Important: This article is a reprint of a 2018 post regarding the immediate suspension of short-term rental operations due to disturbances, neighborhood conflicts, and improper use of common areas in a homeowners’ association.
Since then, the legal framework governing tourist accommodations has evolved significantly, particularly as a result of subsequent amendments to the Condominium Act, the Royal Decree-Law 7/2019 , and subsequent case law. For an up-to-date analysis, , contact us.
The operation of tourist apartments—which had recently been regulated at the time this post was published—was, in some cases, causing neighborhood disputes that were beginning to be brought before our courts.
The use of residential units located within homeowners’ associations for tourism raised a particularly important question: determining when such activity could be considered compatible with the normal use of the property and when, on the other hand, it could cause disturbances, harm, or an improper use of the common areas.
Immediate cessation of tourist apartment activities
Generally speaking, the courts agree that “it cannot be concluded, in the abstract, that the existence of tourist accommodations constitutes an activity contrary to normal community life; rather, the use made of such accommodations must be deemed abnormal or antisocial, as a result of a series of behaviors or actions that warrant being considered uncivil.” However, “this analysis must be conducted on a case-by-case basis” (TSJC).
IN DIEM Lawyers has already covered this ruling on our blog; you can read about it in the post on tourist apartment rentals and homeowners’ associations.
In this regard, the aforementioned TSJC has issued a ruling confirming that homeowners’ associations may amend their bylaws to prohibit short-term rental apartments, but it also stipulates that this decision cannot affect an owner who purchased their apartment without any restrictions on use if they already have an approved license.
Consequently, it is up to the courts, based on the specific facts of each case, to determine whether the situation constitutes normal coexistence or, if not, abnormal coexistence for the residents of the homeowners’ association, in order to decide on the measures to be taken.
The case-by-case analysis approach
The concept of a case-by-case analysis is essential in disputes over tourist accommodations. It is not enough to assert in abstract terms that all tourist activity is contrary to community harmony, nor can the possibility of harm to neighbors be automatically ruled out.
The legal assessment must take into account the specific use of the dwelling, the intensity of the activity, the number of occupants, the use of common areas, the presence of noise, damage, incidents, or disturbances to communal living, and any potential impact on the rest, safety, and peace of mind of those who habitually reside in the building.
For this reason, in this type of dispute, the evidence that the homeowners’ association can provide takes on particular importance: association minutes, complaints, correspondence, police reports, neighbor testimonies, documented incidents, photographs, videos, or any other evidence that can prove abnormal or harmful use.
Resolution on the Immediate Closure of Two Tourist Apartments
Recently, according to a report by the General Council of the Judiciary, Granada’s Court of First Instance No. 14 has ordered the “immediate” cessation of operations at two vacation rentals.
The ruling finds that the operations of these tourist apartments were disruptive and harmful. In this regard, the following passage from the ruling is worth noting:
“[…] it is a well-known fact that the use of common areas by 800 different people over two years (a figure provided by the defendant himself) clearly constitutes abnormal use of the common facilities, and although the likelihood of damage occurring was expressed only in terms of probability, the likelihood of damage, or improper or misuse of the common facilities, is high; and if we further consider that the users do not hold co-ownership of these facilities—so that their repair or replacement would not directly affect property they own—the care they exercise cannot be equated with that of the co-owners.”
The intensity of use of the common areas was, therefore, one of the key factors in assessing whether the activity was disruptive or harmful. The constant flow of people from outside the community could disrupt the normal use of the building and increase the risk of damage, deterioration, or improper use of common areas.
Tourism in Homeowners’ Associations
The resolution also highlighted the difference between accommodation specifically designed for tourist use and a residence that is part of a homeowners’ association where permanent residents live.
“[…] the use of properties within a homeowners’ association for tourism purposes, alongside those who use the association as their primary residence, inevitably leads to conflicts arising from the conduct of commercial activities in spaces not specifically designated for that purpose.”
