Obligation of registration for Real Estate Agents – Valencia region

 

Real Estate Agent Registration in the Valencian Region – New Legal Requirements (Decree 98/2022)

 

Everything You Must Know About Decree 98/2022 and Its Impact on Real Estate Professionals in Valencia, Alicante and Castellón

A major shift has arrived for real estate agents operating in the Valencian Region (Comunidad Valenciana), which includes Alicante, Valencia, and Castellón. Decree 98/2022, issued by the regional government, introduces a new mandatory registration system for all real estate intermediaries.

This regulation marks a before and after in the profession, setting a legal framework that brings the region in line with countries like France, Germany, Belgium, and the USA, where the profession is already regulated.

 

What Is Decree 98/2022?

This law establishes the official Registry of Real Estate Brokerage Agents (Registro de Agentes de Intermediación Inmobiliaria) and introduces mandatory requirements for individuals and companies offering real estate services.

The decree entered into force on August 16, 2022, and forms part of a broader strategy to protect consumers, professionalize the sector, and eliminate unqualified or unregulated agents.

 

Who Must Register?

The obligation applies to any individual or company that offers real estate brokerage services on a regular basis in the Valencian Region. This includes services related to the sale, rental, exchange, or assignment of residential properties.

You must register if you meet any of these criteria:

  • You are a licensed real estate agent (API).

  • You hold a university degree in law, economics, engineering, architecture, or other related disciplines.

  • You have completed an accredited real estate training course with at least 200 hours of instruction (online, in-person or hybrid).

⚠️ If you participate in more than two real estate transactions per year in the region, you are considered a regular practitioner and must comply with the new law.

 

What If You’re an International Agent?

Many agents working in the Costa Blanca region are foreign professionals who do not hold Spanish degrees. In this case, they must complete an approved real estate training course to qualify.

Additionally, even if your main office is outside the Valencian region (e.g., in Madrid, Malaga, Mallorca, or abroad), you must still register and maintain a physical address in the region if operating there.

 

Registration Requirements

To be listed in the official registry, agents must meet several criteria:

1. Business Location

  • You must have a physical office open to the public in the Valencian Region, or

  • If you operate exclusively online, you must have a registered physical address in the region where clients can contact you.

2. Professional Training

  • If you are a company, at least one board member or administrator must meet the training requirements.

  • If you operate multiple offices, the person responsible for each office must be qualified and can manage no more than three locations.

3. Financial Guarantees

  • Deposit Guarantee: A bank guarantee or insurance must cover client deposits such as reservations or down payments:

    • €60,000 per physical office and year.

    • €300,000 per online-only business and year.

  • Professional Liability Insurance:

    • Minimum €600,000 per claim for physical offices.

    • Minimum €1,000,000 for online-only operations.

 

Registration Process

The application must be submitted electronically via the Generalitat Valenciana’s online portal. There are two main ways to register:

Individual Registration

Applicants must submit a Responsible Declaration stating:

  • Existence of a registered business address or physical office.

  • Compliance with legal and tax regulations.

  • Possession of required insurance and financial guarantees.

  • Commitment to ethical conduct and data transparency.

Collective Registration

Professional associations (e.g., real estate, law, engineering) may also file group applications for their members.

Once accepted, each agent receives a personal registration number and a standardized official badge, valid indefinitely unless:

  • The agent dies.

  • The company dissolves.

  • Registration conditions are no longer met.

 

Deadlines

  • Individual Applications: Must be submitted within 1 year of the law’s enforcement – i.e., by August 16, 2023.

  • Group Applications: Must be submitted within 6 months from the enforcement date.

 

Frequently Asked Questions

1. How do I obtain the required bank guarantee?

Speak with your bank or insurance provider for tailored guidance.

2. Where do I register?

Registration will be online via the Valencian Government’s official portal (exact link to be announced).

3. Will I need additional documents?

 Likely yes. Be prepared to provide:

  • Criminal record certificate

  • Tax and Social Security clearance

  • Digital certificate

  • Activity license from the Town Hall

  • Company deeds (if applicable)

4. I only rent properties in the region. Do I need to register?

Yes, if you conduct more than two transactions per year.

5. I operate two offices in the region. Who must register?

The company administrator or a qualified representative must be registered.

6. I have four offices. What then?

 One agent can cover up to 3 offices. A second registered agent is required for the fourth.

 

 

⚠️ Important Disclaimer

This article is intended for informational purposes only and reflects our interpretation of the law. The practical application may vary, depending on how local authorities implement the law in the coming months.

Please consult a legal advisor or contact us directly for personalized assistance with your registration.

 

 

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