The cédula de habitabilidad: when you need it to sell

The cédula de habitabilidad certifies that a home meets the minimum conditions to be lived in: floor area, ventilation, lighting and basic installations. It is regulated by the autonomous communities, which is why the question “do I need it to sell?” has a different answer in Barcelona, Valencia or Madrid.

Where it is required to sell

Catalonia requires it for any transfer of a home, sale or rental, with a validity of 15 years for a resale property. Navarre (10 years of validity), the Balearic Islands (10 years) and La Rioja also require it to sell. In the Valencian Community there is no cédula as such: the equivalent document is the second-occupancy licence or a self-declaration (declaración responsable), handled by the town hall.

Where it is no longer required

In Madrid, Andalusia, Galicia, the Basque Country, Aragon, Castilla-La Mancha and Castilla y León it is no longer needed to sell a resale home. Elsewhere, such as the Canary Islands, Cantabria, Extremadura or the Region of Murcia, the rules have changed in recent years: check with the town hall before listing.

If it is missing

Where it is mandatory, the notary will point out that it is missing and the buyer may refuse to sign or insist that it is obtained first. Not having it can also lead to administrative penalties. The safe course is to apply for it before signing the arras, not in the week of the deed.

How to obtain it

It is issued by the town hall or the regional housing department, depending on the case, on the basis of a certificate signed by a technician (architect or building engineer) who inspects the home. The cost covers the technician's fee and, in some regions, an official charge. Allow several weeks.

If the home does not comply

If the home does not meet the minimum conditions (for example, too little usable floor area or a room without direct ventilation), the technician will set out the works needed. The buyer will find out either way, and a home without a cédula where one is required loses buyers and price.

Three documents not to confuse

Do not confuse it with the energy performance certificate, which is mandatory throughout Spain to advertise and sell, or with the nota simple from the Registro de la Propiedad. They are three separate documents, usually prepared in the same week before a home goes on the market.

At Alveo Properties we check these documents before listing each home and tell you at the first visit whether your region requires the cédula. Sources: OCU (March 2026) and each autonomous community's regulations. For your own case, ask for a free valuation.