With partial rules
Coliving regulation in Navarre, Spain: Foral Act 11/2026 on room rentals and its contract register (2026)
Navarre has no coliving figure like Madrid's or Catalonia's, but since 14 July 2026 it has something that weighs more on an operator's day-to-day: a regional act on renting rooms. Ley Foral 11/2026 (Foral Act 11/2026) distinguishes three contracts —a room as a main home, a seasonal room and lodging (hospedaje)—, caps room rents in stressed housing areas and requires the contracts to be entered in a register that comes into effect on 1 January 2027.
The general guide to coliving regulation in Spain →
The short answer
The word coliving does not appear in any law of Navarre. What there is, is Ley Foral 11/2026, de 2 de julio, reguladora del arrendamiento de habitaciones (Foral Act 11/2026 regulating room rentals), in force since 14 July 2026. It covers three contracts (Art. 2): renting a room as a main home, renting a room for a season, and lodging. A coliving lets rooms with shared areas and, almost always, with cleaning and utilities included, so its contract with the resident falls under one of the three.
That is why this page is one of partial rules: the act does not define coliving or set building conditions, as Madrid or Catalonia do, but it regulates the contract and adds a new obligation for any operator with rooms in Navarre: the register.
What the rule says
They must be entered in the Register of Housing Lease Contracts of Navarre
That article refers to room contracts, both as a main home and seasonal, and to lodging contracts. The first additional provision creates the register within the Housing Register of Navarre, as an administrative, declaratory and electronic register, and gives the landlord one month to apply for registration, from signing the contract or from entry into force, if later. Lodging contracts involving tourist activity that are already entered in another register are left out. Under the second final provision, everything to do with the register takes effect on 1 January 2027.
Lodging (hospedaje, Art. 11) is letting a home or a room with additional services linked to the accommodation: at least cleaning and utilities and, where applicable, safekeeping or storage, for a set price. It is governed by what the parties agree, by local custom and, in the alternative, by the Compilation of the Civil Law of Navarre (Art. 12). It is the contract a coliving fits into when those services are included in the fee.
Renting a room as a main home (Art. 4(1)) covers whoever lives in the room, permanently or temporarily, and the act expressly lists "study or training" reasons as a temporary cause, alongside work or health reasons. If the contract does not state the reason for the temporary nature, it is presumed to be permanent.
The conditions
| Condition | What it requires | Where |
|---|---|---|
| Register | Enter room and lodging contracts within one month of signing; effective from 1 January 2027 | Art. 3; first additional provision (Arts. 90 and 92(1) Foral Act 10/2010); second final provision |
| Reason for the temporary nature | State it in the contract; otherwise the contract is presumed permanent | Art. 4(1) |
| Length of a seasonal contract | Never more than one year; if longer, it becomes a permanent main-home contract | Art. 5(2) |
| Rent in a stressed area | The rents of all the rooms in one home cannot add up to more than the maximum rent of the whole home | Art. 6(2) |
| Rent of each room | In proportion to its usable floor area out of the home's total usable floor area | Art. 6(3) |
| Lodging | At least cleaning and utilities; governed by the agreement and by Navarre's civil law | Arts. 11 and 12 |
Source: Foral Act 11/2026, consolidated text in the BOE (BOE-A-2026-16356).
Before signing, the landlord has to give the essential conditions: usable floor area, services and utilities, rent, term, deposit and the shared areas the incoming resident can use. This is required by Article 40 of Foral Act 10/2010 on the right to housing, as worded by this act.
What the rule does not say
Worth knowing
The act does not name coliving, student residences or university halls (colegios mayores), so it does not say expressly whether a residence with services is governed by it. Nor does it set a minimum room size or a size for shared areas, and it has no penalty regime of its own: the only offence it adds is failing to give the required information when the omission is misleading. It has no transitional provisions either: for contracts signed earlier, the new Article 92(1) counts the one-month period from signing or from entry into force, if later.
What does not change
The planning conditions of the building still depend on each municipality's plan, and whatever this act does not regulate is handled as in any other region: see the general guide to coliving rules in Spain and LAU: housing or other use.
Frequently asked questions
Do coliving contracts have to be registered in Navarre?
Yes, if the coliving lets rooms, with or without services. Article 3 of Foral Act 11/2026 requires room contracts, whether as a main home or seasonal, and lodging contracts to be entered in the Register of Housing Lease Contracts of Navarre. The landlord has one month to apply, and the register takes effect on 1 January 2027.
What is a lodging contract under Foral Act 11/2026?
It is letting a home or a room with additional services linked to the accommodation, which at least include cleaning and utilities and, where applicable, safekeeping or storage, for a set price (Article 11). It is governed by the agreement, by local custom and, in the alternative, by Navarre's civil law.
How long can a seasonal room rental last in Navarre?
Whatever the parties set according to the reason for the temporary nature, but never more than one year (Article 5(2)). If the contract sets a longer term, it is treated as a permanent main-home contract. If it is shorter and the reason continues, it is extended month by month up to the year or until the reason ends.
Are room rents capped in Navarre?
In stressed housing market areas, yes. The rents of the rooms let at the same time in one home cannot add up to more than the maximum rent of the whole home (Article 6(2)), and each room's rent is worked out in proportion to its usable floor area (Article 6(3)).
Does the act apply to student residences and university halls?
The act does not name them, so it does not say so expressly. It does list studies as a temporary reason for renting a room as a main home (Article 4(1)). Each residence has to look at the contract it signs with the resident: a room with cleaning and utilities included fits the lodging contract of Article 11.
Other regions
- MadridRules of its own since November 2023: the "residencia compartida" (shared residence) of the General Plan's Planning Rules, a residential use allowed only in a dedicated building.
- CataloniaRules of its own since December 2020: housing with complementary common spaces under Llei 18/2007, with a certificate of occupancy and no horizontal division of the building.
- Valencian CommunityPartial rules: Act 3/2023 only regulates not-for-profit collaborative housing; operator-run coliving has no figure of its own, and the city of València is processing it in its General Plan.
- GaliciaRules of its own since 1 January 2026: shared accommodation under Act 8/2012, by public or private developers and with 30 m² of usable area per unit.
- AndalusiaPartial rules: Act 5/2025 has defined coliving (Art. 4(j)) since 24 January 2026, but the minimum floor area depends on regulations that have not been issued.
- Balearic IslandsRules of its own since May 2024: housing with complementary common spaces under Llei 5/2018, with a single certificate of occupancy for the building and no horizontal property.
- Basque CountryPartial rules: Decree 80/2022 only sets the habitability of collaborative housing; use, licensing and the contract have no rule of their own.
- Canary IslandsRules of its own since February 2024: housing with complementary common spaces under Act 2/2003 and the floor areas of Decree-Law 1/2024, with regulations pending.