Updated 23 October 2026. Royal Decree-Law 26/2026, which reformed rentals and housing, came into force on 1 October and was repealed by Congress on 2 October. The Government then approved Royal Decree-Law 29/2026 of 6 October, on urgent measures to protect the social function of housing, in force since 8 October 2026. It is awaiting validation by Congress: if it is not validated, its measures will cease to apply. Here is a summary of what changes for landlords and tenants.
At MH & MG Abogados we advise landlords and tenants in Barcelona and Roses (Girona) and we are closely following how this legislation develops.
1. Evictions of vulnerable households
- Suspension until 31 December 2030. Where the claimant is an entity that buys unpaid loans or properties at prices well below market value, the court suspends the eviction, even if judgment has already been given, without compensation. For other claimants, the suspension is reviewed periodically, lasts no more than three years and, in certain cases, entitles the owner to compensation.
- Extraordinary settlement. In evictions for non-payment where the tenant is economically vulnerable, the public authorities have two months to offer alternative housing or pay or deposit the debt. If they do not, they take over as debtor and the lease continues while the vulnerability persists.
- Mortgage enforcement. The claim must state whether the property is the debtor’s habitual residence and whether the claimant is a large landlord; if not, it must provide a Land Registry certificate of the homes registered in its name.
2. Existing leases
- Extraordinary extension. Certain habitual-residence leases in force on 8 October 2026 can be extended by up to two more years at the tenant’s request, if the tenant meets the requirements, including being up to date with rent.
- Rent updates. Until 31 December 2027, if the rent exceeds the limit of the applicable reference index, it cannot be increased. In other cases, the increase is whatever the parties agree and, failing agreement, no more than 2%.
3. Seasonal lets
A seasonal let must be based on a real, provable reason, last more than 31 days and, as a rule, not exceed twelve months. A seasonal lease of more than twelve months without justification, or more than two consecutive leases between the same parties for the same home, is treated as a habitual-residence lease from the first contract, with all the consequences that entails.
4. What happened to Royal Decree-Law 26/2026
Royal Decree-Law 26/2026 also included tax and affordable housing measures, but once it was repealed its amendments ceased to have effect. The measures described in this article are those of Royal Decree-Law 29/2026. If someone cites a rule from 26/2026, check whether it still applies under the new text.
What should you check now?
- If you are a landlord planning to sue for unpaid rent, check whether the tenant may be vulnerable and whether the suspension or extraordinary settlement affects you. See our article on evictions in Barcelona.
- If you are updating the rent or renewing a lease, review the new limits and the extraordinary extension.
- If you offer seasonal lets, document the reason and the length of the contract carefully.
- If you are a tenant, check whether you can request the extraordinary extension and how the new cap affects your rent update.
We will update this article once Congress votes on validation. Find out more on our real estate law page, or book an in-person or online appointment in Barcelona (+34 93 368 32 02) or Roses (+34 972 15 24 32), via WhatsApp (+34 653 964 658) or through our contact page.
Legislation: Royal Decree-Law 29/2026 of 6 October.