Can You Lose Your HUT License in Andorra for Not Using It? The New 12-Month Rule

The New 12-Month Rule

Having a registered Habitatge d’Ús Turístic (HUT) in Andorra no longer necessarily means that you can keep that registration indefinitely if the accommodation remains inactive.

In 2026, the Government of Andorra approved a new regulation allowing the automatic cancellation of HUT registrations when no guests have been registered in the Registre d’Ocupació d’Allotjaments Turístics (ROAT) for 12 consecutive months.

For owners of tourist accommodation, this change makes it especially important to properly monitor the activity of the property and understand exactly what the Administration considers an active HUT.

What Changes Under the New Regulation?

On March 18, 2026, the Council of Ministers approved the regulation governing the cancellation of HUT registrations that have had no activity for a continuous period of 12 months.

However, there is an important detail: activity is not determined simply by checking whether the apartment is listed on Airbnb, Booking.com, or another platform.

The criterion used by the Ministry of Tourism is the ROAT.

If no guests have been registered in the ROAT for the accommodation during 12 consecutive months, the Ministry of Tourism may automatically cancel its HUT registration.

So, What Does It Really Mean for a HUT to Be Inactive?

For the purposes of this measure, the key element is guest registration.

Keeping a listing published, leaving the calendar open, or simply intending to rent the property again in the future does not, by itself, prove tourist activity.

The reference used by the Administration is whether guests have been registered in the ROAT during that period.

This also reinforces the importance of correctly managing occupancy registration. The person or company responsible for managing the HUT must register guests in the ROAT, an obligation that already existed and is now even more relevant when it comes to proving that the accommodation remains active.

When Did This Rule Come Into Effect?

The measure began to apply on April 17, 2026, coinciding with the first anniversary of the entry into force of the Law on Sustainable Growth and the Right to Housing.

Therefore, owners who still have a registered HUT but have gone for long periods without receiving guests should pay particular attention to their situation.

What Happens if a HUT Exceeds 12 Months Without Activity?

When the Ministry of Tourism detects that an accommodation has not registered any guests in the ROAT for 12 consecutive months, it may automatically cancel its registration.

The cancellation affects the Register of Habitatges d’Ús Turístic and, where applicable, its connection with the Register of HUT Management Companies (EGHUT).

Once the registration has been cancelled, the property no longer has HUT status and can no longer be legally operated under this type of tourist accommodation.

It is important to note that the Government specifies that this cancellation is not considered a sanction. It is an administrative measure designed to keep the register up to date and prevent properties from remaining formally registered for tourist activity when that activity is not actually being carried out.

Can the License Be Recovered Afterwards?

This is one of the most important points for property owners.

The Government indicates that if the owner later wishes to resume the activity, they may apply for a new registration, provided that they meet the requirements established by the regulations in force at that time.

However, there is currently another important limitation to consider.

Law 5/2025 suspended indefinitely the granting of new HUT authorisations for apartments and studios, as well as new registrations in the HUT Register.

For this reason, being able to apply again does not mean that a new registration will automatically be granted.

In practice, any future recovery will depend on the regulations in force at that time and on whether the property meets the requirements necessary to obtain a new registration.

Therefore, for an owner who currently has a valid HUT, leaving it inactive for an extended period may have particularly significant consequences.

Why Has Andorra Introduced This Measure?

The Government’s stated objective is to maintain a register that more accurately reflects the accommodations that are genuinely operating as tourist rentals.

The measure forms part of the actions linked to the Law on Sustainable Growth and the Right to Housing and aims, among other objectives, to promote a more rational use of the housing stock and prevent properties from remaining formally reserved for tourist activity when that activity is not actually being carried out.

In fact, in March 2026, the Government reported that 363 tourist-use properties had moved into the residential market since the law entered the parliamentary process.

What Should a HUT Owner Review?

If you currently have a HUT license in Andorra, it is advisable to check regularly:

• When the most recent tourist stay took place at the property.

• That all guests have been correctly registered in the ROAT.

• That the administrative information associated with the HUT is up to date.

• That the management of the accommodation complies with the obligations established for HUTs and, where applicable, for EGHUTs.

• That a period of 12 consecutive months without registered activity does not pass without understanding the possible consequences beforehand.

It is no longer simply a matter of keeping the listing online. Proper administrative management of the accommodation has become an increasingly important part of maintaining and operating a HUT.

An Active HUT License Is More Valuable Than Ever

With new HUT authorisations for apartments and studios suspended indefinitely, currently having a property properly registered for tourist use is a situation that deserves careful management.

Calendar management, bookings, guest registration, regulatory compliance, and commercial strategy are becoming increasingly interconnected.

At AndStay, we manage tourist accommodation in Andorra while taking into account both its commercial performance and the administrative obligations that form part of the activity.

If you have a HUT and would like to review how it is being managed, improve its occupancy, or simply make sure that its activity and documentation are properly monitored, you can contact us.

Keeping an accommodation active is not only about obtaining bookings, it is also about properly managing everything behind each stay.

Conclusion

The new 12-month rule represents an important change for HUT owners in Andorra. Keeping a property registered no longer depends only on maintaining the authorisation or keeping the listing online, but also on having properly registered tourist activity.

With new HUT registrations currently suspended for apartments and studios, losing a registration due to inactivity may have consequences that are difficult to reverse. For this reason, it is especially important to monitor bookings, register guests correctly in the ROAT, and remain aware of the administrative status of the accommodation at all times.

Good management is not only about improving occupancy and profitability, it also helps ensure that all obligations linked to the activity remain under control.

At AndStay, we support owners of tourist accommodation in Andorra with the day-to-day management of their properties, combining commercial strategy, guest service, and administrative monitoring so they can manage their HUT with greater peace of mind.