Important: This article is a reprint of a 2016 piece on tourist apartment rentals, homeowners’ associations, and neighborly relations, based on a ruling by the High Court of Justice of Catalonia issued in May 2016. Since then, the legal framework governing tourist accommodations has evolved significantly, particularly due to subsequent amendments to the Horizontal Property Actand the Royal Decree-Law 7/2019 , and subsequent case law from the Supreme Court.
From its earliest stages of expansion, the rental of vacation apartments sparked a significant legal debate regarding condominium ownership, neighborly relations, administrative permits, and restrictions on the use of residential units within homeowners’ associations.
The use of a residence for tourism purposes raises issues that differ from those of ordinary residential leases. In such cases, regional tourism regulations, municipal ordinances, community bylaws, internal rules of coexistence, and the remedies provided for in the Horizontal Property Act.
This article discusses a significant ruling issued in 2016 by the High Court of Justice of Catalonia, which examined whether the use of a residence for tourism purposes could, in and of itself, be considered an activity contrary to normal coexistence within a homeowners’ association.
Vacation Rentals and Homeowners’ Associations
The Plenary Session of the Civil and Criminal Chamber of the High Court of Justice of Catalonia, in a ruling dated May 19, 2016 (Ruling No. 37/2016), with Mr. Abril Campoy as the reporting judge, stated the following regarding tourist apartments:
“There is no evidence that the use of the property at issue in this appeal for tourism purposes was prohibited by the community bylaws when the activity began.”
The ruling was therefore based on a particularly relevant fact: tourism-related activities were not prohibited in the community’s bylaws when the use of the residence for that purpose began.
This factor was important because, in the context of condominium ownership, community bylaws can affect the uses that are permitted or prohibited within the building. Therefore, in disputes involving vacation rentals, it is necessary to examine the deed of incorporation, the bylaws, existing community agreements, and the date on which the activity began.
Administrative License and Vacation Rentals
In addition, the Plenary Session of the Civil and Criminal Chamber noted that Catalonia had enacted legislation governing tourist apartments and stated:
“Until the distinction between vacation rentals and homes used for tourism purposes was reestablished, homes used for tourism purposes had to apply for an administrative license as vacation rentals, as in this case.”
This point highlights the importance of the administrative aspect of the activity. Vacation rentals do not depend solely on the relationship between the owner and the homeowners’ association, but also on compliance with the administrative requirements in each jurisdiction.
In that context, obtaining a license or administrative authorization could be a relevant factor in assessing whether the activity was in compliance with regulations, although this did not preclude the possibility of conflicts arising within the homeowners’ association if the specific use of the residence caused problems among residents.
Tourism and Normal Community Life
The ruling also included a clarification that is particularly important for analyzing this type of dispute:
“It cannot be concluded that, in the abstract, the existence of tourist accommodations constitutes an activity contrary to normal community life; rather, it is necessary that the use made of them 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.”
This idea was at the heart of the principle set forth in the publication: the existence of a residence intended for tourist use could not automatically be considered contrary to the normal coexistence of the community.
To determine whether there was a legally significant impact, it was necessary to analyze the specific use that was taking place. That is, whether there were instances of anti-social behavior, nuisances, disruptions to peaceful coexistence, improper use of common areas, constant comings and goings with a real impact on the building, or any other circumstance that would allow for an individualized assessment of the case.
Case-by-case analysis
The resolution emphasized the need to assess each case on its own merits. It was not enough to state, in general terms, that all vacation rentals were incompatible with good neighborly relations.
In disputes over vacation rentals, the analysis had to take into account various factors: whether or not there was a statutory prohibition, when the activity began, the applicable administrative regulations, the type of property, the frequency of occupancy, documented disturbances, the conduct of the guests, and the potential impact on the community.
This approach was particularly relevant for homeowners’ associations and homeowners, because it avoided automatic solutions and required a legal assessment tailored to the circumstances of each case.
Condominium Ownership, Bylaws, and Restrictions on the Use of the Unit
The condominium ownership regime allows each owner to use their exclusive unit, but such use must be consistent with the rights of the other owners and with the rules applicable to the building.
When a residence is used for short-term rentals, tensions may arise between the owner’s right to generate income from the property and the community’s right to maintain a harmonious living environment, safety, peace and quiet, and the proper use of common areas.
Therefore, it is essential to review the community bylaws, the resolutions adopted by the homeowners’ association, and any prohibitions or restrictions that may apply to the use of the homes for tourism.
Legal Significance of the Judgment in Question
The ruling in question was significant because it addressed a common issue in homeowners’ associations: whether short-term rental could, in and of itself, be considered an activity that interferes with normal community life.
The criterion set forth in the publication was that such a statement could not be made in the abstract. The activity had to be analyzed on a case-by-case basis, especially when there was no prior statutory prohibition and when the residence had obtained administrative authorization to carry out the activity.
