TL;DR
- Licences are mandatory for all short-term rentals under one month.
- New tourist places (plazas) are strictly capped, and no new plazas are allowed in apartments (multi-unit buildings).
- Buying a property with an existing licence is the fastest way to legally enter the rental market.
- Zoning rules vary by area (for example, Palma) and determine where you can operate.
- Costs are high, including plaza purchases (up to €3,500 per guest place), application fees, and yearly taxes.
- You must meet strict health, safety, and environmental standards to avoid fines of up to €500,000.
- There are three licence types: ETV (single-family homes), ETVPL (apartments), and ETV60 (principal residences for up to 2 months per year).
- Apartments face stricter community and zoning rules and often generate lower rental income than villas.
- Fines are very high for illegal rentals, but you can reduce penalties by converting properties to social or price-limited housing.
- Working with a lawyer and real estate experts is strongly advised to stay compliant and protect your investment.
- Airbnb is legal, but only if your property has a valid tourist licence, is in an approved zone, and your listing clearly displays your official licence number.
The Most Recent Updates and Future Changes to Rental Laws (2025)
Mallorca’s holiday rental laws have changed significantly in recent years to control tourism and protect local communities.
The moratorium on new tourist licences, in place since 2022, has now been lifted. However, no new guest places (plazas) will be created. Instead, owners can only exchange or buy existing plazas from the official pool, keeping the total number fixed.
New rules also increase fines for illegal rentals (up to €500,000) and require stricter enforcement. Platforms like Airbnb must display valid registration numbers, and both owners and platforms share responsibility for compliance.
Overall, these changes show the government’s strong focus on controlling rental growth and prioritizing sustainability.
For investors and owners, it is essential to stay updated on these rules, verify zoning and licence status before buying, and work with trusted local experts to protect your investment and operate legally.
10 Things to Know About the Tourist Rental Licence in Mallorca
Obtaining a tourist rental licence in Mallorca can open the door to lucrative property investment opportunities in the growing vacation rental market. However, you must understand the licensing, zoning, and associated costs before entering this market.
This article highlights 10 key points about obtaining a tourist rental licence (also known as an ETV licence) in Mallorca.
Take a tour of the Mallorquin villa for rent located in Cala Major ⇒
1. What Is a Tourist Rental Licence in Mallorca?
A tourist rental licence in Mallorca allows you to legally rent out your entire property to tourists for short stays (less than one month). This licence ensures your property meets strict local standards on health, safety, and comfort before guests can stay.
Renting without the correct licence is illegal and can lead to significant fines. The licence protects guests, owners, and the local community by preventing overcrowding and preserving the island’s charm.
For investors and homeowners, having a valid tourist rental licence also makes your property stand out in Mallorca’s busy rental market and can increase your rental income.
Notice: If you rent out your property for short stays and cannot prove it isn’t for tourists (for example, if you don’t have a long-term lease or official documentation), the Balearic government will automatically consider it a tourist rental. This means you must have a valid tourist licence, or you could face heavy fines.
2. Types of Licences Available: ETV, ETVPL, and ETV60
Mallorca has three main types of tourist rental licences, each designed for specific types of properties and use cases:
| License Type | Housing Type | Rental Limit | Validity | Notes |
|---|---|---|---|---|
| ETV | Single-family homes (villas, chalets) | All year | Permanent | Most flexible; highest cost (€3,500 per guest space) |
| ETVPL | Apartments or townhouses in shared buildings | All year | 5 years (renewable) | Requires approval from building community; €875 per guest space |
| ETV60 | Owner’s main residence (flat or house) | Max. 60 days/year (not July or August) | 5 years (renewable) | Only for principal residence; €290 per guest space |
Each licence type comes with its own legal and operational requirements. For example, to qualify for any of these licences, the property must generally meet these conditions:
- Be at least five years old as a private residence.
- Not be under official protection or capped price (precio tasado).
- Not located on protected rustic land.
- Not have received serious or very serious sanctions.
- Not rented by individual rooms (only whole property).
- Community of owners must approve (for ETVPL).
Choosing the right type of licence is crucial to avoid legal issues and to make sure your rental operates smoothly and legally.
3. Zoning Regulations: Where You Can and Cannot Rent
Local zoning laws in Mallorca strictly control where holiday rentals are allowed. Each municipality has its own urban planning scheme, known as “Zonificación,” which determines if an area is suitable for tourist rentals.
These zones are defined based on environmental factors, population density, and sustainability goals. For example, some areas in central Palma or in highly residential neighborhoods might be completely restricted to protect local residents and avoid overcrowding.
