• A mobile home in Spain is usually classified as movable property if it is transportable and does not have a deep, permanent foundation.
  • The key livability (health and safety) standard is UNE-EN 1647:2019+A1:2022.
  • If a mobile home is firmly fixed to the land, it may fall under the LOE and CTE requirements, including the need for a technical project.
  • Placement depends on land type: suelo urbano/urbanizable, suelo rústico (strict restrictions), suelo protegido (ban), or a campsite.
  • In practice, mobile homes are most often placed in campsites as tourist/holiday accommodation, but urban-planning permits may still be required.
  • Tourism is regulated by autonomous communities – maximum stay periods and the share of mobile homes within a campsite vary by region.
  • At the national level, the key references are: the Spanish Civil Code (Arts. 334–335), LOE/CTE, Real Decreto 750/2010, and the Supreme Court position STS 1917/2024 (05.12).
  • Municipalities often require permits (licencia de obra/licencia de instalación) and a licencia de primera ocupación, especially for permanent living.
  • Violations can lead to fines, permit cancellation, dismantling, and in some cases – eviction and demolition.
  • Taxes depend on status: IBI – if it becomes real estate (foundation, catastro), or Impuesto de circulación – if certified and registered as a trailer.

Mobile Homes in Spain: What the Law Says. Answers to the Key Questions

Introduction

In recent years, mobile homes have become extremely popular across Europe and have also spread widely in Spain. More and more often, they can be seen in campsites, rural areas, and on private land plots. Mobile homes have stopped being a temporary or purely recreational option and have turned into a modern, sustainable, and efficient housing solution.

Mobile homes offer a number of advantages: quick installation, adaptive modern design, and price – to name just a few. However, wanting a mobile home is not enough: the installation of such mobile housing is regulated both at the national and regional levels. Therefore, if you are considering buying a mobile home in Spain, for example, for use in rural tourism or as an alternative to traditional housing, the first thing you should do is familiarize yourself with the applicable legislation, requirements, and restrictions.

A mobile home in Spain is movable property that can be used for permanent living or leisure. The main advantage of mobile homes is the combination of low cost, autonomy, and the absence of attachment to a specific location. Mobile homes are an excellent choice for campsites, rural tourism, and even permanent residence in those regions where this is permitted by urban-planning regulations.

A distinctive feature of a mobile home is the absence of a deep foundation. Instead, the home rests on a demountable base, which makes it possible to transport it from one place to another. Despite the fact that mobile homes can be connected to water, electricity and sewage systems, they do not become a structure permanently закрепленное on the land. The main regulatory document is the UNE-EN 1647:2019+A1:2022 “Leisure accommodation vehicles. Mobile homes. Requirements for health and safety aspects of habitable conditions.”

For a mobile home to be considered movable property (similar to a motorhome) rather than real estate, it must meet strict standards. The difference between a mobile home (movable property) and a prefabricated/modular home (real estate) is fundamental:

  • Mobile home: transportable, has no permanent foundation, is usually manufactured at an industrial facility; when moved, it does not require dismantling the structure and falls under tourism rules and road traffic regulations.
  • Prefabricated (modular) home: fixed on a plot via a foundation; subject to the Construction Law (Ley de Ordenación de la Edificación, LOE) and the Technical Building Code (Código Técnico de la Edificación, CTE).

Mobile homes: what Spanish law says

In 2025, the integration of mobile homes into the Spanish market is shaped by regulations at different levels. Despite the rather complex legal framework in this area, demand for mobile homes is growing, which is associated with the increasing popularity of a nomadic, eco-friendly, and affordable lifestyle.

There are several placement options for a mobile home: on urban land (suelo urbano), land designated for development (suelo urbanizable), non-developable (agricultural) land (suelo no urbanizable/rústico), or on a campsite (camping). Among these, the most realistic option is installing a mobile home in a campsite, where such movable property is used as tourist or holiday accommodation.

