The Law 11 / 2025 on housing and urban planning has changed the rules of rental in Catalonia since 1 January 2026, with a direct impact in areas of strong pressure like Barcelona. And now it adds up to a new element: several of its articles have been appealed to the Constitutional Court. If you are a owner, tenant or invest in housing, it is appropriate to understand what has changed, what remains in force and what is in the air.
What is Law 11 / 2025 and since when it is applied
Act No. 11 / 2025 of 29 December on housing and urban planning measures was published in the DOGC on 31 December 2025 and is in force since 1 January 2026 (with a errata correction published in February 2026). It is based on the exclusive competences of the Generalitat in housing and urban planning recognized in the Statute of Autonomy.
It is not a simple technical adjustment: the standard changes the approach with which certain rental figures should be interpreted and strengthens the mechanisms of public intervention in the tensioned residential market areas. Its implementation is almost immediate, without extensive transitional regimes, which requires a review of existing contracts and operations.
Change of substance: from duration to purpose
The most relevant turn affects the temporary lease. So far, many contracts were classified as «season» to avoid income limits and guarantees for the rental of regular housing. Law 11 / 2025 inverts logic: I presume that any rental of housing meets a permanent need, regardless of their duration, unless otherwise confirmed.
In practice:
- The temporality already does not depend on the time limitbut the actual purpose, which must be recorded in the contract and documented, by depositing such documentation together with the bond.
- If the temporary cause not justifiedthe contract can be reclassified as regular housingwith the minimum legal duration of the LAU (five years, or seven if the lessor is a legal person) and its extension regime.
- The only clear exception is the uses exclusively recreational, holiday or leisurewhich remain outside, provided that the purpose is recorded and credited.
Other key changes for owners and tenants
Temporary rentals in strained areas. Except for those strictly on vacation, they are subject to the same income containment limits that the usual rental, applying the reference price index.
Room rental. It is expressly regulated (new article 66 ter of the Right to Housing Act), requiring surface standards per person and employment thresholds. The fragmentation of the contract does not allow the applicable regime to be circumvented.
Big forks. The burden of formal accreditation of this condition is reinforced, especially in transmissions subject to the administrative's rights of withdrawal and retraction. The lack of accreditation may block sales operations, with greater responsibility of the transmitter and the advisers.
Monitoring Commission. A body for the coordination, monitoring and control of digital platforms and real estate portals for rental and tourist use is established.
Bail registration. The Institut Català del Sòl must allocate the bonds deposited to investment in public housing, maintaining a minimum of 5% availability for returns.
Urbanism and residential use. Planning must ensure that predominance of habitual residence in municipalities with proven demand, may limit other uses (such as tourism) in certain areas. Licensing is also accelerated through the establishment of professional colleges and partners.
The Act before the Constitutional Court
The most recent development is that the Constitutional Court has an application for unconstitutionality (appeal No. 2415-2026) against several precepts of Law 11 / 2025. The articles in question include:
- The Article 2.2amending Law 13 / 1996 on the registration and deposit of bonds and Law 24 / 1991 on housing.
- The Article 3.8amending the consolidated text of the Urban Law.
- Several sections of the Article 5 (5.5, 5.6, 5.8, 5.9, 5.14 and 5.15), amending Law 18 / 2007 on the right to housing.
- The Article 8.1amending Decree-Law 17 / 2019 on urgent measures to improve access to housing.
It is appropriate to be precise what this means: admission to the procedure is only the first step and does not prejudge the result. The Court still has to rule on the merits, in a process that can be extended. Until then, Law 11 / 2025 remains in force and is fully applicable in any event not, where appropriate, suspended. In other words, the appeal opens a question about the future of certain articles, but does not today exempt the rule.
What should be done now
- Review of contracts and to adapt the models and the accompanying documentation.
- Accrediting and documenting the temporary cause and the usual address of the lessee.
- Analyse transmissions from the perspective of the tantage and retract and the condition of a large fork.
- Reassessment of profitability investment in rent in strained areas.
- Monitoring the development of the resource to the Constitutional, because of its possible effect on the articles in question.
Frequently asked questions
Is Law 11 / 2025 still in force despite the appeal? Yeah. The admission to proceedings of an application for unconstitutionality does not abrogate the law or prejudge the decision. The rule remains applicable except as may be suspended.
Can I continue to make seasonal contracts in Catalonia? Yes, but only if they respond to a real cause (work, studies, medical, etc.) that is recorded in the contract and credited. Otherwise, the contract can be considered a rental of regular housing.
Does this law affect tourist rentals? Only recreational or holiday uses are outside the housing system, but must be credited; in addition, urban planning may limit the use of tourism in certain areas.
This article is informative and does not constitute legal advice. Law 11 / 2025 has a complex application and its situation may vary according to the appeal pending before the Constitutional Court. In LEYNVER we advise owners, tenants and investors in Barcelona and throughout Catalonia on rental contracts, transmissions and compliance with the new housing regulations. Contact us to check your case.
