Has anybody successfully registered yet?

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Manclass
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Has anybody successfully registered yet?

Post by Manclass »

I am very confused about when I need to register to enable me to get a licence for my house in Andalucía . At first I thought it was before the 12th May, now I've been told its within three months after the 12th May.
If anybody has successfully registered can they please post and share with the rest of us how simple or difficult the process is?

Thanking everybody in advance.
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Sanchisimo
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Post by Sanchisimo »

We are hoping to get to the Malaga office of the Junta tomorrow but failing that we will certainly go next week and report back. If it anything like registering for a Vivienda Turistica or Casa Rural it won't be that difficult - more a case of whether the staff are up to speed (and hand me a form with all the information) and of course, haven't all gone for breakfast.

There should be an equivalent office in Granada - as someone here said, not the handing our maps to tourists office, the one that's normally housed in the same building as planning, agriculture, grants and so on.
Manclass
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Post by Manclass »

Thank You Sanchisimo.

The very best of luck, will wait to hear how you go on.
Jojo
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Post by Jojo »

My accountant is offering to do the registration for me for €100, is the online process complicated enough to make this viable?

They sent me a list of questions and they need a copy of my deeds and IVA receipts plus they want to know all the rental sites I use.
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Casscat
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Post by Casscat »

Jojo I think it's €100 well spent. That's peanuts really and will save you the hassle. I am aware there are 'specialist' (sic) companies which have sprung up to register holiday rentals for confused and panicking owners and they are charging substantially more than this.
Jojo
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Post by Jojo »

Thanks so much!
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Sanchisimo
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Post by Sanchisimo »

Today we finally managed to go to the tourism office in Malaga.

To recap, we had filled out the online form according to the instructions set on on the Spain-holiday RentalBuzz section on Andalucía using a digital certificate (the same one used for tax returns). We submitted the form onl¡ne but this asked for us to take a hard copy to the office.

On the 8th floor is the Registro General office right by the lift that accepts documents and they kept one copy and then stamped the second copy we brought for us to keep so we have evidence we have submitted the application.

As suspected, the said they were inundated with applications and that a registration number will be sent to us 'in due course' but they didn't think this would be any time soon. In fact they had no idea when this would happen, suggesting weeks away.

So that's all we are doing for now. 100 euros for someone to do all this (including going down to the office to submit a hard copy) seems reasonable to me - it's just that we are in Malaga city all the time so easy for us.
mario
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Post by mario »

We have decided that the profit margin after all costs such as cleaning, gardening, pool cleaning, IBI, Urb fees non residents tax wealth tax etc etc along with this extra tax which I think is 20-25% of rental (less costs)is just not worth renting out any more unless you do it all yourselves but even then your going to have to rent somewhere else long term so we are just going to rent by word of mouth and maybe through our friends estate agent only for the months of July and August and I am packing my job in end of Aug and were moving out to Spain end of this year, good luck to the rest of you renting in Andalucia.

PS We have already pulled all our adverts so the links below won't work anymore.
Swales
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Yes

Post by Swales »

Myself and a friend submitted our applications for rural properties back in March - by hand in Malaga.

Her's was granted VTAR number 5 days later
I received a letter saying I couldn't use the name for the villa as there was another VTAR 10 miles away with same name so we'd have to change. I have submitted new name and await reply

There are some major problems with people. It getting their replies
Firstly I understand people who have gone to the trouble of getting digital signature and submitting online are now being asked to submit s copy in person.

Secondly we submitted by hand and on the form there is a section where you can add and address for correspondence if it is different from the address of the property. It appears this alternative correspondence address or email is being ignored. Both our letters were sent to a PO box which we were unable to check as we were not in Spain. The odd thing is that this PO box was not one we had given anywhere on the form submitted. We suspect what is happening is that the Junta are checking records using NIE numbers or IBI information and taking the address from there to use for replies.

So in short if you have heard nothing after a week (this is how quick it was for them to respond to us after submitting the form) check all your mail options.