Powers in the field of tourism regulation belong to the autonomous communities. This gives each region the right to independently develop conditions, requirements, and restrictions for installing mobile homes. At the national level, only general issues are regulated. In particular:

  • The Spanish Civil Code defines what constitutes immovable and movable property (Arts. 334 and 335). A mobile home is considered movable property because it is not permanently fixed to the land.
  • The Construction Law (LOE) applies when a mobile-type home is firmly fixed to the land. If, under the LOE, it is considered a building, installation must be carried out strictly according to a technical project prepared by an architect or engineer and must comply with the Technical Building Code (CTE).
  • Royal Decree Real Decreto 750/2010 regulates certification of leisure accommodation vehicles if a mobile home is transported as a trailer.
  • The Supreme Court position (STS 1917/2024 of 5 December). The Supreme Court states that, for the purposes of obtaining an urban-planning license, the nature of mobile homes is comparable to prefabricated (modular) homes. Therefore, to install a mobile home it is not enough to have only a license for a specific activity (in our case – a campsite) – it is also necessary to obtain an urban-planning permit (licencia urbanística) for the use of the land plot.

In any case – whether a mobile home is installed within an existing campsite or on a privately owned land plot – conditions regarding the area minimally required for living and safety must be observed. In addition, minimum distances to public roads or other buildings must be respected, and there must be direct access to water and electricity supply networks.

Failure to comply with the above rules may lead to administrative sanctions and fines, up to the cancellation of the permit to install a mobile home. In certain cases, local authorities may, if the home is deemed dangerous to people, order the eviction of residents and its demolition.

Mobile home owners are required to obtain civil liability insurance to cover damage caused to third parties or the environment. Failure to meet this requirement may also result in fines and dismantling of the mobile home.

Urban-planning rules for installing mobile homes in Spain

Many municipalities require a construction works permit even for mobile homes if they are used as permanent housing.

Depending on the intended use of the mobile home and the degree of attachment to the plot, the following documents may be required:

  • Permit for construction works or installation of a mobile home (licencia de obra / licencia de instalación).
  • First-occupancy / commissioning permit (licencia de primera ocupación).
  • Cadastral registration (alta en catastro), if the object is fixed on a foundation and moves from movable to immovable property. It should be considered that in this case an obligation arises to pay the annual IBI property tax.
  • Registration in the Property Registry (Registro de la Propiedad), if it is movable property.
  • Technical certification, if the mobile home, as noted above, falls under LOE and CTE regulation.

Land types:

  • Urban / developable land (suelo urbano/urbanizable): installing mobile homes is permitted if municipal urban-planning rules are respected, including occupied area, setbacks from plot boundaries, maximum height, and commissioning permits.
  • Rural agricultural land (suelo rústico): strict limitations apply. As a rule, any structures on agricultural land are allowed only for economic or recreational purposes. If residential use is allowed (in extremely rare cases), it is not for permanent residence. And of course, the relevant permits and licenses must be obtained.
  • Protected / non-developable land (suelo protegido/no urbanizable): a complete ban on installing any structures, including mobile homes.

