The full guide
Long-term or seasonal?
This is the most important question. Spain’s Urban Leases Act (LAU) treats two kinds of contract very differently.
| Habitual home (vivienda habitual) | Seasonal (temporada) | |
|---|---|---|
| Purpose | Your permanent home | A temporary stay for work, study or similar |
| Length | Up to 5 years (7 with a company landlord), renewing yearly at your option | As agreed, usually months |
| Protection | Strong, set by law | Mostly what the contract says |
| Padrón | Fine | Possible, but check the contract |
Some landlords use seasonal contracts for what is really a permanent home to avoid the rules. If you’re moving to Spain for good, ask for a habitual home contract. Since July 2025, seasonal and holiday lets must carry a registration number from the national rental register.
Money: what you should and shouldn’t pay
| Item | Rule for long-term homes |
|---|---|
| Deposit (fianza) | One month’s rent, returned at the end |
| Extra guarantee | Up to two more months, by agreement |
| Agency fees | Paid by the landlord since 2023 |
| First month’s rent | Normal, on signing |
| Reservation fee | Only after viewing, with a written receipt |
Pay by bank transfer, never in cash, and keep every receipt. In most regions the landlord must lodge your deposit with a regional housing body.
Rent increases
Rent can only be updated once a year, in line with the index the contract names, within the legal limits. In areas declared zonas tensionadas, such as many towns in Catalonia, rents on new contracts are also capped. Ask the agent whether the flat is in a capped area.
Clauses to question
Leaving early. You can usually leave after six months with 30 days’ notice. Some contracts ask for one month’s rent for each year left; check the wording.
All repairs on the tenant. The landlord must keep the home habitable. You cover small repairs from everyday use.
No padrón. You have the right to register at your home. A landlord refusing to allow it is a warning sign.
Paperwork to ask for
The energy performance certificate is compulsory. In Catalonia, a cédula de habitabilidad is needed to connect utilities. Ask for the CUPS numbers for electricity and gas so you can set up utilities quickly.
Frequently asked questions
Can a landlord ask for six months upfront?
For a long-term home, the deposit and extra guarantee are capped at three months in total. Paying rent in advance is a separate agreement; be careful, and never do it before viewing.
What happens at the end?
See getting your deposit back.
