Regulations / País Vasco / Requirements
Tourist rental requirements in País Vasco
What the property and the activity must meet in País Vasco, plus what the town hall adds.
Basque Country: automatic suspension of new tourist homes in tense housing areas
Law 6/2025 (art. 7) amends art. 20.4 of Law 13/2016: in areas declared tense residential markets, new tourist homes and rooms are suspended and not registered while the area declaration lasts.
Source: BOE-A-2026-1256 · Basque Country Law 6/2025
Requirements
For the room-rental modality, the home must have — besides a kitchen and bathroom — at least one bedroom exclusively set aside for tourist lodging, separate from any bedrooms used by people actually residing there
In force since 2018-07-03
Source: euskadi.eus
Local requirements
Donostia / San Sebastián
A municipal tourist-housing ordinance (2018) divides the city into three zones (A, B, C): new VUT are banned in the most saturated zone (A), with floor/independent-access restrictions elsewhere. Since 19 April 2023 a moratorium (since extended) has suspended new licenses. In February 2026 the city council gave final approval to a General Plan (PGOU) amendment that shields residential use from tourist use. A municipal activity license (CPA) is also required on top of the regional declaración responsable.
Source: donostia.eus / mkrsoluciones.com
Updated on 9 Oct 2026
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