Autonomous community rules on mobile homes

  • Andalusia: local regulations mainly concern the use of mobile homes in tourist campsites, as this is the most practical and common option. In Andalusia, using mobile homes in campsites as permanent housing is prohibited, so the stay cannot exceed 6 months. Installation is allowed provided that they are single-storey, occupy no more than 70% of the plot area, and their capacity is less than 70% of the campsite’s total capacity.
  • Aragon: a general Regulation on outdoor tourist accommodation facilities applies. In particular, mobile homes must be transportable, and their number may not exceed 60% of the total number of campsite plots. Use is permitted exclusively for tourism purposes, and they must be operated by the campsite owner. The maximum stay in a mobile home in Aragon is – 11 months.
  • Asturias: the region does not have a separate legal act regulating the use of mobile homes. Their installation is regulated by rules applicable to tourist campsites and special areas for receiving transit motorhomes. Mobile homes can be placed in such campsites provided they meet the requirements to be considered campsite accommodation elements. They may occupy a maximum of 50% of the total number of plots. Also, mobile homes must be partially concealed through multi-level plot layout or surrounded by trees, hedges, and shrubs. It is prohibited to place mobile homes in campsites located within national parks, natural parks, or nature reserves.
  • Balearic Islands: there is no separate regulatory framework for mobile homes on the islands. The entire tourism sector in this region is regulated by the Balearic Islands Tourism Law.
  • Canary Islands: a discussion procedure has been initiated for a draft Regulation on outdoor tourist accommodation. This regulation is intended to govern different types of accommodation and establish minimum quality and service criteria they must meet.
  • Cantabria: placing mobile homes in campsites is regulated by a Decree on the arrangement of tourist campsites and service areas for motorhomes. Plots occupied by mobile homes may not exceed 50% of the campsite’s total area. They must not be scattered chaotically; on the contrary, they must be grouped in one or more clearly distinct zones of the campsite and properly marked.
  • Castilla-La Mancha: up to 60% of the campsite’s stay and accommodation zone area may be allocated for mobile homes, provided each home occupies no more than 70% of its allocated plot. The remaining 30% must be dedicated to green recreational areas for mobile home clients. Living in such homes is temporary, with a maximum duration of 11 months, since their use is exclusively holiday/tourist.
  • Castile and Leon: the installation of mobile homes in campsites is regulated by Decree 9/2017 of 15 June, which contains rules for accommodation facilities in the campsite category. Plots for mobile homes must have at least 15% free outdoor space. The capacity of each home is determined by its area, which cannot be less than 6 m2 per person. In addition, each mobile home must have its own bathroom.
  • Catalonia: in the absence of specific legislation, the procedure for installing mobile homes in campsites is regulated by the Catalonia Tourism Decree. The decree provides that mobile homes may not exceed 50% of the total number of campsite accommodation units. In addition, each mobile home may have no more than six sleeping places and must be operated by the campsite owner. In turn, installing mobile homes must comply with urban-planning provisions.
  • Extremadura: mobile homes in the region are considered “semi-static” accommodation elements and may be operated only by campsite owners. The maximum permitted stay is – 11 months. Separate zones are required for them, but no more than 50% of all campsite plots. Mobile homes must comply with urban-planning rules regarding fire safety and environmental protection. In addition, they cannot be installed in protected areas, flood-risk zones, livestock trails, or locations recognized as cultural heritage without obtaining the relevant permit.
  • Galicia: regulations are established by Decree 159/2019 of 21 November, which regulates the campsite sector in the region. Mobile homes must be connected, at a minimum, to water and electricity supply networks. In addition, their capacity must fit within the limits: no more than 6 m2 of area per place and a maximum of 8 places. Each module may occupy no more than 80% of the total plot area and must have its own bathroom and direct ventilation.
  • La Rioja: the general tourism regulation of La Rioja allows the installation of mobile homes in campsites. For this, the campsite must have the appropriate permit, and construction works or permanent fixed structures cannot be carried out on plots occupied by mobile homes.
  • Community of Madrid: the installation of mobile homes is regulated by Decree 26/2025 of 14 May, which establishes the procedure for arranging tourist campsites and reception/overnight areas for motorhomes and similar vehicles. It allows allocating a separate zone for mobile homes provided it does not exceed 90% of the campsite’s total area. Mobile homes must be single-storey, and depending on the number of installed fixed accommodation units, the Technical Building Code (CTE) applies regarding accessibility and minimum equipment.
  • Murcia: since October 2022, tourist accommodation in campsites has been regulated by a separate decree. Mobile homes are considered fixed accommodation units, and the stay period is limited to 12 months. The area occupied by mobile homes may not exceed 60% of the campsite’s total residential area. They must be single-storey, may not occupy more than 70% of the plot area, and must comply with minimum distances: 3 meters between homes and 5 meters from the campsite perimeter. Depending on the number of fixed accommodation units in the campsite, the Technical Building Code (CTE) also applies.
  • Navarre: the regulatory basis is a regulation on the organization of tourist campsites. The zone intended for mobile homes may not exceed 50% of the campsite area and must be clearly separated from the rest. Modules must be single-storey, although mezzanines/attics are allowed, and they must be operated by the campsite owner. Capacity is determined based on a minimum of 6 m2 per accommodation place. Each unit must have a hot-water shower and a toilet.
  • Basque Country: mobile homes in the region may be placed within campsite boundaries. At the same time, campsites themselves may be located only on plots permitted by urban-planning rules. Urban land or development sectors are excluded if urban plans prohibit tourist or recreational land use, as well as protected areas. Also excluded are dry riverbeds and plots subject to servitudes and protective distance requirements. The maximum permitted stay in a mobile home is – 11 months. Plots intended for mobile homes may account for up to 40% of the total number of places in the campsite.
  • Valencian Community: mobile homes can be used in campsites as temporary tourist holiday accommodation. They cannot be used as a permanent place of residence and, accordingly, the contract can be concluded for a period of no more than 1 year. Valencian Community rules provide restrictions on space distribution within the campsite: up to 60% of the stay and accommodation zone area can be allocated to mobile homes, while each module may not occupy more than 70% of its individual plot. In addition, mobile homes must belong to the campsite owner or a tour operator, be used exclusively for tourist purposes, and comply with the established minimum level of services.

