This is the playbook locals use for a vivienda habitual (home, not tourist let) under Spain’s LAU.
1) Where (and when) to look
- Timing: best stock appears Sept – Nov (post-summer exits) and Jan – Mar (fresh contracts). August is worst for viewings.
- Channels that actually move: local agents with long-term lists, owner Facebook groups (filter hard), WhatsApp community groups, and plain old “SE ALQUILA” signs when you walk a target street.
- How to get picked: message in Spanish (short, tidy profile), show proof of income up front, propose 12+ months, and arrive with your documents ready.
2) Paperwork landlords expect
- ID: NIE + passport.
- Income proof: last 3 payslips or accountant letter + last tax return; retirees bring pension proof.
- Solvency: bank statement (balances redacted except totals).
- References: prior landlord/agency contact helps.
- Pets: declare now; offer pet liability insurance if you want a “yes”.
3) Money on day one (what’s normal)
- Fianza legal (deposit): 1 month rent (mandatory, lodged by the landlord with the region).
- Additional guarantees: landlord may ask extra months or an aval bancario. Practice varies and legal limits apply; confirm the exact cap in force at signing and get it written.
- First month in advance.
- Agency fee: for residential rentals marketed by professionals, the landlord pays (current national rule). Private owner deals may still be fee-free or split—clarify in writing.
4) Contract essentials (LAU reality, not theory)
- Term: standard 12 months initial term is fine; LAU gives mandatory extensions up to several years (the exact years depend on whether the landlord is a person or a company). If you want truly short-term, this isn’t the right contract.
- Rent updates: follow the contract’s index and the legal cap in force when the update date arrives. Caps have changed recently – write in the index and cap explicitly.
- Inventory (anexo): every item + condition + photos. No inventory = disputes later.
- Early exit: with 30 days’ notice after the first six months, unless you negotiate better. Add a fair wear-and-tear line.
- Subletting/tourist use: assume forbidden unless expressly authorised. Don’t risk it.
- Visitors & occupancy: state who lives there; long-term guests need owner’s okay if they change occupancy.
5) Due diligence in 30 minutes (before you sign)
- Ownership: see nota simple or property tax receipt with name matching the landlord.
- Community rules: ask for the estatutos and any tourist-ban/noise clauses.
- Habitability & load: run oven + hob + kettle + A/C at once; if it all trips, potencia is too low or circuits are weak.
- Damp & windows: look behind wardrobes, check bathroom ceilings, test window seals (winter drafts are real).
- Plumbing: run shower hot 5 minutes; check pressure upstairs and temperature stability.
- Parking: prove the space is truly yours, not “first come” on market nights.
- Meters: locate, photograph electric & water (serial + reading).
6) Signing day checklist
- Contract: names, NIEs, address, term, update index + cap, payment day, IBAN, notice, pets, smoking, maintenance split.
- Inventory: attach photos; both parties sign each page.
- Keys: list how many and to which locks; you get all copies.
- Meters: photos on the day; readings written into the contract.
- Receipts: collect signed receipts for deposit and first month.
- Holder changes: agree who does cambio de titular (electric, water, internet) and by what date.
7) Move-in protections (week one)
- Photo everything: ceilings, skirtings, appliances (open doors), terrace tiles, external woodwork.
- Report defects in writing within 7 days (email + WhatsApp) with photos; keep the thread.
- Insurance: contents + liability (add pet cover if relevant).
- Condensation plan: vent daily, use extractor fans, micro-vent windows; a small dehumidifier pays for itself in one winter.
8) Hidden costs people miss
- Pool/garden on villas (ask who pays and how often; 120–250 €/mo if outsourced).
- Window seals & A/C maintenance (blown seals = humid winters; service units every spring).
- Appliance age (fridge/boiler older than you? expect failures—negotiate replacements now).
- Blue Zone burn if you rely on street parking near Arenal/Port in summer.
- Chimney cleaning if you use a stove—put it in the calendar before first cold snap.
9) If something breaks (who pays what)
- Conservation vs. wear-and-tear: owner handles conservation (structure, major systems). Small repairs due to normal use are typically on the tenant up to a modest amount; bigger faults = owner. Keep invoices.
- How to report: WhatsApp + email with photos, description, and access hours you’re available. Offer 2–3 time windows; it speeds resolution.
- Emergencies: water leak? close stopcock, document damage, notify immediately; power failure? check breakers first, then message.
10) Empadronamiento
- With a signed contract and a utility bill or holder-change receipt, book the padrón appointment. Keep the certificate; you’ll need it for schools, health (SIP), and plenty else.
Viewing-day one-pager
- Street noise at night?
- Mobile coverage inside?
- Sun path (winter): where does it warm up?
- Real fridge/freezer size; washer/dryer location; hot-water recovery time
- Cupboards for linen, coats, cleaning kit (missing in many flats)
- Actual commute time at 08:30
- Nearest bins and recycling points
- Neighbour profile (above/below) and dog situation
Signing-day one-pager
- Contract + inventory + photos attached
- Meter readings written in and photographed
- Keys counted and signed for
- Deposit + first month receipted
- Holder-change responsibilities and deadlines written
- Pet clause + insurance proof attached (if relevant)
- Update index + cap written in plain words
Bottom line: arrive document-ready, test the electrics and damp before you commit, write everything down, and get the index/cap and inventory right. Do that, and a 12-month Javea rental feels like home on week one.
