A lease extension (prórroga del alquiler) is the extra time that Spain's Urban Leases Act (Ley de Arrendamientos Urbanos, LAU) adds to a lease of a main home. There are three kinds: compulsory, until it reaches five years (seven if the landlord is a company); tacit, up to three more if nobody gives notice; and extraordinary, at the tenant's request.
In practice
For a lease signed since 6 March 2019, these are the extensions in force as at 18 October 2026:
| Extension | When | How it ends | Article |
|---|---|---|---|
| Compulsory | If less than 5 or 7 years was agreed: yearly until reached | The tenant, with 30 days' notice; the landlord, only for an agreed need of the home | 9.1 and 9.3 LAU |
| Tacit | At 5 or 7 years, if the landlord gave no 4 months' notice and the tenant no 2 | The tenant, with a month's notice before each year ends | 10.1 LAU |
| Extraordinary, vulnerability | When the compulsory or tacit one ends, if the landlord is a large holder (gran tenedor) | Up to one year | 10.2 LAU |
| Extraordinary, stressed area | When the compulsory or tacit one ends, in a stressed residential market area | Up to three years, yearly | 10.3 LAU |
| Extraordinary, 2026 | If the compulsory one ends before 31 December 2028, or the tacit one or tacit renewal ends, and the tenant has been up to date for eight months | Up to two years, yearly | 5th final provision, RDL 29/2026 |
During the extension the lease keeps the same legal and contractual terms (art. 10.4). If every extension runs out and the tenant stays with your agreement, tacit renewal (tácita reconducción) comes into play.
What is pending. Royal Decree-law 28/2026, from 15 November 2026, would change article 10.1: the landlord would give six months' notice and, if nobody gives notice, the lease would be extended for periods of five years (seven if the landlord is a company), with compensation for the tenant save for exceptions. That decree and 29/2026 are awaiting validation: as at 18 October 2026 the BOE shows neither validation nor repeal. If your end date falls after 15 November, the prudent course is to give six months' notice if you still can. If on that day fewer than six months remain, four are enough under either text.
What the law says
- Articles 9 and 10 of the LAU. The extensions in the table, with the sections shown.
- Article 86.2 of the Constitution. A decree-law must be validated or repealed within thirty days of its promulgation.
Common mistakes
- Sending in time but arriving late. The law speaks of having "notificado" (notified) the other party: what counts is that the notice arrives before the deadline.
- Applying these rules to an older lease. Leases signed before 6 March 2019 follow the law in force when they were signed.
- Thinking the landlord can end the compulsory extension. Only for the need in article 9.3, agreed in the contract.
Notice periods and a template are in notice not to renew a rental contract.
Sources
- Law 29/1994, Urban Leases Act, consolidated text, arts. 9 and 10.
- Royal Decree-law 28/2026 of 6 October, sole article and sole transitional provision.
- Royal Decree-law 29/2026 of 6 October, fifth final provision.
- Spanish Constitution, art. 86.