The figure of the large-scale landlord has established itself as one of the central elements of current housing regulations. Its impact extends to the contractual, procedural and land-registry spheres, raising numerous questions.
How many properties must a large landlord own?
Although the term large landlord does not have a single or homogeneous definition, at state level Law 12/2023 of 24 May on the right to housing considers a large landlord to be anyone who owns more than ten urban residential properties or more than 1,500 m² of constructed floor area. In Catalonia, the threshold is stricter: owning five or more homes within a rent-pressure zone, a category that currently affects 271 municipalities.
How are properties counted to be considered a large-scale landlord?
Alongside the lack of regulatory uniformity, there is also a variety of interpretations as to how the number of dwellings should be calculated.
Whilst the Catalan Housing Agency includes any form of ownership, even partial, the Directorate-General for Taxes (DGT) requires full ownership or effective control over the property, excluding habitual residence and usufruct, but including bare ownership.
What are the consequences?
In matters of tenancy, the status of large-scale landlord implies specific obligations and rent caps. Law 12/2023 regulates what information must be included in the contract, how the initial price must be set and under what circumstances it may be updated. Ignoring these requirements can lead to penalties or the nullity of clauses.
In procedural law, the Constitutional Court has removed the obligation to offer social housing or justify the tenant's vulnerability prior to eviction, although Law 1/2025 has incorporated the general requirement to resort to an Alternative Dispute Resolution (ADR) mechanism before filing a claim.
And from the land registry perspective, Catalan Decree-Laws 1/2025 and 2/2025 extend the right of first refusal and retraction in favour of the Generalitat, requiring a large-scale landlord certificate issued by the Association of Registrars, which may condition the registration of sales.
Conclusions
Ultimately, the concept of the large-scale landlord constitutes a complex element of the housing market today. The coexistence of state and regional regulations, coupled with disparate administrative criteria, requires the utmost legal caution when planning property transactions or executing tenancy agreements.
Before closing any transaction, it is essential:
- Check the applicable legislation and the existence of stressed areas.
- Verify the cardholder's status and, where applicable, request the large landlord certificate.
- Review the contractual and registry documentation in accordance with the new legal limits.
Proper identification of the status of large-scale landlord and specialist advice are key to ensuring the validity, security and effectiveness of every real estate transaction.
If you need to assess how these reforms may affect your operations or real estate assets, we at Busquets will be delighted to help you. You can contact us by calling 934 160 004 or writing to info@busquets.legal, and we will support you with whatever you need.