are met.

Is short-term rental the same as vacation rental?

In everyday usage, yes. Legally, what matters is whether a residential property is being rented to tourists and whether it complies with VV regulations and local zoning.

What happens if my VV licence expires?

It is definitively cancelled. There is no grace period under the current framework. Renewal must be submitted within the final month before expiry.

Is applying for a VV licence straightforward?

No. It involves multiple administrative checks, zoning confirmations, and ongoing compliance obligations including timed renewals. Professional guidance is strongly advisable.

This law doesn't punish well-run vacation rentals. It filters out shortcuts, loopholes, and the kind of informal growth that created problems in residential communities. For owners who want to operate properly — with the right setup, the right advice, and the right management — that's not bad news. It's a cleaner market.

Not sure if your property qualifies?

Hermosa Rentals helps owners in Tenerife assess their situation, navigate the administrative process, and stay compliant under the new framework.

Experts in Vacation Rentals · info@hermosa-rentals.com · www.hermosa-rentals.com