If you have spent any time browsing Idealista for an apartment in Madrid recently, you have likely encountered a frustrating paradox. You find the perfect apartment, it’s listed under the "Long Term" category, the price fits your budget, and the photos look great.
Then, you read the fine print at the bottom of the description: "Contrato de temporada. Máximo 11 meses." (Seasonal contract. Maximum 11 months).
You aren't imagining things, the Spanish rental market is undergoing a massive shift. Anyone looking for a long-term home is paying the price, expats and locals alike.
According to recent data published by Idealista, the supply of permanent rental housing is plummeting. In heavily regulated markets like Barcelona, a staggering 64% of all available homes are now listed as temporary rentals. In Madrid, the number sits at 28% and is rising rapidly.
But here is the dirty secret of the Spanish real estate market: A huge portion of these aren't actually temporary rentals. They are permanent homes disguised as short-term leases.
Here is exactly why landlords are doing this, why it’s a trap for expats, and how you can navigate around it.
Why the "11-Month Contract" is Booming
To understand the trap, you have to understand the law.
In Spain, a standard long-term residential lease is governed by the LAU (Ley de Arrendamientos Urbanos). Under recent updates to the Housing Law (Ley de Vivienda), long-term tenants have immense protections:
- Contract Length: Tenants have the right to renew their contract annually for up to 5 years (or 7 years if the landlord is a company).
- Rent Caps: In areas declared "stressed zones," rent increases are strictly capped by the government.
- Agency Fees: Landlords, not tenants, are now legally required to pay the real estate agency's commission for finding a long-term tenant.
For a family or a professional moving to Madrid, these laws are great. But for landlords? They represent a loss of control and profitability.
To bypass these strict regulations, landlords and agencies exploit a legal loophole: Alquiler de Temporada (Seasonal Rental).
By drafting an 11-month contract, the landlord legally classifies the property as a "temporary need" (like a student coming for a master's degree, or a digital nomad staying for the winter). Because it is not considered the tenant's permanent home, the strict LAU rules do not apply.
The Trap for Expats and Professionals
If you are a professional relocating to Madrid for years, signing an 11-month "seasonal" contract is a massive disadvantage.
Here is what it actually costs you:
- Zero Stability: At month 11, the landlord can simply ask you to leave. You have no legal right to renew. If you have children in local schools or have settled into a neighborhood, you are forced to uproot your life once a year.
- Price Gouging: Because seasonal rentals bypass government rent caps, landlords can raise the price as much as they want when they draft a new 11-month contract for the next tenant.
- The Empadronamiento Issue: To register as a resident in Madrid, get public healthcare, or enroll your children in school, you need an empadronamiento (certificate of registration at the town hall). A seasonal 11-month contract is often not sufficient to secure this without the expressed written support of the landlord, which many are reluctant to give.
- The Agency Fee Loophole: Under standard long-term LAU contracts, the landlord must pay the agency fee. By forcing you into an 11-month contract, many agencies use this as an easy, legal loophole to pass their one-month commission fee directly down to you (the tenant) every single year.
The Great Irony of the 11-Month Contract
The most frustrating part of this trend? Landlords actually want long-term tenants. Most property owners have no desire to find a new tenant, clean the apartment, and risk a vacancy month every single year. They want a reliable, quiet professional who will stay for years and pay rent on time. However, it is simply more convenient and profitable for them to legally pretend your stay is temporary. This allows them to keep the long-term tenant they desire, while retaining the legal power to bypass rent caps, avoid agency fees, and evict without cause at the end of the 11 months.
How to Spot the "Fake" Long-Term Listing
Agencies know that tenants want long-term stability, so they often use deceptive marketing. Here is how to spot the trap before you waste your time:
- Check the Category: Idealista has separate filters for "Long Term" and "Temporary." However, many agencies list 11-month properties in the "Long Term" section to get more clicks.
- Read the Final Paragraph: The 11-month limit is almost always buried at the very bottom of a long, flowery description of the apartment. Look for keywords like temporada, curso escolar, or 11 meses.
- Look for "Honorarios de Agencia": A standard long-term contract now dictates that the landlord pays the agency fee. If a listing explicitly states that the tenant must pay the agency fee, it is highly likely they intend to push you into an 11-month seasonal contract to bypass the law. (Note: Some well-known agencies may still try to charge tenants illegally even on long-term contracts, but it is always a red flag to investigate).
- Ask the Direct Question: When you contact the listing, don't just ask if the apartment is available. Ask explicitly: "¿Es un contrato de vivienda habitual bajo la LAU?" (Is this a standard long-term contract under the LAU?).If the agent dodges the question or says it’s an "11-month contract that we can just renew later," you are walking into the trap.
Navigating the Market with PropXper
The Madrid rental market is highly competitive, but you should not have to sacrifice your legal rights or your family's stability just to secure a roof over your head.
When you relocate, you need a true long-term home under a standard LAU contract (which grants you the right to renew annually for up to 5 years).
At PropXper, our relocation experts cut through the noise. We filter out the disguised seasonal listings and leverage our network to find true long-term properties.
Our stance on Agency Fees: While the law now states that landlords should pay agency fees for long-term rentals, the reality of the Madrid market is that many highly desirable homes are still gatekept by agencies demanding these fees from tenants. Our approach is 100% transparent: we prioritize fee-free or direct-to-landlord properties whenever possible. However, we never automatically discard the perfect home for your family. Instead, we present you with all the options. We clarify every cost upfront, and negotiate on your behalf, always putting your best interests first.
If you are planning your move to Madrid and want to secure a stable, legal rental before you arrive, Book a Relocation Consultation with our team today. We will guide you home.