The Junta only appears to send out physical letters not email. However I have found the details if someone at the Junta who replied to our questions and send to me via email a copy of the correspondence that had been sent to our PO box in Spain.
I can provide details but. It until I have my number in hand which hopefully will be any day now.
costa-brava
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Post by costa-brava »

Don't ignore the post by MARIO
There's a lot of common sense it what he's thinking. The net profit you will make depends very much on the number of weeks you can get booked. Whether you advertise in an open listing or book-online it will cost these days between 15% and 20%. For your running costs the tax people only let you offset for the weeks you have booked. For the unbooked weeks you have to count earnings "imputados" based on the value of the "cadastro". You have to pay the local "IBI" taxes and the rubbish collection (basuras) and you can only offset these costs proportionate to the weeks booked. It is extremely difficult to do a rule of thumb but although MARIO has decided to opt out, he has made this decision on numbers that I think are optimistic.
I think that if you tot up all the costs accurately most people will find that net gains are about half of what you take in rental income.
Everybody is anxious to get registered but it is crucial to do the sums first. Those who have been renting for years will have the numbers but if you are new to the game I believe that most newcomers will have less than 50% on the bottom line.
Lastly a note to MARIO. If you are quitting your job to move to Spain, check out how to pay the minimum top-up contributions for Social Security. It costs nearly 300 euros a month here if you are self-employed. For a little more than that PER YEAR you can top up your pension rights in the UK. If you are not contributing to any pension you'll regret it when you're old and grey.
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kevsboredagain
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Post by kevsboredagain »

costa-brava wrote:Don't ignore the post by MARIO
I tried to. 20% tax after costs would be a dream. Try 25% on gross and still keep afloat. UK residents will be paying just that if they leave the EU.

Rant over :lol:
costa-brava
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Post by costa-brava »

Do you agree with my bottom-line theory KEV? Obviously it's different for everybody but I think a lot of people will be jumping into this new registration process just thinking about what papers they need. The real earnings are only really good if you have a high value property or if you can rent for half the year. If you are just looking at the summer peak, you really need to think if it's going to we worth it.
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kevsboredagain
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Post by kevsboredagain »

costa-brava wrote:Do you agree with my bottom-line theory KEV?
You definitely must make some estimates but I think a newer property bought at today's prices, the owner a Spanish or EU resident, then it should be fairly easy to make a decent profit with summer rentals only.
costa-brava
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Post by costa-brava »

Here's how it goes for my best apartment, duplex with roof terrace, private jacuzzi and communal pool. Top price in August is €1395. We usually get about 8-9 weeks some of which are in June and some bookings are commission based so total earnings €8400.
Running costs with water, light, cleaning etc plus advertising total €1875. Local tax IBI is €550 plus €130 rubbish collection. The community charges are €1000 a year. Total €3555. I can only offset 1200 as deductable costs for tax (advertising plus 8/52 of general costs). And of course they add on €600 of "imputado" earnings for the unbooked weeks. So the tax for the year is approx €1480. So if you add the total running costs of 3555 to the tax of 1480 you have €5035.
Bottom line earnings are €3365. The property is fairly new at 10 years old. Do you call that decent profit? I don't but I have to keep going till I get everything sold. Sold off two in 2015 and signed to sell another just last week.
Obviously, I must stress again that if you are getting half the year rented the bottom line is a lot happier looking but how many people get more than 12 weeks. And if you get off-season bookings the earnings are much less and the costs often higher.
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kevsboredagain
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Post by kevsboredagain »

costa-brava wrote: Bottom line earnings are €3365. The property is fairly new at 10 years old. Do you call that decent profit?
Depends very much on your initial investment and the current value trend. If the property cost 100K then 3.3% profit per year is ok in today's market. You have to add to that the change in value per year to determine whether it's worthwhile investment or not.

According to current reports, property increased 9% in the last year, so even if you make zero profit, your investment is currently increasing.

Just as well because I rarely make any profit at all and lost 50% of the value since 2007 :shock:

Isn't this thread about registering?
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