Topic: Legal

  • End-of-tenancy cleaning in Spain: what landlords need to know

    When a tenancy ends in Spain, the condition of the property matters — both for the return of the deposit and for getting it ready for the next occupant. Here’s what landlords and property managers need to know.

    What you’re entitled to expect

    Under Spanish tenancy law (Ley de Arrendamientos Urbanos), tenants are required to return the property in the same condition as they received it, accounting for normal wear and tear. This means the property should be clean, with no accumulated dirt or damage beyond reasonable use. It does not mean brand new — but it should be genuinely clean.

    If the property is not returned in acceptable condition, landlords can deduct the cost of cleaning from the deposit (fianza). However, this is easier to enforce if you have an inventory and photo record from the start of the tenancy.

    What an end-of-tenancy clean includes

    • All rooms hoovered, mopped, and surfaces wiped down
    • Kitchen cleaned throughout including inside oven, fridge, and cupboards
    • Bathrooms disinfected and descaled
    • Windows cleaned inside (and outside where accessible)
    • All waste removed from the property
    • Balcony or terrace swept and cleaned

    Getting it priced

    End-of-tenancy cleans are almost always priced per job rather than per hour. The final price depends on property size, how thoroughly it needs cleaning, and any specific tasks (external windows, pool area, garage). Expect to pay €200–€500 for a typical two-bedroom apartment in poor condition. Post a job on SAM with photos of the current state and cleaners will quote accordingly.

  • Is cleaning VAT-exempt in Spain? What property owners should know

    If you’ve received an invoice from a cleaning company in Spain and noticed IVA on the bill, you’re not being overcharged. Cleaning services are subject to VAT in Spain, but at a reduced rate. Here’s how it works.

    IVA rates for cleaning in Spain

    The standard IVA rate in Spain is 21%. However, cleaning services provided directly to private households — your home, apartment, or villa — qualify for the reduced rate of 10% under Spanish tax law. This applies to domestic cleaning (regular cleans, deep cleans, end-of-tenancy) when provided to an individual as the end user.

    Commercial cleaning — offices, business premises, communal areas managed by a company — is typically charged at the standard 21% rate.

    Do individual cleaners charge IVA?

    Autónomo (self-employed) cleaners who fall below the VAT registration threshold may not charge IVA at all — this is legal within certain limits. However, if you’re hiring a registered cleaning company, expect an invoice with 10% IVA for domestic work.

    Can you reclaim IVA?

    If your property is rented commercially (holiday rentals, long-term furnished lets where you’re charging IVA to tenants), you may be able to offset the IVA paid on cleaning costs against IVA collected on rental income. This requires being registered for IVA in Spain — speak to a Spanish gestor if you’re not sure whether this applies to you.

    For most expat holiday homeowners using the property partly personally and partly for rental, the situation is more nuanced and worth professional advice.

  • Cleaner contracts in Spain: do you need one?

    This is one of those questions that most people in expat WhatsApp groups answer incorrectly. The short version: if you hire an individual to clean your property regularly and you’re the primary or only client, Spanish law may classify that as an employment relationship — which comes with obligations.

    The employment relationship question

    Under Spanish law, a domestic employee (empleado del hogar) who works for you more than 60 hours per month must be registered with the Social Security system and receive a formal contract. Even for fewer hours, there are grey areas. The key factors are: regularity of work, exclusivity, and who controls how and when the work is done.

    The autónomo route

    The simplest way to avoid the employment complexity is to hire a cleaner who is registered as autónomo (self-employed) in Spain. An autónomo cleaner operates as an independent contractor — they invoice you for their services, handle their own taxes and social security contributions, and you have no employer obligations. This is how most professional cleaning services on the Costa del Sol operate.

    Ask for proof of autónomo status and request a proper invoice. This protects both parties.

    Using a cleaning company or platform

    Hiring through a company or platform like SAM removes the employment question entirely. The cleaner is contracted to the company, which handles all employment obligations. You pay for a service and receive an invoice — no employer relationship, no social security complications.