Management
How to prepare a flat for holiday letting
A well-prepared holiday let complies with the rules, sells better and causes fewer problems. In Andalusia, Decree 28/2016 sets out a list of mandatory requirements; the rest depends on what guests expect. Here is what is mandatory, what is recommended and in which order to tackle it.
First, check that you can let it
The property must be entered in the Andalusian Tourism Register before you start, and since 3 April 2025 the owners' association must give its prior, express approval to the activity.
In Málaga city, new holiday lets have also been suspended since 23 August 2025, for a maximum of three years or until the amended land-use plan (PGOU) is approved. If your flat is not already registered, check the situation before investing in fitting it out.
What Andalusian rules require
Decree 28/2016, amended by Decree 31/2024, sets requirements for the property and obligations for the holder. Among the former: a minimum built area of 14 m² per guest, two bathrooms for more than five guests and three for more than eight, and direct outside ventilation in bedrooms and living rooms, with some way of darkening them.
The maximum capacity of a whole property is 15 guests, with no more than four per room. Properties already registered had one year to adapt to the new requirements.
| Item | Type | Details |
|---|---|---|
| Cooling in bedrooms and living rooms | Mandatory | If the property operates in May, June, July or August. Fixed or portable. |
| Heating in bedrooms and living rooms | Mandatory | If it operates from December to March. No incandescent or combustion heaters. |
| First-aid kit | Mandatory | Check expiry dates regularly. |
| Smoke detector and fire extinguisher | Mandatory | The detector near the kitchen. |
| Complaint forms | Mandatory | The official Junta forms, with their notice in a visible place. |
| Tourist information | Mandatory | Area, medical services, transport and a map, printed or digital. |
| Appliance instructions | Mandatory | For any appliance that needs them. |
| 24-hour helpline | Mandatory | To solve incidents straight away. |
| Bed linen and towels | Mandatory | A spare set, plus a hand towel and a bath towel per guest. |
| Beds | Mandatory | At least 80 × 190 cm for singles and 135 × 190 cm for doubles. |
| Wi-Fi | Recommended | Not required by the decree, but guests take it for granted. |
| Self check-in | Recommended | Smart lock or key safe. |
| Professional photos | Recommended | They are the first thing guests see. |
Summary of Decree 28/2016 as currently in force (art. 6 and annex). See the full text in the BOJA.
Furniture and equipment
The property must be furnished and equipped for immediate use, with a television and hot water. In the kitchen, think of a stay of several days: hob, oven or microwave, fridge, coffee maker, enough tableware for every guest and basic cleaning supplies.
Choose sturdy, easy-to-clean furniture, good mattresses and simple, consistent decoration. Avoid fragile or personal items: the flat should feel cared for, not lived in.
- Bedroom: wardrobe with hangers, bedside tables, reading lights and blackout curtains.
- Bathroom: hairdryer, towels and welcome toiletries.
- Living room: comfortable sofa, table and chairs for every guest.
- Useful extras: iron, drying rack and washing machine.
Photos that sell
Photos decide whether a guest opens your listing. Take them once the flat is finished, clean and tidy, in natural light and from angles that show each room in full. Include every bedroom, the bathroom, the kitchen and whatever sets the flat apart: a terrace, views or light.
Do not edit to the point of misleading: a photo that promises more than there is ends in a bad review.
Safety
As well as the first-aid kit, smoke detector and extinguisher, check the electrical and gas installations, sockets and railings. Display an evacuation plan if the building has one and check that your home insurance covers holiday letting.
Access, guest registration and self check-in
A smart lock or key safe allows guests to arrive at any time and avoids copies of keys. Send the access instructions only once guest registration is complete.
That registration is mandatory: Royal Decree 933/2021 requires guests' details to be collected and sent to the Ministry of the Interior through the SES.Hospedajes platform, within the deadlines it sets.
Cleaning and bed linen
The rules require the property to be cleaned at each guest's arrival and departure. A room-by-room checklist, photos of the final state and a store of linen, towels and supplies avoid surprises.
Allow at least two sets of linen per bed: one in use and one spare. Decide whether you will wash at home or use a professional laundry.
In which order to prepare it
Check feasibility
Tourism registration, local rules and owners' association approval.
Review installations and climate control
Electricity, water, ventilation, air conditioning and heating.
Furnish and equip
Furniture, kitchenware, linen and mandatory equipment.
Prepare guest information
House rules, instructions, tourist information and complaint forms.
Set up access and guest registration
Smart lock or key safe and an account on SES.Hospedajes.
Take the photos and publish
With the flat finished and clean, and the registration number in the listing.
How we can help
At Dossan Apartments we advise you so the property meets the requirements, help with furnishing and decoration, and take care of bookings, check-ins and check-outs, cleaning and maintenance, with a monthly activity report.
Frequently asked questions
Is air conditioning mandatory in an Andalusian holiday let?
Yes, if the property operates in May, June, July or August: bedrooms and living rooms need cooling, fixed or portable. If it operates from December to March, heating too.
What safety equipment do the rules require?
A first-aid kit, a smoke detector near the kitchen and a fire extinguisher.
Is Wi-Fi mandatory?
Decree 28/2016 does not require it for holiday lets, but it is almost essential for a competitive listing.
How many guests can a holiday let accommodate?
A maximum of 15 in a whole property and four per room, provided the floor area and number of bathrooms allow it.
Do I have to register guests?
Yes. Royal Decree 933/2021 requires their details to be collected and sent to the Ministry of the Interior through SES.Hospedajes.
Ask for a free assessment
Tell us about your property and we'll send you, with no obligation, an estimate of what it could earn as a holiday let and what it would take to get started.
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