Ley 6/2025 – The New Fundamental Regulation of Tourist Residential Use in the Canary Islands
- Oliver Schlolaut
- 4 days ago
- 4 min read
Why Ley 6/2025 Is the Big Bang
Ley 6/2025 is not an ordinary law. It is the Big Bang that redefines the entire legal framework of tourist residential use in the Canary Islands. With this law, Vivienda Vacacional (VV) is no longer treated as a free or general use but as a special use that is only permitted where the municipal plan explicitly allows it.
This shifts the balance of power:
away from broad island‑wide rules,
towards precise municipal decision‑making.
Ley 6/2025 is the law that makes all other norms operational. It is the foundation that enables the Ley del Suelo and the Ley de Municipios Turísticos to have any real effect.
Put differently:
The Ley del Suelo is the structure; Ley 6/2025 is the engine.
Legal Framework and Timeline
Ley 6/2025 was approved on 12 November 2025 and published in the Boletín Oficial de Canarias (BOC) on 12 December 2025. It has been in force since 13 December 2025.
From that date, a de facto moratorium on new VV licences began in most municipalities. The reason is simple:
Municipalities must update their urban planning (Planeamiento Urbanístico) before new licences can be issued.
Key deadlines:
6‑month deadline for inspection and control plans
transitional periods for technical upgrades
public consultation procedures for new VV zones
To date, no municipality in the Canary Islands has completed the full process.
Any claims about “known zones” are speculation.
What Ley 6/2025 Actually Regulates
Ley 6/2025 redefines tourist rental use with precision, restrictions, and clear technical requirements.
Key points:
VV is a special use
VV is only allowed where the municipal plan explicitly permits it.
No zone = no licence.
The 90/10 rule
At least 90% of residential land must remain for regular housing.
Only the remaining 10% may contain tourist zones.
Quotas and limits
Municipalities may restrict or completely exclude VV.
10‑year ban for new buildings
New constructions and fully renovated buildings cannot obtain VV licences for 10 years.
Exceptions: certain smaller islands (5 years).
Technical minimum requirements
Existing licences must comply with energy efficiency, sustainability, and accessibility standards.
Renewal cycles
VV licences are no longer automatically indefinite.
Missing technical documentation → licence loss.
Owners’ associations
With a 3/5 majority, they may prohibit VV or impose 20% higher fees.
Digital registration (Ventanilla Única)
Since 1 July 2025, registration numbers, cadastre, land registry, and tax data are automatically cross‑checked.
Illegal rentals become practically impossible.
Ley del Suelo and Ley de Municipios Turísticos in System Context
The Ley del Suelo defines construction categories, land use types, and urban planning fundamentals.
It is the structure.
The Ley de Municipios Turísticos defines the competencies of tourist municipalities.
It is the map.
But only Ley 6/2025 gives both laws their engine:
it defines what tourist use is
it determines when it is allowed
it sets limits and quotas
it transfers operational power to municipalities
Without Ley 6/2025, the other laws would be toothless.
With it, a coherent system emerges that enables real governance for the first time.
The 10‑Year Ban for New Buildings – The Turning Point
The 10‑year ban is one of the most impactful regulations.
It means:
new buildings cannot obtain VV licences for 10 years
fully renovated buildings are treated the same
the only immediately legal use is LAU (long‑term residential rental)
This changes the market:
developers must design LAU‑compatible projects
investors must recalculate returns
tourist rental is no longer the “default option”
On the “green islands,” shorter periods apply (5 years), but the direction remains clear: New construction = residential use, not tourism.
VV vs. LAU – Two Different Legal Worlds
Ley 6/2025 creates a two‑world system:
VV (Vivienda Vacacional)
special use
zoned
limited
technical standards
approval procedures
renewal cycles
risk of licence loss
LAU (Long‑Term Residential Use)
classic residential use
legally stable
not zoned
not limited
immediately allowed
predictable income
lower fluctuation
For owners:
LAU is the stable option.
VV is the regulated exception.
Technical Upgrade Requirements and Transitional Rules
Existing VV licences enjoy grandfathering — but only under conditions.
Key technical requirements:
Energy efficiency (CEE/EEE)
buildings after 2008 → minimum class D
buildings before 2008 → minimum class F
Renewable energy
minimum share for hot water
up to 90% for newer buildings
Accessibility
depending on occupancy size
partially mandatory
Failure to meet these requirements results in loss of consolidated status and transition to the new, stricter regime.
This makes the energy certificate (CEE) a central factor for:
sales
financing
licence applications
due diligence
Owners’ Associations: New Power Through 3/5 Majority
Ley 6/2025 significantly strengthens owners’ associations.
With a 3/5 majority, they may:
prohibit VV entirely
or impose 20% higher community fees
This changes the internal dynamics of many residential complexes.
For buyers, the association’s decision‑making structure becomes a decisive factor.
VV Licence Procedures on Fuerteventura: Status and Myths
The market is full of misinformation.
Many “experts” claim to know the new zones.
This is unreliable.
Reason:
No municipality has completed the full process.
All zones must undergo a public consultation procedure.
Until then, any statement is speculation.
Practical Consequences for Owners and Investors
Ley 6/2025 forces owners and investors to adopt a new mindset.
Short term (0–3 months)
check zoning status
check licence status
update energy certificate
document technical requirements
Medium term (3–12 months)
plan upgrades
develop LAU strategies
inform owners’ association
adjust rental contracts
Long term (12+ months)
design new projects with LAU orientation
adapt portfolios strategically
ensure legal guidance for licence applications
AMV Services
zoning analysis
legal use assessment
technical due diligence
administration
strategic positioning
Concrete Checklist
Check zoning
Do not accept statements without official publication.
Check licence status
Grandfathering, transitional periods, technical requirements.
Update energy certificate
CEE/EEE is crucial for sales and licences.
Evaluate LAU options
12+ months, medium‑term, corporate rental.
Check owners’ association
Decision structure, majorities, possible prohibitions.
Use AMV analysis
Zoning, technical assessment, economic viability, administration.
Conclusion – Ley 6/2025 as the New Foundation
Ley 6/2025 is the new foundation of tourist residential use in the Canary Islands.
It changes:
valuation criteria
investment decisions
technical requirements
operational administration
strategic planning
VV becomes more complex, more expensive, and more regulated.
LAU becomes more stable, predictable, and legally clear.
Anyone buying, renting, or investing today needs reliable information and a clear strategy.
Ley 6/2025 is the key to that.
