Required Disclosures and Deliverables in Aragon

Acting as a private property manager in Aragon demands more than just forging an excellent contract draft and securing the deposit with WFIA; governed by the Spanish Urban Leases Act (LAU, effective 1 January 1995, as amended by Law 12/2023) and specific energy regulations such as Royal Decree 390/2021 (effective 1 June 2021), the DGA (Government of Aragon) subjects individuals and housing corporations to rigorous, penalized disclosure checklists that must be unabashedly revealed to potential residential candidates right from the marketing phase.

1. The Energy Performance Certificate (CEE)

The irreducible pillar of bureaucratic residential transparency in Aragon—heavily penalized by institutions if met with silence:

• Any owner wishing to advertise, propagate, or close the rental of a residential unit is required to possess a valid CEE, processed by a competent technician (engineer or architect) and mandatorily filed with the competent body of the autonomous community (e.g., Department of Industry within Aragon's regional government) for registration.
• Proscribing Clandestine Redundancy: The mere photographic listing in online advertisements requires conspicuously displaying its colorful Energy Label scaled in letters (A-G). Any display of labels, marks, symbols, or inscriptions that refer to the energy efficiency certification of a building that do not comply with the requirements of Royal Decree 390/2021 and that may lead to error or confusion is prohibited.
• At the Act of Signing: Consummating the documentary act necessitates attaching a copy of the energy efficiency label to the lease contract and delivering a copy of the 'Recommendations for use for the user' document to the receiving tenants. The certificate itself must be duly registered to have legal validity.

2. Preventive Rulings of State Law 12/2023

Enveloping Huesca, Zaragoza, and Teruel under the auspices of national housing rights, Article 31 of Law 12/2023 was enacted. This provision shields the right of "Full Pre-Formal Disclosure," meaning a potential candidate (even one just browsing without placing a monetary deposit) can demand comprehensive documentation regarding the inquired dwelling, including:

1. Unequivocal Ownership: Full explanatory disclosure identifying precisely who the actual holder or corporate parent is; expressly distinguishing any hidden mediation.
2. Untainted Financials: an exhaustive breakdown of all economic conditions of the operation, including the total price and concepts included therein, as well as any financing or payment conditions. If general expenses for the adequate maintenance of the property, its services, taxes, charges, and responsibilities that are not susceptible to individualization are to be borne by the tenant, this must be agreed upon in writing and the annual amount of such expenses at the date of the contract must be determined.
3. Functional Architectural Mechanics: Revealing the original constructed age of the real estate, the permitted residential use in Habitability Certificates (if territorially applicable), as well as the useful and constructed square meterage, including pre-existing equipment bundled with the lease.
4. Revealing Previous Contract Extracts: A compulsory duty to prove there is no illegal scaling within a stressed zone or IPC application is the mandatory exhibition of the base monetary amount stipulated and collected from the previous tenants residing in the same dwelling over the last 5 immediate years, as well as the value that may correspond to it according to the reference index of rental prices.

3. Agency Formalization Expenses and Fees

The most radical shift in the social protection paradigm concerns "who foots the bill for the agent mediating or linking the interested private unit":

• Explicitly mandated in the revised Urban Leases Act: "Real estate management expenses and the consequent formalization of the contract will fall strictly at the sole expense of the Landlord(s)".
• Thus, for habitual residence leases, any commission fee for real estate management or contract formalization passed onto a private individual seeking to rent a primary residential dwelling is prohibited. While transient rentals successfully dodge this, the law unconditionally represses forcing an initial startup month's fee onto a regular tenant seeking a basic livelihood.

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