Madrid Eviction Process (2026): Ley de Vivienda Update
Step-by-step guide to the eviction process (desahucio) in Madrid, including the impact of the 2023 Housing Law (Ley 12/2023).
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The Eviction Process in Madrid under New Legislation
Following the implementation of the Ley 12/2023 (Ley de Vivienda), the eviction process (desahucio) in Spain, and specifically in the Community of Madrid, has become more protective of tenants in vulnerable situations. Landlords must strictly adhere to new notice periods and procedural requirements to successfully regain possession of their property.
Eviction Process in madrid
Confirm Valid Ground
Verify that the reason for eviction is legally recognised under Ley de Arrendamientos Urbanos (LAU – Law 29/1994 as amended).
Issue Written Notice
Serve formal written notice with the required period (2 Months (Landlord Own Use) / 3–6 Months (Other)).
Wait for Notice to Expire
Allow the notice period to lapse; tenants may apply to the tribunal during this time.
Apply for Court Order
If the tenant refuses to vacate, apply to Juzgado de Primera Instancia (Civil Court) for a possession order.
1. Notice Periods for Non-Renewal
If your contract is reaching its mandatory minimum term (5 years for individuals, 7 for corporations), the Ley 12/2023 (Art. 10.1) has established new minimums:
- Landlord Notice: You must give at least 4 months' notice if you do not wish to renew.
- Tenant Notice: The tenant must give 2 months' notice.
- Personal Use Exception: If you need the home for yourself or a first-degree relative, you may terminate after the first year with 2 months' notice, provided this specific clause was in the original contract.
2. Eviction for Non-Payment (Desahucio por Impago)
The process for non-payment remains judicial, but with added hurdles:
- The Burofax Rule: To block a tenant’s right to "enervate" (pay the debt to stop the eviction), you must have sent a formal Burofax demanding payment at least 4 months before filing the lawsuit.
- Vulnerability Checks: Judges now require proof that the tenant is not in a situation of social or economic vulnerability. If they are, the process can be suspended for up to one year (for large holders) or two months (for small holders).
3. Stressed Market Zones (Zonas Tensionadas)
In certain areas of Madrid designated as "Stressed Zones," tenants have the right to request a 3-year mandatory extension of their contract under the same terms. As a landlord, you are obligated to accept this unless you can prove a need for the property for personal housing.
Mandatory Steps for Landlords
Risk Mitigation and Compliance
The 2023 update shifted the cost of real estate agency fees entirely to the landlord. Attempting to charge these to the tenant is now a violation of Art. 20.1 of the LAU and can lead to the contract being contested.
How Landager Helps
Landager is updated with the Ley 12/2023 logic for Madrid. Our system automatically triggers renewal alerts 5 months before your contract ends, giving you a 30-day buffer to prepare your 4-month notice. We also provide secure storage for Burofax receipts to ensure your evidence is court-ready.
Back to Madrid Overview.
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