26/01/2024
Costa Blanca Legal Holiday Lets Facebook group – who are we?
You may wonder why we considered there to be a need for yet another page advertising properties. The answer is simple – we wanted a level playing field for LEGALLY rented owner-managed holiday rentals. It has always been about a community of owners supporting each other, best practices, no agents, no portal promotions, all License compliant, raising the profile and reputation of direct-with-owner bookings, and reassuring renters that there are genuine and honest owners providing great high-quality properties, of all sizes, who want the best for their guests.
We have owned and self-managed, with reliable keyholders, our own holiday property in Playa Flamenca, south Costa Blanca for 17 years. Shortly before Tourist Licenses became compulsory for all self-catering holiday lets in the region in 2015, we obtained our own License. Information about the need for a Tourist License, and how to obtain one, was still scarce, so we ended up, by default, helping other owners.
Even now we come across new owners who have bought properties without knowing that a License would be required before they could legally holiday let their second homes, and it seems some, (by no means all), estate agents still tell buyers that they don’t need to worry about it or that any property can get one – both incorrect. Like us, other licensed owners were fed up with doing things correctly, paying due taxes, registering guests and meeting the regulations only to be undercut by those still letting illegally. Most social media groups advertising properties don’t insist on License numbers being included, (requirement under the regional regulations in property promotion), and even some well-known internet advertising companies still don’t insist on a property being licensed before they include it on their website. Agents too were letting out unlicensed properties, telling owners it was ok as the property license was ‘pending’ – not true in the Valencia region (although is allowed under certain circumstances in some other regions).
So we got together with another couple of owners to create a group where only those complying with the License regulations would be able to advertise, and we would form a ‘support’ for each other, sharing information, experiences and even enquiries for dates people were asking for but we couldn’t offer. We thought we might end up with around 15-20 local owners and find 100 or so potential guests, but it ballooned very fast! In ten months from February 2023 we topped 200 owners and page members have grown exponentially to over 2600!
So what do we do that is different? Simply put, we do our best to check every owner who advertises on the group page complies with the regulations. We have posts about what renters can expect from a legally compliant property, we pass regulation details to owners so they are aware of the regs with which they need to comply, we have a link on the page to the register so anyone can check the License number, (and we tell them how to do it too!). We promote best practices to help raise the profile and image of direct-with-owner bookings.
All posts and comments must include the property’s License number, which is checked against the public regional register to see the property advertised matches the one at the address on the License. We found a number of scammers – either the property was not the one with that License number or the number given didn’t exist! Obviously called them out and blocked, resulting in some profiles disappearing from Facebook. Then we check the max occupancy, so if someone says they can sleep 6 then the license must state 6 persons are allowed. Not only did some owners not realise the License states a maximum occupancy, we found several Licenses were actually wrong, (eg a three-bedroom property but License occupancy given as 2, whereas it should clearly be at least 6!), so owners have successfully applied for an amendment to increase their licensed number. We also found a few owners trying to advertise for more than their License stipulated and we have had to refuse them. Over occupancy invalidates the License and could also invalidate the letting insurance. Most have now changed their adverts but if they don’t then they are not permitted to use the group page.
At this point I was shocked to discover that some of the most well-known and highly promoted holiday websites, that claim to verify the Tourist License, clearly don’t! It looks like all they do is check the address and allow an owner or agent to advertise above their licensed maximum.
We don’t allow any links or references to agents, other group pages or to portals, links only to pages and website that relate solely to the owner’s own property are permitted. This is to protect the integrity of the page.
Every time a new holiday request is received to the group all owners are notified via an owners-only chat group, giving everyone a chance to respond. Every owner responding must put their property details into comments, with License number, before contacting the potential guest direct. Potential guests are informed of that, again showing the holiday maker that the group is only promoting licensed properties. No License number, offering accommodation with a lower max occupancy than that requested, or not appropriate, results in the removal of the comment.
Our rules are strict, so the group doesn’t suit everyone – only the best owners survive! Loads of help and support for new owners starting out on their journey, both on the group and direct with the admins. We have owners now getting more bookings than they did using an agent and not paying high commissions either. Don’t get me wrong, for some owners using an agent is right for them, and there are some legally compliant and well run agencies, (sadly, a fair few that are neither!), but a UK based owner is paying 24% tax on their gross rental income in Spain, so giving another 15-20% in commission to an agent, and covering all their other costs, just makes it financially unviable, so more owners are looking to self-manage. Our aim is to give them the best platform as the group develops.
Hi. I note you have left the owner's messenger chat group for Costa Blanca Legal Holiday Lets facebook group.
The chat is used for the admin of the group, (it gives us a list of approved owners), as well as sending notifications of accommodation requests. Is there a particular reason why you have left? It is in the rules that owners need to be in it - we just can't remember nearly 200 owners and their properties so would need to keep checking licenses for most posts, which is too time consuming. Is it ok to add you back in? Thanks. Admin.
The chat is used primarily for accommodation notifications. You won't be able to see the page if you are not in the chat. Some new owners take a day or two to understand that they are not meant to reply in the chat, but we are a community of owners and can help eachother.
Questions and answers are now dealt with in the optional whatsapp group, not in chat.
So should I add you back in or remove you from CBLHL?
Hi. I noticed you joined Costa Blanca Legal Holiday Lets group. You didn't answer the joining questions, so can you please confirm if you joined to look for holiday accommodation or as an owner of a Licensed holiday rental. Thank you. Admin.