This consideration reflects one of the main tensions arising from short-term rentals in residential buildings: the coexistence of those who use the housing on a temporary basis and those who live there on a permanent basis.
Tourism-related activity may involve frequent comings and goings, heavy use of elevators, entryways, stairways, and other common areas, as well as situations that may affect the safety, rest, and peace of mind of the community.
Noise, Safety, and Disturbances to Community Life
The resolution in question also addressed various issues related to safety, the handover of keys, noise, and the use of common areas.
“[…] for the safety of the property owners regarding the handover of keys to the building entrance in relation to the number of occupants, as well as the need to call the local police due to ‘the party organized by some foreigners’ at 4:00 a.m., incidents that occurred on Friday, March 21, during a farewell party, the use of the lobby as a bar, filling it with trash, and also the noise in the early hours of the morning reported by the owners of the adjacent apartments.”
These circumstances made it clear that this was not merely an isolated instance of inconvenience, but rather a series of incidents that were disrupting the community’s normal coexistence.
In disputes over vacation rentals, issues such as noise, parties, misuse of common areas, safety concerns, or the constant presence of people who do not reside in the property may be relevant in supporting a cease-and-desist action or a complaint regarding the improper use of the dwelling.
Annoying and Harmful Activity
Finally, the ruling concluded that the activity carried out on the properties had a significant impact on the neighbors:
“[…] it is clear that the activity taking place in the building is disruptive, in that incidents occur periodically within the homeowners’ association—some of greater significance, others of lesser—that disrupt normal coexistence and the expectations of peace and security associated with the use of one’s primary residence,” and even if only “noise were produced in the property, the harm caused to the neighbors cannot be considered merely a nuisance but rather harmful.”
The rationale behind the ruling is particularly significant because it links tourism-related activity not only to isolated disturbances but also to the disruption of reasonable expectations of rest, safety, and peaceful coexistence that are characteristic of a primary residence.
In this context, ceasing the activity may be considered an appropriate measure when it is established that the use of the residence for tourism purposes causes actual and ongoing disruption to the other owners or residents.
Homeowners’ Associations and Vacation Rentals
Conflicts over vacation rentals in homeowners’ associations can arise either because of a prohibition in the bylaws or because of activities that are disruptive, inconsiderate, or harmful to the community.
In the absence of an express prohibition, the analysis may focus on the specific use of the dwelling and on evidence of the resulting disturbances. Therefore, the homeowners’ association’s actions must be orderly, documented, and legally sound.
The homeowners’ association may need advice to assess whether there are sufficient grounds to take action, what evidence should be gathered, what community resolutions should be adopted, and what legal actions can be taken against the property owner or the operator of the business.
Up-to-date information on vacation rentals and homeowners’ associations
For more up-to-date information on vacation rentals, homeowners’ associations, licenses, the use of residential properties for tourism, and neighborhood disputes, please see other content from IN DIEM Abogados on vacation rentals and homeowners’ associations, or request a consultation with IN DIEM to analyze your specific case.
Preguntas frecuentes sobre pisos turísticos y comunidades de propietarios
¿Puede una comunidad de propietarios prohibir los pisos turísticos?
La comunidad puede adoptar acuerdos que limiten o condicionen el uso turístico de viviendas conforme a la normativa vigente y a la Ley de Propiedad Horizontal. No obstante, la validez, alcance y efectos de esa prohibición deben analizarse caso por caso, especialmente si ya existían licencias o actividades previas.
¿El uso turístico de una vivienda es siempre una actividad molesta?
No necesariamente. La existencia de una vivienda turística no implica por sí sola una actividad contraria a la convivencia. Lo relevante es acreditar si el uso concreto genera molestias, ruidos, problemas de seguridad, daños, uso anómalo de elementos comunes o alteraciones reales en la vida de la comunidad.
¿Cuándo puede solicitarse el cese de la actividad turística?
