Getting a tourist licence in Dénia is no longer simply a matter of registering a property and starting to advertise it. Regulations in the Valencian Community, homeowners association requirements and, since 2026, Dénia’s new municipal holiday rental regulations mean that several aspects need to be checked before starting the process.

In this guide, we explain step by step how to register a tourist-use property in Dénia and the Valencian Community in 2026, what documentation you need and what should be checked before investing money or marketing the property.

Updated October 2026: this article takes into account the current regional regulations, Dénia’s new municipal holiday rental rules and the latest changes concerning homeowners associations and rental registration.

What is commonly referred to as a tourist licence?

Although the term “tourist licence” is widely used, in the Valencian Community the procedure is actually based on a responsible declaration followed by registration of the property in the Tourism Register of the Valencian Community.

Once registered, the property receives its corresponding tourist registration number, usually identified by the letters VT.

It is therefore important to distinguish between:

The municipal planning compatibility report or certificate, obtained from the local council.
The responsible declaration submitted to the Generalitat Valenciana.
The registration in the Tourism Register and the VT number assigned to the property.

These procedures are related, but they are not the same thing.

Which properties are considered tourist-use dwellings?

Under Valencian regulations, a tourist-use dwelling is a whole property made available for payment, ready for immediate occupation and offered for tourism purposes.

Since Decree-Law 9/2024, there is another particularly important condition: a tourist stay for the same tenant may last a maximum of 10 consecutive days.

A property rented to the same occupant for 11 days or more is no longer considered a tourist-use dwelling for the purposes of this regional regulation.

This does not mean, however, that any stay longer than 10 days automatically becomes a temporary rental. The legal structure of the rental must reflect the genuine purpose of the stay.

For more detail, see our guide on how to legally rent a property for more than 10 days in Dénia.

Step 1. Check whether the property can legally be used for holiday rentals

This should always be the first step.

Before preparing the rest of the documentation, you should establish whether the property can legally be used as a holiday rental from a planning perspective.

To register a new tourist-use dwelling, the Generalitat requires a favourable municipal planning compatibility report for tourist use, or the corresponding equivalent document.

In Dénia, the property’s exact location matters

Since the final approval of Dénia’s new municipal regulations for tourist-use dwellings in August 2026, the previous general discussion about a moratorium in the town centre is no longer an accurate description of the current situation.

Dénia now has a specific framework that divides the municipality into different areas and sets different limits for new holiday rentals.

Within the town centre there are three main areas:

Area A: new holiday rentals are possible up to the established 25% limit.
Area B: the total number of existing VUTs is capped, although new opportunities may arise when an existing registration is cancelled.
Area C: a maximum of 1% of the housing stock may be used as holiday rentals.

Les Marines, Les Rotes and Montgó are subject to a different situation from these town-centre areas.

For this reason, two properties located relatively close to each other may have very different planning possibilities.

We explain the municipal regulations in detail in our guide to the new holiday rental regulations in Dénia.

Step 2. Apply for planning compatibility

If tourist use is permitted in the property’s location, the next step is to apply to Dénia Town Council for the relevant planning compatibility certificate for a tourist-use dwelling.

The documentation currently requested by Dénia Town Council includes, among other items:

Identification of the applicant.
The property’s cadastral reference and cadastral information.
A location plan of the property.
The corresponding municipal application form.
Proof of representation where another person is handling the application.
Proof of payment of the municipal fee.

As of October 2026, the municipal fee published by Dénia Town Council for this certificate is €60.

The property must also have the corresponding occupancy licence or other valid authorising document.

This municipal certificate should not be confused with the regional tourist registration. The certificate confirms that tourist use is compatible with local planning regulations, but the subsequent procedure before the Generalitat Valenciana is still required.

Step 3. Check the homeowners association

This step is now particularly important for apartments located in buildings or residential complexes governed by horizontal property rules.

Since 3 April 2025, an owner wishing to start a new tourist rental activity must first obtain the express approval of the homeowners association.

The decision requires the favourable vote of three-fifths of all property owners who also represent three-fifths of the ownership shares.

