For readers who let or rent a home in Spain. This article was finalised in the early afternoon of 2 October 2026.

On 29 September 2026 the Spanish government approved two royal decree-laws (reales decretos-ley, RDL) on housing. Both took effect straight away. Under Spanish law, though, Congress must ratify a decree-law within 30 days, or it lapses. That vote is taking place today, 2 October.

An important caveat: when we finalised this piece, no official result had been published. Spanish live coverage showed the debate still running at midday (elDiario.es, Público). Below we explain what the decrees contain, what is expected to happen, and what to do in either case. Check the final result on the Congress website or in the next day's Official State Gazette (BOE).

What the two decrees contain

RDL 26/2026: the rent cap and evictions

It was published in the BOE on 30 September and took effect on 1 October. The main points:

  • Until 31 December 2027, the annual rent update in existing residential leases is capped at 2%, unless landlord and tenant agree something different.
  • Where the rent is above the ceiling set by the reference price index (in areas where that system applies), no increase is allowed at all.
  • Certain evictions are suspended until 31 December 2030. This mainly covers vulnerable households with nowhere else to go and some cases involving investment-fund owners (Provivienda).

RDL 27/2026: automatic renewal

It was published on 1 October and took effect on 2 October. In short:

  • Once the statutory minimum term ends, the lease renews automatically for five years, or seven years if the landlord is a company.
  • A landlord who doesn't want to renew must give six months' notice (previously four). As a rule, they must also pay compensation of at least twelve months' rent. There are exceptions, such as needing the home for yourself or a close relative.
  • Tenants still need to give two months' notice.
  • Transitional rules apply to leases already running. Non-renewal notices sent before the decree remain valid.

What the vote was expected to show

A simple majority is enough to ratify a decree. On the evening of 1 October Junts said it would vote against both decrees, and so did the PP, Vox and UPN (El Independiente, Moncloa.com). The Spanish press therefore expected both to be rejected. Reports said the PNV would also oppose the second decree, so it looked likely to fail by a wider margin.

This happened once already this year. In March, RDL 8/2026 also introduced a 2% cap and a two-year extension. Congress rejected it on 28 April 2026, with 166 votes in favour and 177 against (idealista).

If the decrees are rejected

A rejected decree lapses, and the BOE publishes this the day after the vote. There is no grace period, and the previous rules apply again:

  • Leases signed after 26 May 2023: the annual increase is capped by the IRAV index, which Spain's statistics office (INE) publishes every month. The index was 2.14% in January 2026 and has risen since. The August figure, published on 15 September, was 2.47%. Use the latest figure available on the day you notify the increase, and check it on the INE website.
  • Older leases: the index named in the lease applies. That is usually the consumer price index (IPC), but your lease may say something else (idealista).
  • Renewals: the previous system returns, with tacit one-year extensions for up to three years.

It is not clear what happens to increases notified, or extensions requested, during the few days the decrees were in force. The same question caused disputes after April. If this affects you, talk to a Spanish lawyer.

If either decree is ratified

Its rules stay in force with the status of law. The government often also sends a ratified decree through parliament as a bill, so the details could still change.

What to do now

  1. Don't send a rent increase until the result is confirmed. Waiting a few days causes fewer problems than a wrong calculation.
  2. Read the indexation clause in your lease. Check which index it names, when the update is due and how it must be notified.
  3. Check the rule in force and the latest index figure. Then send the notice in writing, with the calculation attached.
  4. Keep copies of earlier notices and your tenant's replies. You may need them if there is a dispute later.

If you manage your rental in LeasingTrack, the lease, payments and messages with your tenant are kept in one place. That makes it easier to show later what you notified and when.

If you don't let property in Spain: these rules apply only there. Hungary and most other countries in the region have no comparable general statutory rent cap, and the terms of the lease decide.