Puede valorarse una acción de cesación cuando la actividad resulte molesta, perjudicial, incívica o contraria a la convivencia normal del inmueble. Para ello será necesario reunir pruebas suficientes y revisar la normativa autonómica, municipal y comunitaria aplicable.
¿Qué pruebas puede aportar la comunidad frente a un piso turístico conflictivo?
Pueden ser útiles las actas de comunidad, comunicaciones al propietario, denuncias, partes policiales, fotografías, vídeos, testimonios de vecinos, informes técnicos, registros de incidencias, quejas reiteradas y cualquier documento que acredite ruidos, daños, uso indebido de zonas comunes o problemas de seguridad.
¿Qué importancia tiene el uso de los elementos comunes?
El uso intensivo de portales, escaleras, ascensores, patios, zonas de acceso o instalaciones comunes puede ser relevante si altera la convivencia ordinaria o incrementa el riesgo de daños. En viviendas turísticas, la rotación frecuente de ocupantes puede justificar un análisis específico del impacto en la comunidad.
¿Qué puede hacer un vecino afectado por ruidos o fiestas en un piso turístico?
Conviene documentar las incidencias, comunicar los hechos al presidente o administrador de la comunidad, solicitar que consten en acta, valorar la intervención policial si procede y pedir asesoramiento jurídico para determinar si existe base para una reclamación o acción de cesación.
¿Puede actuar la comunidad aunque el piso turístico tenga licencia?
La existencia de licencia administrativa no impide necesariamente que la comunidad actúe si la actividad se desarrolla de forma molesta, perjudicial o contraria a la convivencia. La licencia permite ejercer la actividad desde el punto de vista administrativo, pero no ampara conductas incívicas ni usos anómalos del inmueble.
¿Qué debe revisar un propietario antes de explotar una vivienda turística?
Debe revisar la normativa autonómica y municipal, los estatutos de la comunidad, posibles acuerdos comunitarios, requisitos de licencia o declaración responsable, obligaciones fiscales, seguros, condiciones de convivencia y limitaciones derivadas de la propiedad horizontal.
¿Por qué es importante analizar cada caso de forma individual?
Porque los conflictos sobre pisos turísticos dependen de múltiples factores: normativa local, existencia de licencia, estatutos comunitarios, intensidad de uso, pruebas de molestias, acuerdos adoptados, número de incidencias y afectación real a los vecinos.
¿Cómo puede ayudar IN DIEM Abogados en conflictos por pisos turísticos?
IN DIEM Abogados puede asesorar a comunidades, propietarios y vecinos en la revisión de licencias, estatutos, acuerdos comunitarios, recopilación de pruebas, reclamaciones por molestias, acciones de cesación, expedientes administrativos y defensa jurídica en conflictos relacionados con viviendas de uso turístico.
Legal Advice on Vacation Rentals and Homeowners’ Associations
IN DIEM Abogados provides legal advice on matters related to vacation rentals, homeowners’ associations, condominium ownership, administrative licenses, disciplinary proceedings, taxation, neighborhood disputes, and improper use of vacation rentals.
Legal advice may be relevant for homeowners’ associations seeking to address disruptive activities, property owners who rent out their homes for tourist use, neighbors affected by noise or conflicts with others, or property owners who need to review the administrative and community-related legality of the activity.
For an initial assessment, you can contact IN DIEM Abogados by IN DIEM consultation.
In-person, online, and urgent service. 24-hour support.
IN DIEM Abogados provides in-person and online legal services from its offices in Madrid, Seville, Málaga, Marbella, Estepona, Las Palmas de Gran Canaria, Almería and Huelva, providing coverage to customers throughout the country.
The firm has a multidisciplinary team composed of specialized attorneys and professionals with experience in the judicial, tax, and administrative fields, which allows it to approach each matter from a technical, strategic, and practical perspective.
In addition, IN DIEM Abogados offers online assistance and urgent assistance when the nature of the matter requires an immediate response or a quick initial assessment of the case.
For an initial consultation, you can contact IN DIEM Abogados by IN DIEM consultation.
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