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As one of the predominant Long-Term Rental Agents in Javea, we at VillaMia can provide you with all the information you need when considering taking up a rental property.
Here is our guide to Long Term Renting a property in Spain:
Viewings are generally undertaken one-on-one with the agent and are always confirmed in writing beforehand. Sometimes, potential tenants can't visit the area before taking up a long-term rental. In these instances, we recommend that the potential renters ask for detailed information about the property, the site, and the areas of responsibility (who pays which bills, for example), along with requesting any other information that is particularly important to each individual renter. Also, ask the agent if it is possible for a video if there is not one already available. Even if tenants have paid a deposit and signed the contract but want a live walk-through via WhatsApp to remind themselves of the layout, exactly what is inside, etc., this can usually be arranged.
It is not usual for a landlord to need to accept offers at a lower monthly rental than the advertised price, as demand for quality properties for a long-term rental is relatively high - particularly around Northern Costa Blanca. However, it may be possible to pay slightly less than the advertised price if the property has been empty for a while. Usually, in this area, more clients are generally looking for long-term properties than available, so things move quickly. All offers get passed to owners, and they decide if they want to accept or who they want to take if a few people want the same property.
As well as a photo ID and your current address, please send a copy of your income, such as pension payments or your last four payslips, a bank statement and reference details for a previous rental if possible. This will speed up the process, but some owners will require more information, such as tax returns. Everything received is confidential and only shared with the landlord. Where possible, we also need a reference if you have rented in Spain previously.
Rental deposits can vary, but usually, two months' rent is required, equivalent to 1 month of rent (Art. 36 LAU), and another as a complementary guarantee to guarantee fulfilment of the primary and complementary obligations of the contract.
Landlords pay the agent’s fees to find a tenant (finder´s fee) but tenants pay an administration fee normally a month, to cover staff time to prepare the contract, complete a photographic inventory, changing utility bill direct debits and so on. There will be a professional order form (POF) to sign detailing the work and costs.
The administration fee will be plus 21% IVA, like VAT in the UK. Therefore, it is very typical to be required to pay over four months' rent upfront. The two monthly deposits and agent's administration fee are non-refundable if the potential tenant changes their mind and pulls out of the rental. Any holding fee will be lost if the contract is made before the full deposit is paid.
Most long-term rental contracts in Spain are 12-month contracts renewable for up to 5 years, and most contracts will be in both Spanish and English. Generally, contracts should detail the rental period, amount of rental, when the rent is due, who is responsible for paying the bills, and clauses prohibiting subletting, using the property for commercial use and not making any structural changes to the property. There should also be a clause referring to the deposit monies paid.
Please note that contracts from landlords will only be passed over to tenants once the administration fee and deposit have been paid in full.
Usually, the utility bills (water, electric and gas) are paid for by the tenants by changing the direct debits with the utility companies. Bills for utilities are sent out (and taken from the bank account) every month, usually for electricity and every other month for water and gas, so unless this date conveniently coincides with the rental start or end date, there is often a little sensible apportioning to be done.
Usually, telephone, Wi-Fi and television are at the cost of the tenant.
The landlord generally pays local taxes and any applicable community fees, whilst the pool and garden maintenance can vary per property. There is also the basura (rubbish tax) which is around 125 euros for the year, so owners typically pay this, and tenants reimburse them - which is also included in the contract.
Many areas of Javea do not receive post so please do not give the address out before checking with VillaMia. We recommend tenants buy a personal mailbox when they arrive, and we can help with this.
The property will be cleaned before a long-term rental starts. However, please note that long-term rental cleans are the main areas such as surfaces, floors, bathrooms and so on, but cleaners do not move furniture and generally do not clean inside all cupboards, draws etc. If you think you want a deeper clean, the agent can arrange this, but any extra cost would be down to the tenants. Agents can estimate the price beforehand, as it will depend on the size of the property.
It is the tenants' responsibility to ensure that the condition of the property and, where applicable, the garden is maintained, and the tenants should incur any cost of cleaning and slight damage during the rental period.
Here in Spain, humidity is high, and tenants are responsible for ensuring that properties are well-ventilated, especially during winter months when heating is in use.
Any machinery failure, such as washing machines or boilers, should be checked by a qualified technician via the agent and costs of repair should be apportioned as per the technician's findings. Usually, the prices for these repairs will be for the landlord, as both failings are due to simple wear and tear, but if the tenants have caused damage, they are responsible for paying the repair bill. These situations are usually dealt with quickly and logically by the agent.
The deposit is transferred to the landlord once they sign contracts and should be returned in full at the end of the rental period, minus any damage, breakages or unpaid bills. Usually, if the tenants break the contract before the end of the rental agreement, the owner is within their rights to retain the deposit money. If you have any concerns about the landlord and are worried it may not be returned, please let us know, as we may be able to come to a compromise where we hold the last two months' rent and organise the return of the deposit. The landlord needs to check the final utility bills, so please allow a few weeks for the deposit return, but if it is dragging on, please let us know, as we can get copies of the previous bills and estimate what is owed if needed.
Some properties will accept pets, whilst other owners prefer not - if not stated, you should check with the agent before committing to a property. Some urbanisations simply do not allow pets; therefore, it is not always the owner's decision.
If the property is being rented wholly or partly furnished, an inventory should be provided, which should be signed by the tenants. This list should be checked by the owner or the agent at the end of the rental period to ensure that all items are still present in the property (this should be done with the tenant to ensure agreement). It is the owners' responsibility to provide an inventory, or agents will take photographs if there isn't a written list - this is important so there is a record of the stock and the condition. Even after tenants have moved in, if they notice anything broken or damaged, please let the agent know so this is noted, and tenants are not blamed at the end of the contract. Please note that tenants are responsible for all furniture, including outside furniture, so in high winds and bad weather, tenants should secure the furniture and move undercover if possible. If you have any concerns, please talk to the agent.
This depends on who is "managing" the rental. Sometimes agents are retained to source tenants simply and are not required to participate further in the rental. In this case, the tenants should address any queries directly to the owner.
In other instances, the agent provides the first point of contact and then liaises with the owner. In this case, queries should be addressed to the agent.
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