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Residential tenancy agreement (LAU)

Residential tenancy agreement (LAU) is filed with Documento privado entre las partes + organismo autonómico de fianzas. With Managora you do it 100% online: you answer a few questions, sign a digital mandato (power of representation) and we draft, sign and file your application for you. Estimated total cost: from €29. Official tasa (government fee): No AJD or VAT (residential lettings are exempt, art. 20.1.23 LIVA). ITP of 0,5 % in some autonomous communities (others waive it).

We draft your residential tenancy agreement under LAU 29/1994 and its amendments. We check the compulsory extension in the tenant's favour (5 years if the landlord is an individual / 7 years if a legal entity), the legal deposit (1 month's rent) plus any additional security (a maximum of 2 months' rent under RDL 7/2019), the cap on increases (3 % in 2024 / the IRAV index from 2025), the rent caps in a designated pressured area under Ley 12/2023 (110 % of the previous contract, or the official index for large landlords), and how costs are shared. We also arrange for the deposit to be lodged with the relevant regional body.

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Estimated total cost
from €29
Managora's fee
€35.09 (21% VAT incl.)
Tasa (official government fee)
No AJD or VAT (residential lettings are exempt, art. 20.1.23 LIVA). ITP of 0,5 % in some autonomous communities (others waive it). (suplido: paid to the authority on your behalf, no VAT)
Processing time
Signed immediately. Lodging the deposit: 1-2 months with the regional body.
Where it is filed
Documento privado entre las partes + organismo autonómico de fianzas ↗
What you receive
Application

Cost breakdown: Our fee 29 €. No AJD or VAT (residential lettings are exempt). In some communities, ITP of around 0,5 % of the rent, which varies..

Residential tenancy agreement (LAU): how is it filed?

  1. 1Answer the chat questions (around 12 minutes).
  2. 2We work out which regime applies: a main home with the compulsory 5/7 year extension, or another use with no extension.
  3. 3We check the deposit (a maximum of 1 month's rent), any additional security (a maximum of 2 months' rent) and the increases (3 % in 2024 / the IRAV index from 2025).
  4. 4If it is in a pressured area (Ley 12/2023): we apply the caps according to what kind of landlord you are.
  5. 5Payment of 29 € for our fee. No AJD or VAT.
  6. 6Sign the mandate from your mobile.
  7. 7We draft the full contract with all the legal clauses and the sharing of costs.
  8. 8We arrange for the deposit to be lodged with the regional body.
  9. 9If you ask us to: entry at the Registro de la Propiedad (art. 7 LAU), which makes the tenancy binding on third parties.
  10. 10The landlord's income tax: this is property income, with a 60 % reduction if it is the tenant's main home.

Which documents do you need?

  • •DNI / NIE / CIF of the landlord and the tenant.
  • •A nota simple for the property from the Registry (use nota_simple_rp if you do not have one).
  • •Proof of payment of the latest IBI bill.
  • •If the tenant is providing a guarantor: the guarantor's documents.
  • •A photographic inventory of the condition of the property (recommended).
  • •Initial meter readings for electricity, water and gas.

Legal basis and things to bear in mind

  • Legal framework: Ley 29/1994 LAU + RDL 7/2019 (restoring the 5/7 year terms) + RDL 6/2022 (capping increases) + Ley 12/2023 on housing (pressured areas, the IRAV index) + Ley 24/2023.
  • COMPULSORY EXTENSION (art. 9 LAU): 5 years if the landlord is an individual, 7 years if a legal entity. It only applies to the tenant's main home. TACIT EXTENSION (art. 10): a further 3 years if neither party gives notice.
  • DEPOSIT (art. 36 LAU): 1 month's rent by law for a home; 2 for other uses. Additional security is capped at 2 months' rent (RDL 7/2019). It must be lodged with the regional body.
  • PRESSURED AREAS (Ley 12/2023): the rent is capped at 110 % of the previous contract (where the landlord is NOT a large landlord) or at the public reference index (where they ARE). A large landlord is one with more than 5 properties, or more than 10 if they are main homes.
  • ANNUAL INCREASE: capped at 3 % in 2024. From 2025 the IRAV (the rent update reference index) published by the INE applies.
  • TENANT WITHDRAWAL (art. 11 LAU): after 6 months, on 30 days' notice, with agreed compensation of 1 month's rent for each year remaining.
  • SHARING COSTS (art. 20 LAU): whatever is expressly agreed. By default, general costs and services fall on the landlord (including the IBI), unless otherwise agreed.
  • Entry at the Land Registry (art. 7 LAU): optional. It makes the tenancy binding on third parties who later acquire the property.
  • Natural next steps: nota_simple_rp (to check ownership and charges) (unpaid rent), conciliacion_civil (mediation beforehand), instrucciones_previas (in the event of death).
  • Tax: residential lettings are exempt from IVA (VAT) (art. 20.1.23 LIVA). ITP of 0,5 % payable by the tenant in some Comunidades Autónomas (others give a 100 % relief). For the landlord's IRPF (income tax) it is property income, with a 60 % reduction if it is the tenant's main home.

Residential tenancy agreement (LAU): frequently asked questions

Residential tenancy agreement (LAU): how much does it cost?

The estimated total cost (our fee + official tasas and taxes) is from €29: Our fee 29 €. No AJD or VAT (residential lettings are exempt). In some communities, ITP of around 0,5 % of the rent, which varies.. Managora's fee is €35.09, 21% VAT included (€29.00 net + €6.09 VAT). The official tasa charged by the authority (a suplido paid on your behalf, no VAT) is: No AJD or VAT (residential lettings are exempt, art. 20.1.23 LIVA). ITP of 0,5 % in some autonomous communities (others waive it)..

Residential tenancy agreement (LAU): how long does it take?

Signed immediately. Lodging the deposit: 1-2 months with the regional body.

Residential tenancy agreement (LAU): which documents do I need?

You need to have to hand: DNI / NIE / CIF of the landlord and the tenant., A nota simple for the property from the Registry (use nota_simple_rp if you do not have one)., Proof of payment of the latest IBI bill., If the tenant is providing a guarantor: the guarantor's documents., A photographic inventory of the condition of the property (recommended)., Initial meter readings for electricity, water and gas.. You do not upload them here: we collect the details through the guided chat.

Who files the procedure?

Managora files it in your name with Documento privado entre las partes + organismo autonómico de fianzas. You only provide the details through the chat and sign a mandato (power of representation); we prepare, sign and register it.

Can it be done online?

Yes. The whole process is online: you answer a few questions in the guided chat, sign a simple mandato on screen and receive the receipt and the official documents by email, with full legal validity.

Related procedures

Based on the legislation in force and on the official site of the competent authority: Documento privado entre las partes + organismo autonómico de fianzas ↗.

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