LAU · Law 12/2023 · 100% Free

How much can I raise the rent? Spain Calculator 2026

Calculate your annual rent update: IRAV 2.28% for post-Law 12/2023 contracts, or CPI for earlier ones. Law 12/2023 Housing, large landlord rules and tensioned areas. Primary residences, holiday lets and commercial premises.

2022

Cap 2%

RDL 20/2022

2023

Cap 3%

RDL 1/2023

2024

Cap 3%

RDL 1/2024

2025+

IRAV

2.28% Dec 2024 (BOE-A-2024-26685)

Contract details

Tenancy type

Primary residence

LAU title II · Law 12/2023

Holiday rental

LAU art. 5.e · Regional law

Commercial / other use

LAU title III · No cap

Current monthly rent (€)

€

Update year

Contract signing date

After 26/05/2023

IRAV applies (Law 12/2023 DA 10)

Before 26/05/2023

IPC applies without cap from 2025

Official reference index:

IRAV Nov 2025 = 2.29% (last published; enter the actual figure for the month prior to your update)

IRAV to apply (%), leave blank to use reference value

The IRAV published by INE for the month prior to your contract's update date (INE Resolution 18/12/2024, BOE-A-2024-26685).

Large landlord (≥5 properties)

Art. 3.k Law 12/2023: Natural or legal person with ≥5 homes in tensioned area (10 in general)

Tensioned residential market area

Declared by regional government per Art. 18 Law 12/2023: verify with your local authority

Legal note: Indicative calculator based on Art. 18 LAU and Law 12/2023 on Housing. For contracts signed from 26/05/2023, the applicable index is the IRAV published monthly by INE (INE Presidential Resolution 18/12/2024, BOE-A-2024-26685, effective 01/01/2025). For earlier contracts, CPI applies without cap from 2025 (expiry of containment RDLs). Additional restrictions apply in tensioned areas. Consult a tenancy lawyer before applying any rent update.

Applicable regulation: LAU Art. 18 (annual update); Law 12/2023 on Housing arts. 17-18, DA 10 and DA 11 (IRAV + tensioned areas); RDL 1/2024 (3% cap for 2024); INE Resolution 18/12/2024 (BOE-A-2024-26685, IRAV definition and first publication); CC art. 1575 (commercial).

FAQ: Rent update in Spain

Is annual rent updating mandatory in Spain?

It is not automatic: the landlord must notify the tenant in writing of the new updated rent before the annual period expires. The update is not retroactive if not notified in time. If the landlord fails to notify within the year, the right to apply it for that period may be lost (some contracts allow accumulation). Consult a lawyer about your specific contract.

Can the tenant refuse to pay the updated rent?

The tenant can refuse if the landlord has not properly communicated the update or if the percentage exceeds legal limits. In case of dispute, resolution is judicial. From 2025, for post-Law 12/2023 contracts, IRAV is the applicable legal index (published in BOE-A-2024-26685); neither party can apply a different percentage without express agreement.

Legal note: Indicative calculator based on Art. 18.1 LAU (Law 29/1994), Law 12/2023 on Housing and INE Resolution 18/12/2024 (BOE-A-2024-26685, IRAV). For contracts from 26/05/2023, the applicable index from 01/01/2025 is the IRAV published monthly by INE. For earlier contracts, CPI without cap applies from 2025. For specific cases, especially in tensioned areas or involving large landlords, consult a specialist tenancy lawyer.