On 21 May 2026, Spain's Supreme Court issued a ruling that sent shockwaves through the short-term rental sector: judgment STS 620/2026 annuls the national short-term rental registry known as the NRA (or NRUA — Número de Registro Único de Arrendamientos). If you own a property in Andalusia — in Torrox Costa, Nerja or Frigiliana — here is what this means for you in practice.
✅ Quick summary: The national NRA registry is annulled. The Andalusian VUT licence (registration with the Registro de Turismo de Andalucía — RTA) is not affected and remains fully required to rent legally.
🏛️ What was the NRA and why was it annulled?
The NRA — national registry for short-term rental agreements — was created by Royal Decree 1312/2024, adopted by Spain's central government in November 2024. Its stated goal was to centralise the registration of all short-term holiday rentals in a single national registry, and to require platforms (Airbnb, Booking, Vrbo…) to only list properties holding a valid NRUA number.
The problem? Tourism is an exclusive regional competence under the Spanish Constitution. Several Autonomous Communities — including Catalonia, Valencia and Andalusia — immediately challenged the decree before the Supreme Court, arguing that the central state was encroaching on their powers.
On 21 May 2026, the Supreme Court agreed. Judgment STS 620/2026 annuls the provisions of Royal Decree 1312/2024 related to the unified registry, on the grounds that the central government had exceeded its constitutional competences.
⚖️ What changes — and what does not
❌ Annulled since 21/05/2026
The NRUA number (national NRA code) is no longer required. You do not need to register with the national registry or display an NRUA code on your listings.
✅ Still in force
The Andalusian VUT licence (RTA number) remains mandatory. All your obligations under Decreto 31/2024 and the Junta de Andalucía remain unchanged.
In practice, platforms such as Airbnb and Booking must now revert to using regional registries to verify listing compliance. In Andalusia, it is the Registro de Turismo de Andalucía (RTA) number that matters — the one you receive when you obtain your VUT licence.
⚠️ Beware of misinterpretation: Some owners have assumed that the annulment of the NRA means the end of all registration requirements. This is incorrect. It simply means that the regional registry (RTA in Andalusia) applies, not a national one.
🌞 The specific situation in Andalusia
Andalusia has had its own regulatory framework for short-term rentals since 2016, strengthened by Decreto 31/2024. This framework is entirely independent of the now-annulled national NRA.
To rent your property legally in Torrox Costa, Nerja, Frigiliana or any other Andalusian municipality, you must:
- Be registered with the Registro de Turismo de Andalucía (RTA) and hold a valid VUT number
- Display this VUT number on all your Airbnb, Booking and other platform listings
- Comply with Decreto 31/2024 requirements: SES.HOSPEDAJES reporting, community rules, etc.
- Keep your guest register (Registro de Viajeros) up to date
💡 Good to know: If you do not yet have a VUT licence, the annulment of the NRA does not exempt you from obtaining one. Operating without an RTA number is a legal infringement and can result in fines of up to €18,000 under Decreto 31/2024.
📱 Impact on booking platforms
Airbnb, Booking.com and Vrbo have had to adapt their systems following this ruling. Since 21 May 2026, they can no longer require the national NRUA code for Spanish listings. However, they will continue to verify regional licences — in Andalusia, your RTA number.
If you had already entered an NRUA number on your listings, it is advisable to replace it with your Andalusian RTA number, which remains the only legally required document in our region.
❓ Frequently asked questions
Do I need to do anything following this ruling?
If you already have your VUT licence (Andalusian RTA number), no particular action is needed. Simply make sure your RTA number is displayed on all your listings. If you had also obtained an NRUA number, you can remove it from your listings — it is no longer valid.
I rented without an NRA but I have my Andalusian VUT number — am I compliant?
Yes, fully. The NRA was a separate national requirement. Your Andalusian VUT/RTA number puts you in full compliance with the regional regulations, which are now the only ones that apply in Andalusia.
I have neither NRA nor VUT — what am I risking?
Renting without an Andalusian VUT licence exposes you to financial penalties of up to €18,000 depending on the severity of the infringement. Conciergerie Del Mar can help you obtain your licence quickly.
Is the Supreme Court's ruling final?
Yes. Judgment STS 620/2026 of 21 May 2026 is a final ruling of the Supreme Court. It annuls the provisions of Royal Decree 1312/2024 relating to the NRA/NRUA registry and cannot be subject to an ordinary appeal.
Your VUT Licence in Andalusia
Conciergerie Del Mar handles all your administrative procedures: VUT licence creation, property management, legal reporting.
Learn more about the VUT licence →📚 Sources
— Tribunal Supremo, Judgment STS 620/2026, 21 May 2026 (Administrative Chamber)
— Royal Decree 1312/2024 (partially annulled)
— Junta de Andalucía, Decreto 31/2024 (in force)
— Poder Judicial España: poderjudicial.es