Can you just start a B&B in the Spanish interior? No, starting a Bed & Breakfast (B&B) in a Spanish rural area (Suelo No Urbanizable) is complex and usually requires a zoning change via a Declaración de Interés Comunitario (DIC). Most plots in the interior of the Comunidad Valenciana are zoned as agricultural or forest areas and do not have an automatic commercial or tourist licence. To legally host guests here, you need to go through a strict administrative procedure that proves your project has a social or economic benefit to the municipality.
Expert Insight: "Many buyers underestimate the legal status of 'rustico' land. Without an approved DIC, commercial operation is simply illegal, which can lead to closure and hefty fines. The DIC is not a formality, but a full-blown urban planning project."
Below is the detailed roadmap for setting up a B&B in the Comunidad Valenciana.
Step 1. Pre-project: preparing the DIC
The first phase is the feasibility study. Because you want to develop a tourist activity on land not originally intended for it, you must convince the municipality through a Declaración de Interés Comunitario (Declaration of Community Interest).
Crucial conditions:
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Minimum plot size: Your plot must have a minimum of 5.000 m² large (in many municipalities, this standard is even higher, often around 10,000 sq m).
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Professional guidance: You should have a pre-project in, prepared by an architect. This includes a presentation of the B&B, a landscape integration study and an impact analysis.
On average, the architect has 1 to 3 months needed to put this file together. The municipal council then assesses whether your pre-project is in line with local interests. This initial assessment also takes 1 to 3 months.
Step 2. Final project: municipal approval
After a positive opinion on the pre-project, the phase of the final project. The requirements are now becoming stricter and more technical.
Required studies and documents:
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Environmental impact assessment: Evidence that the activity does not harm the agricultural environment.
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Utilities: Official confirmations from suppliers that there is sufficient capacity for electricity and water.
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Wastewater treatment: Detailed plans for water treatment (often via a septic tank with oxidation system), given that there is often no sewage system.
The Canon (Taxation): Keep in mind that at a DIC, you often pay an annual fee (the Canon) must pay to the municipality for the commercial use of agricultural land.
The municipality tests two issues:
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Impact on surroundings (environment and landscape).
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Quality of accommodation (minimum tourism standards).
Count on a lead time of maximum 2 years.
Step 3. Regional approval (Conselleria)
Municipal approval is not the end station. The file then moves to the regional government (the Generalitat Valenciana). Several departments, including Tourism (Turisme Comunitat Valenciana) and Environment, must give their approval.
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Lead time: This is the biggest bottleneck. By law, the regional government has generous time limits, which in practice can amount to 3 years waiting time.
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Results: Only after this explicit approval is the zoning change a reality.
Important Exception: The 'Casa Rural'
Is the DIC process too onerous or taking too long? Then investigate whether your property qualifies as Casa Rural.
What is the advantage? If your project meets the specific requirements of a Casa Rural, you can apply to the municipality for a exemption for the DIC applications. This significantly shortens the procedure.
The '20% Rule': A hard condition for this exemption is that you must have the Expands existing building by no more than 20%. If you are going to add on a large scale, this option will be lost and you will fall back into the regular DIC procedure.
Step 4. Operating licence (Licencia de Actividad)
Once the DIC (or exemption) is in and any conversion works have been completed, apply for the operating licence (Licencia de Apertura/Actividad) to the municipality.
This is the commercial inspection of your building. The municipality checks that the building meets all standards for:
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Fire safety.
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Accessibility.
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Sound insulation.
Note: Obtaining the final licence can take a long time in complex cases (sometimes up to 4 years), but often it is allowed to start on the basis of a 'provisional declaration' (Declaración Responsable), provided the file is submitted completely correctly.
Step 5. Registration and Start
The final administrative hurdle is the formal registration of your company.
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Trade register: Register your case (similar to the Belgian CBE).
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Tourist Register: Mandatory registration with the region's tourism department (you will be given a registration number that you are required to quote on your website).
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Food safety: If you serve breakfast or dinner, you need a specific food handling licence.
Conclusion
Starting a B&B in Spain's interior is a long-winded legal process. Count on a procedure of 3 to 5 years for a full route through the DIC. Success hinges on proper acquisition of the property (due diligence) and the goodwill of the local government. For small-scale projects, the route of the Casa Rural often more interesting because of the possible exemption from the DIC.
Frequently asked questions (FAQ)
How long does it take to get a licence for a B&B in Valencia?
If you need to go through the full DIC procedure for a property on agricultural land, you should expect a timeframe of 3 to 5 years before all final permits are in place. For a Casa Rural with an exemption, this process can be considerably shorter (1 to 2 years).
What is the difference between a B&B and a Casa Rural in Spain?
Legally, the term 'B&B' often does not exist in Spanish regional law; it often falls under Hotel Rural or Pension. A Casa Rural is a specific protected category for small-scale tourism in characteristic properties. The main difference for you is that a Casa Rural can often be exempted from the onerous DIC procedure, provided you do not extend more than 20%.
Do I always need a DIC for a B&B inland?
No. You have no DIC needed if your property is in "urban area" (Suelo Urbano) is located (the village centre). Is the property located in "rural area" (Suelo No Urbanizable), then a DIC is basically mandatory unless you obtain an exemption as a Casa Rural.
What is the minimum plot size for a rural B&B?
The general rule in Comunidad Valenciana is minimum 5.000 m². However, many municipal land use plans (PGOU) are stricter and require plots of 10,000 m² or more To combat fragmentation of the landscape.
About the author: Glenn Janssens is a lawyer specialising in Spanish real estate transactions and tax regulations. Since 2017, he has been helping Belgian and Dutch individuals and entrepreneurs to safely purchase and structure real estate in Spain. He guides files from A to Z: from due diligence, ownership and tax control to estate planning and optimisation for residents and non-residents. Thanks to his years of experience, hundreds of handled files and focus on transparent communication, Glenn makes complex Spanish legislation understandable and practically applicable for every property buyer.