A different regime applies to certain properties that were already operating legally as tourist rentals before that date.

The responsible declaration submitted to the Generalitat also requires the applicant to confirm that they hold documentation showing that the community’s statutes, title deed or resolutions do not prevent the proposed use.

For this reason, if you are considering buying a property specifically for holiday rentals, this point should be checked beforehand. A property being compatible from a planning perspective does not automatically mean the homeowners association allows a new tourist rental activity.

Step 4. Prepare the property’s documents and requirements

Once planning compatibility has been confirmed and, where applicable, the homeowners association issue has been resolved, the responsible declaration to the Generalitat Valenciana can be prepared.

Not every document necessarily has to be attached to the form, but the holder declares under their own responsibility that the required documents are available and that all applicable requirements are met.

The main points to check include:

Evidence of the right to make the property available: ownership, contract, management authorisation or another valid legal title.
A unique and individual cadastral reference.
A favourable municipal planning compatibility report.
First or second occupancy licence, or equivalent authorising document where applicable.
Public liability insurance or an equivalent guarantee.
The property’s energy performance certificate.
Documentation relating to the homeowners association.
Any sector-specific licences, certificates or authorisations that may be required.
Compliance with applicable design, quality, accessibility and safety requirements.

The Generalitat also requires owners to specify the periods of the year during which the property will operate as tourist accommodation. The property may only be marketed for tourist use during the periods declared.

The cadastral reference is particularly important

Each property must have a unique and individual cadastral reference corresponding to its actual physical and legal configuration.

If one is not yet available, the regulations allow the Unique Registry Code to be used provisionally for a limited period, but the correct cadastral reference must subsequently be obtained.

This is particularly relevant because the Generalitat is reviewing and cleaning up the Tourism Register when irregularities or documentation issues are detected.

Step 5. Arrange public liability insurance

A tourist-use dwelling must have public liability insurance or another equivalent guarantee covering possible damage or liability arising from the activity.

Before taking out a policy, we recommend confirming specifically with the insurer that the cover applies to the property’s use as tourist accommodation.

A standard household insurance premium should not be used as a direct reference, as the required cover may be different.

Step 6. Submit the responsible declaration to the Generalitat Valenciana

Once the property meets the requirements, registration is completed through the Generalitat Valenciana’s online self-registration procedure for tourist-use dwellings.

The relevant procedure is currently GVA 19207.

The application is submitted electronically using a digital certificate or by an appropriately authorised representative.

For a new registration, the information required includes:

Identification of the activity holder.
Identification of the property owner if they are a different person.
Property details.
Cadastral reference.
Favourable planning compatibility report.
The Secure Verification Code of the municipal report.
Property capacity.
Operating periods.
The corresponding declarations confirming compliance with legal requirements.

The regional registration procedure itself is free of charge. This does not mean that the overall process has no costs, as municipal fees, insurance, certificates or professional services may still be required.

When do you receive the VT number?

Once the responsible declaration has been correctly submitted together with the essential information, the property is entered in the Tourism Register of the Valencian Community and the holder is notified of the corresponding registration number.

One common misconception should be avoided: simply submitting a form does not automatically make a property a legal tourist rental.

If essential documentation is missing, the planning report is unfavourable or the authorities later establish that the declared conditions are not being met, the registration may be refused, cancelled or removed.

The tourist registration number must appear in advertisements

Once the property is registered, its advertising and marketing as tourist accommodation must show the corresponding tourist registration number and any location information required by the regulations.

We therefore recommend not marketing a property as registered tourist accommodation until the procedure has been properly completed.

How long does a tourist registration currently last?

Registration of a tourist-use dwelling in the Tourism Register of the Valencian Community currently has a five-year validity period.

The responsible declaration authorises the activity during this period, provided all requirements continue to be met.

The Generalitat states that the first renewals resulting from the new system will begin in August 2029.

A tourist registration should therefore no longer be viewed as an indefinite authorisation obtained once and automatically retained forever.

What happens if a registered tourist property is sold?