Mobile homes for permanent residence and taxes

Mobile homes installed in campsites are limited to tourist or holiday use and therefore are not intended for permanent residence. But what if you want to place a mobile home for your own housing needs? Installing a mobile home for permanent living in Spain is also possible. The key factor is land classification: urban (urbano), designated for development (urbanizable), or non-developable/agricultural (no urbanizable/rústico).

The easiest situation is a plot classified as “urbano”. Most likely, municipal authorities will allow placing a mobile home. However, you will first need to obtain an urban-planning permit (licencia urbanística) and confirm that the housing meets the Technical Building Code (CTE). For this, together with the permit application, you must submit a technical project signed by an architect.

On non-developable or agricultural land, installing a mobile home becomes almost impossible. In most municipalities, such land does not allow the construction of structures for residential use, as it is intended exclusively for agricultural, livestock, forestry, or environmental activities. The fine for illegally installing a mobile home on “rústico” land can exceed €30,000. An order may also be issued to demolish the mobile housing and restore the land to its previous condition. In the case of especially serious offenses, a prison sentence of one to three years may be imposed.

As for the annual property tax (IBI), it is paid only when the mobile home is fixed to the land on a foundation. If a mobile home is certified as a trailer and registered, it is necessary to pay the vehicle tax (Impuesto de circulación) annually.

Top 10 questions about mobile homes in Spain

1) Is a mobile home in Spain real estate or movable property?

As a rule, a mobile home is considered movable property if it is transportable, has no permanent deep foundation, and is not permanently fixed to the land. If it is firmly fixed on a plot, the approach may be closer to real-estate treatment.

2) Which standard is used to assess livability and safety requirements?

The article indicates the key document – UNE-EN 1647:2019+A1:2022, which sets livability requirements in terms of health and safety.

3) What is the legal difference between a mobile home and a prefabricated/modular home?

A mobile home is transportable and usually does not require dismantling when moved; it has no permanent foundation. A prefabricated/modular home is fixed to a plot via a foundation and falls under LOE and CTE as a construction object.

4) Where can a mobile home be placed: urban land, rural land, or a campsite?

Options include suelo urbano, suelo urbanizable, suelo rústico, suelo protegido, and camping. The most realistic option described in the article is a campsite, where a mobile home is used as tourist or holiday accommodation.

5) Why do the rules differ so much by region?

Because tourism regulation falls under the powers of the autonomous communities. Regions set their own conditions, restrictions, campsite shares of mobile homes, and maximum stay periods.

6) Which Spain-wide rules are most important for mobile homes?

The article lists: the Spanish Civil Code provisions (Arts. 334 and 335) on movable/immovable property, the applicability of LOE and CTE when fixed to the land, Real Decreto 750/2010 when transported as a trailer, and the Supreme Court position (STS 1917/2024 of 5 December) regarding the urban-planning license.

7) Is an urban-planning permit required if the home is placed in a campsite?

The article notes that under the Supreme Court position (STS 1917/2024), it is not enough to have only an activity license (campsite). It is also necessary to obtain an urban-planning permit (licencia urbanística) for the use of the land plot.

8) Which documents may be required at the municipal level?

Depending on purpose and attachment to the plot, you may need: licencia de obra/licencia de instalación, licencia de primera ocupación, alta en catastro (if the object is fixed on a foundation and becomes real estate), registration actions in the Registro de la Propiedad (in the cases indicated in the article), and technical certification if LOE and CTE apply.

9) What consequences can arise from violating installation rules?

The article mentions administrative sanctions and fines up to the cancellation of the permit. In some cases, local authorities may order eviction and demolition. It also notes that the absence of mandatory civil liability insurance may lead to fines and dismantling.

10) Which taxes apply to a mobile home?

IBI is paid only when the mobile home is fixed to the land on a foundation and effectively becomes real estate (including via alta en catastro). If the mobile home is certified as a trailer and registered, the vehicle tax (Impuesto de circulación) is paid annually.

This material is for informational purposes only and does not constitute legal advice. Requirements and restrictions may vary depending on the autonomous community and municipality, as well as the land classification and the installation method of the mobile home.

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