Royal Decree Law 8/2026 - Leases

Following the publication in the BOE of Royal Decree-Law 8/2026 , of March 20, we would like to inform our clients of the emergency measures adopted by the Government to address the economic consequences of the current international instability. These measures directly affect the management of lease contracts for primary residences subject to LAU 29/1994. The two main new features are:

1. Extraordinary extension of contracts (Art. 1)

The possibility of requesting an extraordinary extension is established for primary residence contracts that end before December 31, 2027.

• Duration: Up to a maximum of two additional years, in annual installments.

• Conditions: The terms and conditions of the current contract are fully maintained.

• Obligation: The landlord is obliged to accept the tenant's request.

• Exceptions: It will not apply if there is a new agreement between the parties, if a new contract with a lower rent has been signed, or if the landlord communicates the need to occupy the home for personal use or for first-degree relatives (according to art. 9.3 of the LAU).

• Limitation on the update of income (Art. 2)

For those contracts that must carry out the annual update of the income between the entry into force of the standard and December 31, 2027, a maximum ceiling is established:

• If the landlord is a Major Tenant: The increase in rent will be as agreed, but may not exceed 2% in any case . In the absence of an agreement, this same limit of 2% will apply.

• If the landlord is NOT a Major Tenant: The increase will be the one resulting from the new agreement between the parties. However, if there is no agreement , the increase in rent to be applied may not exceed 2% .

Entry into force

This rule enters into force the day after its publication in the BOE, that is, March 22, 2026 .

Kind regards

Eduard Viñas Canadell