The sale of a registered tourist-use dwelling also requires particular attention.

When the ownership of a registered property changes, the regulations in force at that time apply to both the property and the new owner.

The Generalitat currently requires a new responsible declaration and a new favourable municipal planning compatibility report or equivalent document.

Therefore, if you are considering buying a property that currently has a VT number, you should not assume that you will automatically be able to continue the activity under the same conditions.

This is particularly important in Dénia due to the new limits introduced by the municipal regulations.

Step 7. Register the activity with SES.Hospedajes

Obtaining the tourist registration number does not mark the end of the owner’s or manager’s obligations.

Those carrying out accommodation activities are subject to the obligations established by Royal Decree 933/2021 and must use the Spanish Ministry of the Interior’s SES.Hospedajes system for the corresponding communications.

Among other obligations, the required reservation and guest arrival data must be submitted within the established deadlines.

These requirements can also apply to private individuals carrying out accommodation activities, although some obligations differ depending on whether the activity is carried out professionally.

Do I also need a national NRA number?

This issue caused considerable confusion throughout 2025 and 2026.

Spain’s National Short-Term Rental Register introduced an additional number, commonly referred to as the NRA, for short-term rentals marketed through online platforms.

However, in May 2026 the Spanish Supreme Court annulled the state procedure requiring this number to be obtained through the Land Registry before accommodation could be offered on online platforms.

This did not abolish the Tourism Register of the Valencian Community or the VT number.

They are different systems.

For an explanation of what happened to the state requirement, see our article on the NRA and tourist licences after the Supreme Court ruling.

Can I rent out individual rooms under a tourist registration?

No.

Valencian regulations for tourist-use dwellings apply to the letting of the entire property and expressly prohibit room-by-room tourist rental under this category.

What if I want to rent the property for more than 10 days?

A property rented to the same tenant for 11 consecutive days or more falls outside the regional definition of a tourist-use dwelling.

However, simply changing the name of the contract is not enough.

If the stay is based on a genuine temporary need — such as work, studies, medical treatment, renovation of a main residence or a specific relocation — a temporary rental in Dénia may be appropriate, provided the arrangement is correctly structured and documented.

Common mistakes when applying for tourist registration in Dénia

In our experience, many problems arise because owners start the process in the wrong order.

Some common mistakes to avoid include:

Buying a property on the assumption that a tourist licence will be possible without first checking its location.
Failing to review the statutes and resolutions of the homeowners association.
Failing to obtain community approval where it is legally required.
Confusing the municipal planning certificate with the regional tourist registration number.
Assuming an existing tourist registration is automatically transferred when the property is sold.
Marketing the property before all procedures have been properly completed.
Failing to update contact details, ownership, capacity or operating periods.
Forgetting SES.Hospedajes obligations after registration.

Checklist for registering a new tourist-use dwelling in Dénia

☐ Check the property’s planning area.
☐ Confirm that tourist use is possible.
☐ Review the homeowners association statutes and resolutions.
☐ Obtain 3/5 community approval where required.
☐ Apply for the planning compatibility certificate.
☐ Check the cadastral reference and occupancy authorisation.
☐ Have a valid energy performance certificate.
☐ Arrange suitable public liability insurance.
☐ Verify design, safety and equipment requirements.
☐ Submit the responsible declaration to the Generalitat.
☐ Obtain and verify the registration and VT number.
☐ Include the registration number in advertising.
☐ Register the activity with SES.Hospedajes.
☐ Keep all details up to date and monitor future renewal requirements.

Are you considering renting out your property in Dénia?

Holiday rental regulations have changed significantly in recent years and each property should now be assessed individually before assuming that it can be legally operated as tourist accommodation.

At Edeal Homes, we work with real rental operations in Dénia every day and can help you assess your property’s location, potential and the rental model best suited to its characteristics.

If you already have a tourist property or are considering entering the market, find out more about our holiday rental management service in Dénia or request a holiday rental valuation for your property.

Checking the property’s actual feasibility before starting the process can save you time, money and problems later on.