This line of reasoning provided a useful framework for resolving disputes between property owners, homeowners’ associations, and owners of vacation rental properties at a time when the regulation of this activity was rapidly evolving.
Up-to-date information on vacation rentals and homeowners’ associations
For more up-to-date information on vacation rentals, homeowners’ associations, licenses, lease agreements, and disputes arising from the use of residential properties for tourism, please see other content from IN DIEM Abogados on the immediate cessation of short-term rental activity, online advice on civil contracts, rentals, and leases , and legal advice on housing matters.
Legal advice on vacation rentals, lease agreements, and condominium ownership
IN DIEM Abogados provides legal advice on matters related to vacation rentals, lease agreements, condominium ownership, homeowners’ associations, administrative permits, neighborhood disputes, disciplinary proceedings, and legal actions related to the use of residential properties for tourism.
Legal advice can be important both for property owners who wish to rent out a home for short-term tourism and for homeowners’ associations that need to assess whether there are restrictions in the bylaws, issues with coexistence, administrative violations, or legal avenues for addressing improper uses.
For an initial assessment, you can contact IN DIEM Abogados by IN DIEM consultation.
Preguntas frecuentes sobre alquiler de pisos turísticos y comunidades de propietarios
¿Puede una comunidad de propietarios prohibir los pisos turísticos?
Depende del caso concreto, de los estatutos comunitarios, de los acuerdos adoptados por la junta de propietarios y de la normativa vigente aplicable. Por eso, antes de actuar conviene revisar el título constitutivo, los estatutos, los acuerdos inscritos y la regulación autonómica o municipal correspondiente.
¿El alquiler turístico es siempre contrario a la convivencia vecinal?
No necesariamente. La existencia de una vivienda de uso turístico no implica, por sí sola, que exista una actividad contraria a la convivencia normal. Debe analizarse el uso concreto de la vivienda y si se producen molestias, conductas incívicas, uso anómalo de elementos comunes o alteraciones reales de la convivencia.
¿Qué importancia tienen los estatutos de la comunidad?
Los estatutos pueden contener limitaciones o prohibiciones sobre determinados usos del inmueble. En conflictos por pisos turísticos, es esencial comprobar si existía una prohibición estatutaria previa, si fue adoptada correctamente y si resulta aplicable al caso concreto.
¿Hace falta licencia administrativa para destinar una vivienda al alquiler turístico?
En muchos casos sí, aunque los requisitos dependen de la normativa turística autonómica y municipal aplicable. La licencia, inscripción o autorización administrativa no elimina por sí sola los posibles conflictos con la comunidad, pero puede ser relevante para valorar la regularidad de la actividad.
¿Qué puede hacer una comunidad si un piso turístico genera molestias?
La comunidad debe documentar las molestias, revisar sus estatutos y acuerdos, comprobar la situación administrativa de la vivienda y valorar las vías de actuación disponibles. En algunos casos puede procederse mediante requerimientos, acuerdos comunitarios, denuncias administrativas o acciones judiciales.
¿Qué pruebas conviene reunir en un conflicto por vivienda turística?
Puede ser útil conservar actas de juntas, quejas de vecinos, informes del administrador, partes policiales, fotografías, vídeos, comunicaciones, anuncios de la vivienda, datos de ocupación, denuncias administrativas y cualquier documento que acredite molestias, incumplimientos o uso anómalo de elementos comunes.
¿La sentencia del TSJ de Cataluña de 2016 sigue siendo relevante?
Sigue teniendo valor histórico y jurídico para entender el debate inicial sobre pisos turísticos y convivencia vecinal, pero actualmente debe analizarse junto con la normativa posterior, la evolución de la Ley de Propiedad Horizontal, la regulación autonómica y municipal y la jurisprudencia más reciente.
¿Puede un propietario defender su derecho a alquilar una vivienda con fines turísticos?
Sí, siempre que la actividad cumpla la normativa aplicable y no esté válidamente limitada o prohibida. No obstante, el propietario debe valorar la situación urbanística, turística y comunitaria del inmueble, así como los posibles conflictos derivados del uso efectivo de la vivienda.
¿Por qué conviene analizar cada caso de forma individualizada?
Porque no todos los pisos turísticos generan los mismos problemas ni todas las comunidades tienen las mismas normas. El análisis debe atender a los estatutos, acuerdos comunitarios, licencias, uso real de la vivienda, molestias acreditadas y normativa vigente en cada territorio.
¿Cómo puede ayudar IN DIEM Abogados en conflictos por pisos turísticos?
IN DIEM Abogados asesora a comunidades de propietarios, administradores de fincas, propietarios y titulares de viviendas de uso turístico en materia de propiedad horizontal, licencias, contratos de alquiler, conflictos vecinales, cese de actividad, reclamaciones y defensa judicial.
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