Ley 6/2025 – The New Regulatory Framework for Tourist Residential Use in the Canary Islands

In this video, Oliver Schlolaut, Co‑Owner of AMV International Realty on Fuerteventura, explains why Ley 6/2025 fundamentally restructures tourist residential use across the Canary Islands. The reform ends the previously unrestricted short‑term rental model and introduces a coherent system in which the Vivienda Vacacional becomes a clearly defined special use. It is only permitted where the municipality explicitly designates it in its urban development plan.

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Ley 6/2025 entered into force in December 2025. Since then, a de facto moratorium on new VV licenses has been in place until municipalities complete the adaptation of their planning instruments. As of today, no municipality has fully completed this process. Any statements about “known future VV zones” are therefore speculative.

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The law introduces several key rules:

– Special use: VV is only allowed in specifically designated areas.

– 90/10 rule: At least 90% of residential land must remain reserved for regular housing; only 10% may be allocated to tourist zones.

– Quotas and exclusions: Municipalities may limit or entirely prohibit VV.

– 10‑year restriction: New builds and fully refurbished properties cannot obtain a VV license for ten years; on certain islands, the restriction is five years.

– Technical requirements: Energy efficiency, sustainability and accessibility become mandatory.

– Renewal cycles: VV licenses are no longer automatically indefinite.

– Community majority: A 3/5 majority of the owners’ association may prohibit VV or impose higher contributions.

– Digital registration: Cadastre, land registry and tax data are interconnected, making illegal rentals significantly harder.

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In practice, AMV reviews zoning status, license status and updates energy certificates. Mid‑term, technical upgrades are planned and LAU strategies for long‑term rental are developed. Long‑term, new construction projects must be oriented more strongly toward regular residential use — short‑term rental is no longer the default option.

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The reform has different local impacts. In Corralejo, inspection density is increasing; in Lajares, cultural heritage protection plays a major role; and in El Cotillo, sensitive natural areas influence licensing decisions.

AMV recommends that owners maintain complete documentation (ITE, building history, energy efficiency), investors conduct full technical and legal due diligence, and agents communicate risks clearly. Quality protects capital — especially under the new regulatory framework.

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The Ley del Suelo 2026 increases sanctions, extends limitation periods from four to eight years and raises fines significantly, with serious violations reaching up to €600,000. At the same time, it reduces documentation requirements and accelerates administrative procedures. This means faster processing but greater responsibility for technical verification.

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For buyers, this results in more legal certainty but also higher risks for non‑compliant properties. Technical clarity and complete documentation are now essential — and this is exactly where AMV provides support.

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AMV offers zoning analysis, legally compliant use assessments, technical due diligence and administrative solutions. Statements about future VV zones are not reliable until municipalities complete their consultation procedures.

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Anyone planning to buy, sell or invest needs reliable information and a clear strategy. AMV supports you with verified analyses and professional implementation. Contact: +34 608 360 694 · info@amv‑immo.net · amv‑immo.net