Key zoning points to consider:
- Properties must be in a zone officially declared suitable for tourist use.
- A municipal certificate is required to confirm that your property is in an approved area and has not exceeded the local quota of tourist places (plazas turísticas).
- Properties on protected rustic land or in areas with high environmental value are generally prohibited from obtaining a tourist licence.
Before buying or converting a property for tourist use, it’s essential to check its zoning status directly with the local town hall or via official online maps. Not knowing this can lead to unexpected legal problems and even invalidate your rental plans.
4. Legal Requirements for Property Owners
Property owners who want to rent out their homes to tourists in Mallorca must meet strict legal requirements set by the Balearic government. These rules help maintain safety standards, protect local communities, and ensure fair competition.
Key requirements include:
- Cédula de habitabilidad (Certificate of occupancy): Confirms the property is suitable for living and sets the maximum number of occupants.
- Property age: Must be at least 5 years old as a private residence before applying.
- Sanction status: The property must not have any serious or very serious urban infractions.
- Maximum ownership limit: An owner can operate a maximum of three tourist rental properties.
- Energy certificate: Required for all properties, with minimum efficiency standards depending on the year of construction.
- Consumption control systems: Must have individual water and energy meters.
- Minimum equipment: Must meet standards set by local regulations (e.g., adequate bathrooms, safety features).
- Insurance: Civil liability insurance is mandatory, with a minimum coverage of €300,000.
- Identification plaque: A visible plaque must display the tourist licence number at the property.
- 24-hour contact line: Must be available for guests and the community.
- Advertising rules: Licence number must appear in all marketing materials and online listings.
- Guest registration: All guests must be registered with local authorities (usually the police).
- Tax obligations: Income from rentals must be declared to Spanish tax authorities.
Meeting these requirements is crucial. Failing to comply can lead to large fines, forced rental suspension, and long-term legal consequences.
5. Application Process and Necessary Documentation
Applying for a tourist rental licence in Mallorca involves completing a formal declaration called the Declaración Responsable de Inicio de Actividad Turística (DRIAT). This document states that your property meets all legal requirements and that you have all the necessary documents to prove it.
Once submitted, the DRIAT allows you to start renting immediately, but you must fully comply from day one. The authorities can inspect your property at any time.
How to submit the DRIAT:
- Online (telematic): Mandatory for companies (legal entities). Optional for individuals who have a digital certificate.
- In person: Available only for individual owners (not companies), by visiting official offices or sending documents by post.
Required documentation:
| Document | Purpose |
|---|---|
| Proof of identity (DNI, NIE, passport) | Confirms the applicant’s identity. |
| Proof of ownership | Shows you legally own the property. |
| Certificate of occupancy (cédula) | Confirms the property is habitable. |
| Municipal zoning certificate | Confirms the property is in an approved tourist area. |
| Certificate of acquisition of tourist places (plazas) | Confirms the number of guest places you can rent. |
| Community approval (for apartments) | Needed if the property is in a shared building. |
| Certificate of residence (for ETV60) | Shows the owner lives in the home. |
| Modernisation and quality plan | Required self-assessment document. |
| Proof of fee payment | Confirms you paid the application fees. |
Fees
The application fee for tourist rental licences is €36.67 per guest place (plaza), with a minimum fee of €330.06 per property. These fees are updated regularly and must be paid before you can start operating.
6. Costs and Taxes Involved in Getting a Licence
Getting a tourist rental licence in Mallorca involves both one-time and ongoing costs. These costs depend on your property type, number of guest places (plazas), and other factors.
Main costs
| Expense Type | Approximate Cost (€) | Frequency |
|---|---|---|
| Application fee per guest place (plaza) | €36.67 per plaza (minimum €330.06 per property) | One-time |
| Annual licence tax | Around €100–200 | Yearly |
| Environmental or sustainability charges | €50–100 | One-time or yearly |
| Renewal fee (for licences with 5-year terms) | Varies depending on the type | Every 5 years |
Example costs
- Viviendas unifamiliares (single-family homes): Around €3,500 total.
- Viviendas plurifamiliares (apartments): Around €875 total.
- Principal residences (ETV60): Around €292 total for two months per year.
These fees cover administrative checks and the right to operate your property as a short-term rental. In addition to these, you’ll also have:
- Maintenance and repairs
- Insurance premiums (minimum €300,000 coverage required)
- Property management services (if needed)
- Local taxes and declared rental income taxes
Knowing these costs upfront helps you plan your investment better and avoid unexpected expenses later. Always check with local authorities or a real estate lawyer to confirm current fees and tax obligations.
