# Requirements for a tourist flat in Andalusia, room by room (2026)

> Square metres per place, beds, bathrooms, air conditioning and heating, ventilation, blackout, kitchen, safety, first-aid kit, complaint forms and tourist information. The full list from the Andalusian decree, explained so you can check your flat in half an hour.
>
> Topic: The flat · Reviewed: 2026-09-22 · URL: https://mipisoturistico.app/en/guides/requirements-for-a-tourist-flat-in-andalusia
> Published by Mi Piso Turístico (Torremolinos Gestión Vacacional), a holiday-rental management company on the Costa del Sol.

**Short answer:** the Andalusian rules require a **legal** home (first occupancy licence, residential land), **14 built m² per place** (minimum 25 m²), **beds of the right size**, **enough bathrooms** (two from 6 places, three from 9), **air conditioning and heating** depending on the season, **ventilation and blackout** in the bedrooms, an **equipped kitchen**, **safety** (fire extinguisher and smoke detector), a **first-aid kit**, **complaint forms** and **tourist information**. Here is the full list, room by room.

## The home as a whole

- **First occupancy licence** (or equivalent certificate from the town hall) and the building must not be "fuera de ordenación" (non-conforming with planning).
- **Residential use** under the municipality's planning.
- **Capacity**: 14 built m² per place according to the Cadastre, minimum 25 m². Maximum **15 places** for a whole home, **6** by rooms, **4 per room**.
- **Furnished and equipped** for the declared number of places.
- **Climate control**: cooling in **the bedrooms and the living room** if you open between May and August, "by fixed or portable elements" (art. 6.1.e), never fans; and heating in the same rooms if you open between December and March, also fixed or portable (art. 6.1.f), but never by combustion of liquids or gases nor by incandescent resistance. Details below.
- **Fire extinguisher** and **smoke detector**.
- **First-aid kit**.
- **Complaint forms** on paper (official Andalusian model) and the sign announcing them.
- **Tourist information** on the area: a guide or folder with transport, services, leisure and the association's rules of coexistence.
- **24-hour contact phone** for the guest.

## Bedrooms

- **Direct ventilation to the outside** or to a courtyard (no interior rooms without a window).
- **Blackout system**: blind, shutter or opaque curtain.
- **Beds**: minimum **80×190 cm** for singles and **135×190 cm** for doubles, with a **mattress at least 18 cm** thick.
- Maximum 4 places per room; if there are 4, two of them in a bunk bed.
- Wardrobe or space to store clothes.

## Living room

- **Sofa beds** count as places if declared (maximum two places in the living room, within the total allowed by the square metres).
- Cooling (fixed or portable, no fans) if you open between May and August, and heating if you open between December and March, the same as in the bedrooms.

## Can the air conditioning be portable?

Yes. Decree 28/2016, in the wording given by Decree 31/2024 (in force since 22 February 2024), says so expressly:

- **Cooling** (art. 6.1.e): "centralised or non-centralised, by fixed or portable elements in the bedrooms and living rooms", when the operating period includes May, June, July or August. A **fan does not count**: it moves air, it does not cool it.
- **Heating** (art. 6.1.f): the same, "by fixed or portable elements in the bedrooms and living rooms", when the period includes December, January, February or March. Appliances burning liquids or gases (butane, kerosene) and incandescent-resistance ones (bar heaters, braziers) are **forbidden**.

It is the same rule for a home registered today and for one already registered. Many agency blogs say that "since 2024 the air conditioning has to be fixed"; that is not what the BOJA says.

**Our recommendation, which is a different matter**: install fixed (split) air conditioning in every bedroom and in the living room. Not because the rules require it, but because in August a portable unit does not cool a bedroom on the Costa del Sol, it is noisy, it blocks the window with the hose and it ends up in a bad review. After more than ten years managing flats, air conditioning is the number one summer complaint; a fixed installation pays for itself in the reviews it saves you.

## Kitchen

- **Two hobs, oven or microwave and fridge** (Annex a).
- Crockery, cutlery, glassware, frying pans, pots, serving cutlery, corkscrew, bottle opener, scissors, can opener and drainer, for the number of places.
- **Blender, toaster or grill, juicer and coffee maker**.
- Cleaning kit (scourer, cloth, tea towel, washing-up liquid), rubbish bags, **clothes horse, iron and ironing board**, and bins for separating waste with a note.
- Direct or forced ventilation.

The full list from the Annex, item by item and printable: [Mandatory equipment piece by piece](/guias/checklist-equipamiento-obligatorio).

## Bathrooms

- One at least; **two if there are more than 5 places**; **three if there are more than 8**.
- Toilet **in an enclosed space**, washbasin, bath or shower with a **non-slip floor**, washable mat, mirror with a **socket next to it**, light, hooks, shelf, toilet brush, bin with lid, **hairdryer**, hand soap, shower gel and shampoo, a spare toilet roll, and **one hand towel and one bath towel per person** (Annex b).

## Services you have to provide

- **Cleaning on arrival and departure** of each guest (art. 6.2.b).
- A **contract-style document** on arrival, signed by the guest, which you keep for a year (art. 7.1 and 7.3); **booking confirmation** and **payment receipt** (art. 8).
- **Occupancy from 15:00 to 11:00** unless otherwise agreed, and an arranged key handover if you are not there; key boxes never on street furniture (art. 7.4).
- **Evacuation plan on the door**, if the association has one, and information on whether you are a member of the Consumer Arbitration System (art. 6.2.d and f).
- **Clean bed linen and towels** at every check-in, with a spare set if the stay is long.
- **Traveller registration** with the National Police or Guardia Civil for every booking.
- **Payment receipt** with the details the rules require.
- **Information for the guest** on the association's rules, pets, smoking areas and use of facilities.

## What the rules do not require but the guest expects

**Wi-Fi, washing machine, tumble dryer, dishwasher, freezer and the welcome kit** are not in the rules. Careful, though, because many people think the television, hairdryer, iron, coffee maker or toaster are not either, and **they are** (Annex of the decree). Without Wi-Fi and a washing machine, reviews drop. We detail it in [What a guest expects in 2026](/guias/equipamiento-que-espera-el-huesped).

## Do I have to prove anything when registering?

No: you **declare** that you comply. Proof comes if there is an inspection or a complaint. That is why it is worth having photos of the extinguisher, the detector, the first-aid kit and the complaint forms, and the cadastral sheet with the square metres. In the homes we manage, we check this list before filing the declaration and go through it again every season.

## Sources

- [Decree 28/2016 on tourist dwellings, as amended by Decree 31/2024 (BOJA, in Spanish)](https://www.juntadeandalucia.es/boja/2024/24/50)
- [Junta de Andalucía: requirements and common services (FAQ, in Spanish)](https://www.juntadeandalucia.es/organismos/turismojusticiadesregulacionyadministracionlocal/areas/turismo/registro-turismo/establecimientos-servicios/paginas/faq-viviendas-turismo.html)