7. Restrictions on Apartments vs. Villas
Different rules apply to holiday rentals in Mallorca depending on your property type.
Villas (single-family homes)
- Generally have fewer restrictions.
- Can operate year-round with an ETV licence.
- Do not share plots or common areas with other properties.
- No community approval is needed since they are not under horizontal ownership.
Apartments or townhouses (multi-unit buildings)
- Subject to stricter zoning and community regulations.
- You need approval from the community of owners (Comunidad de Propietarios) before applying for an ETVPL license.
- Licenses are valid for five years and must be renewed.
- New: No new tourist spaces can be created for apartments. Only previously approved plazas can be exchanged or reactivated.
Due to these additional restrictions, apartments often face more challenges and may generate lower rental income. Villas, on the other hand, tend to be more flexible and are usually more appealing to vacationers, which can increase your rental income.
Understanding these differences is crucial to avoid legal issues and ensure your investment aligns with local regulations.
8. Fines and Penalties for Unlicensed Rentals
Running a holiday rental without the proper licence in Mallorca can lead to serious consequences. The Balearic government actively monitors compliance, and penalties have become much stricter in recent years.
Key penalties
- Fines up to €500,000 for renting or advertising a property without a valid tourist licence.
- Stricter enforcement: Platforms like Airbnb and others must verify and display the official registration number for each listing.
- Shared liability: Both the property owner and the listing platform can be fined if rules are broken.
- Law enforcement collaboration: The National Police and Guardia Civil will support efforts to detect and stop illegal rentals.
- Reduced fines possible: Owners can reduce their fine by up to 80% if they convert the property into social or price-limited housing, with rent controlled and managed through the administration.
The government’s goal is to protect the local housing market, maintain community balance, and ensure high-quality tourism standards.
For property owners, these risks highlight the importance of fully understanding and following the legal process before starting any rental activity.
9. Recent Law Changes Affecting Holiday Rentals
The Balearic government has made several important changes to rental laws that directly impact private property owners.
Key changes:
- Moratorium lifted (2024): The freeze on tourist rental licence activity, which began in early 2022, has now been officially lifted. Property owners can now exchange existing tourist places (plazas), but no new plazas can be created. The total number of tourist rental plazas is capped at 160,133 across the islands.
- Legal clarity for previously uncertain licences: Around 90,000 tourist rental places that were in legal limbo are now officially recognized and counted in the legal total.
- Reallocation of unused plazas: Plazas that have not been used for tourist activity in the last three years will be cancelled and made available to other property owners through an exchange system.
- Sustainability and zoning focus remains strict: All properties must comply with zoning laws and sustainability rules, including energy efficiency, modernization standards, and minimum property age.
These changes show that while the market is open again, it is strictly controlled and growth is capped. Owners should ensure all licences are up to date and activity is well documented.
10. Key Tips for Successful Holiday Rental Management
Operating a legal and profitable holiday rental in Mallorca involves more than just having the right licence. Good management is crucial for attracting guests, protecting your investment, and avoiding legal trouble.
Practical tips
- Keep communication open: Respond quickly to guest questions and provide clear instructions for arrival, house rules, and local information.
- Prioritize cleanliness and maintenance: Use professional cleaning services and schedule regular maintenance to keep the property in top condition.
- Follow local laws closely: Always display your tourist licence number in the property and in all marketing materials. Register all guests with local authorities as required.
- Adjust pricing dynamically: Use seasonal pricing strategies to maximize rental income during peak tourist periods, such as summer months.
- Invest in quality: High-quality amenities, comfortable furnishings, and good design help improve guest satisfaction and encourage repeat bookings.
- Work with local professionals: Partnering with experienced property managers and legal advisors ensures you stay compliant with evolving regulations and avoid costly mistakes.
Proper management not only increases your rental revenue but also helps build a strong reputation, attracting better guests and keeping your business sustainable in Mallorca’s competitive market.
Buying a Property with an Existing Tourist (ETV) Licence
Buying a property in Mallorca that already has a valid tourist rental (ETV) licence can make it much easier and faster to start earning rental income in the Balearic Islands. Properties with an existing licence are highly sought after because they allow you to bypass the lengthy application process, avoid zoning restrictions, and secure a legal way to operate immediately.
These properties often sell at a premium, but the added value comes from being ready to rent legally from day one.
However, it’s crucial to verify that the licence is current and properly registered. Check that:
- The property complies with all legal and technical requirements (such as occupancy limits, energy certification, and modernization standards).
- The licence matches the actual capacity (plazas) and usage.
- There are no outstanding fines or sanctions attached to the property.
Working with a real estate lawyer who specializes in tourist rentals is highly recommended. They can help you confirm the legal status, review all certificates, and ensure your investment aligns with current Balearic regulations.
Airbnb Legality and Best Practices in Mallorca
Using platforms like Airbnb to rent your property in Mallorca is legal, but only if your property has a valid tourist rental licence (ETV). This licence is not optional; it is required by law for all short-term rentals (under one month).
Can I Airbnb my property in Mallorca?
Yes, you can list your property on Airbnb or similar platforms only if:
- You have a valid, registered tourist rental licence (ETV, ETVPL, or ETV60).
- Your property is in a zoning area that allows tourist rentals.
- You include your official licence number in your listing — this is now strictly enforced by law. Platforms are legally required to verify this number and can remove listings that do not comply.
Operating without a licence can result in heavy fines of up to €500,000, and both the owner and the platform can be held responsible.
Best practices
- Check all local requirements: Always confirm that your property meets all health, safety, and technical standards.
- Register all guests: You must report guest details to local authorities (police).
- Display your licence: Clearly show your tourist licence number inside the property and in your online listings.
- Communicate clearly with guests: Set clear house rules, explain local regulations, and be transparent about your compliance.
Following these steps protects you legally, builds trust with guests, and helps you run a successful and sustainable rental business.
Conclusion
Getting a tourist rental licence in Mallorca is possible, but it comes with strict rules and detailed requirements. The market is tightly controlled, and no new tourist places (plazas) are being created, especially in apartment buildings.
Laws change often, and enforcement is now stronger than ever, with fines reaching up to €500,000. To succeed, you need to keep up with zoning regulations, understand licence types (ETV, ETVPL, ETV60), and ensure your property meets all health, safety, and environmental standards.
If you want to invest confidently, always consult local authorities and work with an experienced real estate lawyer before buying or starting any rental activity.
By staying informed and following the rules, you protect your investment, avoid penalties, and contribute to Mallorca’s vision for sustainable and high-quality tourism.
Need help with the ETV Licence in Mallorca?
At Reiderstad Invest, we guide you through every step of the process, from buying and licensing your property to interior design and project management. We also offer full property management services. We don’t just help you close the deal; we handle everything that comes after so you can focus on enjoying your investment.
Our sophisticated and elegant approach is especially popular with Scandinavian clients. We also offer an exclusive selection of properties for sale in Mallorca.
Ready to get started? Let us help you make your Mallorca property investment smooth and successful.
Frequently Asked Questions
Can I rent out my property year-round with a tourist licence?
Yes, if you have a valid tourist rental licence (ETV or ETVPL), you can rent out your property all year. However, principal residence licences (ETV60) only allow up to two months per year. Always follow local zoning rules and capacity limits.
How long does it take to obtain a tourist rental licence in Mallorca?
It can take several months. The process depends on how complete your documents are and how quickly the local authorities process your application. Buying a property with an existing licence is the fastest way to start renting immediately.
Are there limits on the number of guests or properties I can rent?
Yes. The number of guests is set by your property’s occupancy certificate (cédula de habitabilidad). Additionally, one owner can hold a maximum of three properties for tourist rentals.
Is Airbnb legal for tourist rentals in Mallorca?
Yes, but only if the property has a valid tourist licence and is in a permitted zone. You must include your official licence number in the listing, or your ad can be removed and you may face fines.
Can I buy new tourist places (plazas) now?
Currently, no new plazas are created. You can only buy or exchange existing ones through the official pool. This keeps the total number of tourist rental places fixed.
Do I have to live in Mallorca to get a licence?
No, but if you plan to use the principal residence option (ETV60), you must be officially registered (empadronado) at that address.
What happens if I rent without a licence?
You risk fines of up to €500,000. Your property can also be removed from rental platforms, and legal action may follow.
Can I convert a residential property into a tourist rental?
Only if it is in an approved tourist zone, meets all technical and legal requirements, and you secure a valid tourist licence. Always check zoning rules first.
Are there limits on the number of guests or properties I can rent?
Yes, there are rules about the number of guests and how many places you can rent in Mallorca. The local rules mostly decide the maximum number of people allowed in a place, based on the size of the place and the zoning of the area. You should always check these rules to be sure you are doing the right thing and to avoid any fines or trouble.
